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HomeMy WebLinkAboutagenda.hpc.20160907 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING September 07, 2016 4:30 PM Sister Cities Room 130 S Galena Street, Aspen I. SITE VISITS A. None II. 4:30 INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS IV. 4:45 NEW BUSINESS A. Development of new commercial design guidelines V. 5:45 ADJOURN Next Resolution Number: TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Justin Barker, Senior Planner FROM: Amy Simon, Historic Preservation Officer RE: Development of new Commercial Design Guidelines DATE: September 7, 2016 ______________________________________________________________________________ SUMMARY: In 2007 the City adopted the first set of design guidelines to address commercial and lodge development outside of historic districts, and also updated the guidelines to be applied within the historic districts. A number of changes to the development environment have occurred in the last 10 years, and revisions to dimensional allowances, such as a lower height limit in the Commercial Core, have been made. As part of the current moratorium which suspends new projects until regulatory tools are updated, the guidelines are being re-written. Local architects Rowland + Broughton have been hired to produce new guidelines, with support from BendonAdams planning. The re-write is essentially starting from scratch, though many of the concepts from the 2007 guidelines and earlier documents are being carried forward. The new guidelines will feature a chapter of general information applicable to all sites, then specific information broken down by neighborhood. The current document attempted to divide guidelines firmly into “Conceptual” and “Final” review topics, but that idea is being abandoned because there is often overlap. The goal of the new guidelines is to be more brief, but also more effective in pinpointing the design character of Aspen and the actions needed to ensure that additions to the City fabric are compatible and beneficial to the community. A very preliminary draft of general guidelines and guidelines for the Commercial Core Historic District are attached. Illustrations are not prepared yet. Staff requests HPC review the information and provide feedback on the following topics in particular: 1. Does HPC have any concerns with the proposed organization into an Introduction, General Guidelines, and specific guidelines for the Commercial Core, Main Street, Commercial, Central Mixed Use, River Approach, Mountain Base, and Small Lodges Character Areas? A map of the areas is attached and is only slightly modified from the existing system. 2. Council is strongly promoting the creation of “nook and cranny” spaces that would offer additional opportunities for small businesses to find a home. This includes promoting alley stores, mid-block alleys (like the one that serves C.B. Paws) and courtyards located below grade, above grade or interior to a building. Some of these ideas are contrary to P1 IV.A. existing guidelines. HPC suggestions on how to achieve commercial mix goals and design goals would be helpful. 3. The Commercial Core Historic District guidelines are headed towards strong reinforcement of 19th century development characteristics; for instance, the requirement of a tall storefront level on all new buildings. Similar to HPC’s new guidelines, the idea of relating to two and deviating from one characteristic; form, fenestration or material, is promoted. Does HPC agree with this proposal or should there be more flexibility? 4. The current idea is to not write guidelines for the Main Street Historic District, but rather to import in the new HPC residential guidelines for this area. 58% of the properties in the district are landmarks. Of these, there are 30 Victorian era homes, 1 false front commercial structure and 5 AspenModern era resources (rustic, Pan Abode and Chalet buildings, all with pitched roofs.) HPC has recently adopted new guidelines that provide direction on appropriate additions for these type of buildings and staff proposes they be adopted for Main Street. For the non-landmarked sites, staff proposes the use of HPC’s new guidelines for new structures on landmark lots. These guidelines provide direction for infill of a residential scale and form. Regardless of the future uses developed on Main Street, staff is suggesting that their character should read as residential. There are a handful of small lodges on Main Street that are unlike the rest of the context. Design guidelines for all the small lodges scattered through town are being written and would apply to Main Street. HPC direction is requested on this approach for the district. Photos of all the Victorian properties on Main Street are attached to this memo for reference, along with the HPC guidelines proposed to be implemented. During the month of September, additional progress will be made on the new guidelines and another draft will be discussed by HPC on October 5th. The moratorium is expected to end in February 2017. Council’s goal is to wrap up all moratorium work, including code amendments and the design guidelines, by that time. P2 IV.A. CCCC CACA MBMB RARA RARA CMUCMU CMUCMU MSMS CACA Character Areas Appendix A-1 June, 2007 Not To Scale CHARACTER AREA (ZONE DISTRICT) CA Commercial Area (C-1, CL, L, MU, NC) CMU Central Mixed Use (MU) RA River Approach (SCI, NC) MB Mountain Base (L, LP) Small Lodges (LO, LP) CC Commercial Core Historic District (CC) MS Main Street Historic District (MU) LEGEND Small Lodges (LO, LP) C M Y CM MY CY CMY K Aerial_Area.pdf 8/9/07 3:49:00 PMAerial_Area.pdf 8/9/07 3:49:00 PM P 3 I V . A . Appendix A-2 April, 2007 Not To Scale Zoning Map ZONING DISTRICTS Mixed Use (MU) Commercial Core (CC) Commercial (C-1) Service Commercial and Industrial (SCI) Lodging (L) Parks (P) Commercial Lodge (CL) Neighborhood Commercial (NC) C M Y CM MY CY CMY K Zoning_11x17.pdf 8/9/07 4:04:06 PMZoning_11x17.pdf 8/9/07 4:04:06 PM P 4 I V . A . CCCC CACA CACA MBMB RARA RARA CMUCMU CMUCMU MSMS Appendix A-3 April, 2007 Not To Scale Zoning Map Character Area Overlay CA Commercial Area CMU Central Mixed Use RA River Approach MB Mountain Base Small Lodges CC Commercial Core Historic District MS Main Street Historic District LEGEND CHARACTER AREAS ZONING DISTRICTS Mixed Use (MU) Commercial Core (CC) Commercial (C-1) Service Commercial and Industrial (SCI) Lodge (L) Parks (P) Commercial Lodge (CL) Neighborhood Commercial (NC) C M Y CM MY CY CMY K Zoning_Area11x17.pdf 8/9/07 4:05:12 PMZoning_Area11x17.pdf 8/9/07 4:05:12 PM P 5 I V . A . General Guidelines Chapter This chapter applies to all properties subject to the Commercial Design Standards as described in the City of Aspen Land Use Code. How to start: When beginning a Commercial Design project, an applicant should follow these steps: 1. Review zone district map to determine zoning. 2. Review Commercial Design map and determine character area. 3. Read Design Guidelines (this document). 4. Analyze 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 a designated viewplane, stream margin area or within the 8040 greenline area. Reference xxxxxx or call City Planning at xxxxx. 7. Remodel projects should identify the following: o Determine amount of demolition required for remodel project. Reference xxxxx. o Identify existing key defining character features of the building to be retained. Side note/bubble: If a commercial, lodge or mixed use property is not in a designed character area, consult the Planning Department to receive an assigned Character Area. Street Pattern The original townsite was designed in 1880 based on a traditional orthogonal pattern regardless of topography. Maintaining Aspen’s original townsite grid by orienting buildings parallel to the street reinforces the traditional network of streets and alleys and enhances the pedestrian experience. [add figure grams of different eras] Special care should be taken when placing a building within the River Approach and Mountain Base character areas the majority of which are not located on the traditional townsite grid and should respond to the topography. [Side note: Consulting a landscape architect early in the design process is encouraged.] 1.1 All projects shall respect neighborhood context and the traditional street grid. • A building shall be oriented parallel to the street unless uncharacteristic of the area such as properties located within the River Approach or Mountain Base Character Areas. Refer to specific chapters for more information. 1.2 Orient a primary entrance 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. 1.3 Hard and soft landscape elements should complement surrounding context, support the street scene, and enhance the architecture of the building. • This applies to landscape located both onsite and in the public right of way. • High quality and durable materials must be used. • Consider storm water quality needs as part of the landscape design. 1.4 Maintain a traditional organization of spaces. P6 IV.A. • Landscape and/or architecture can reinforce the traditional transition from public space, to semi-public space to private space. [photo of downtown architecture and a photo of Main Street achieving this] • This may be achieved through a fence, a defined walkway, a front porch element, an arcade, or plantings. 1.5 Define street edge Consider the context of the block when selecting an appropriate technique to define street edge. • A street facing fence must be low in height and mostly transparent to create porosity along the street. • Consider mature canopy size for plantings. Hedgerows are prohibited. • Private signs are prohibited. • Benches or other pedestrian related elements may be appropriate. Alleyways Alleys are an important feature within Aspen. Traditionally alleyways were simple and gritty in character, unpaved, supported a range of building materials, and oftentimes had small building scale. 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. As a secondary façade, alleys are an appropriate area for simple building forms. It is important to design an alley façade with special attention to material selection and building form to break up alley facades and to maintain a human scale. Wherever possible, pedestrian access and appeal to alleys should be enhanced. Improved access to alleyways creates opportunities for small commercial space. Properties that do not have an alley are exempt from these guidelines. 1.6 Develop alley facades to create visual interest. • Use varied building setbacks and changes in material to reduce perceived scale. 1.7 Consider small alley commercial spaces on corner lots or lots with midblock access from the street. • Maximize solar access to commercial spaces with large windows and setbacks. • Minimize adverse impacts of adjacent service and parking areas through materials, setbacks, and/or landscaping. Parking The Aspen community values a walkable pedestrian experience and encourages walking and biking to get around town. The original Aspen townsite includes alleyways, which located private parking away from the pedestrian way. Parking should be minimized in all locations by using alleyways for at grade parking and for entrances to subgrade parking. Please refer to the Mountain Base and River Approach Character Areas for specific guidelines applicable to those neighborhoods. 1.8 Minimize the visual impacts of parking • All parking shall be accessed off an alley. • Integrate parking into architecture and/or landscape through design and materials. • Enclose parking areas where feasible. • Consider surface material change to define parking area and to create visual interest. [photo of galena plaza] P7 IV.A. Public or Pedestrian amenity The Aspen community considers open space within town a top priority. Even in commercial areas maintaining the feel of a mountain town with small nooks and crannies that provide pedestrians, visitors and locals with special moments and areas to dwell are of utmost importance to a healthy community. Well-designed open spaces should be integrated into the context of the streetscape and creatively reinforce the street edge. The goal of pedestrian amenity is to create intentionally design and meaningful open space that conveys human scale, provides relief from the built environmental, and improves experience in commercial, mixed use and lodging neighborhoods. It is about nature bleeding into the built environment. There are many different options to meet the required pedestrian amenity for a property. Side Notes to call out: Combining techniques: Onsite and offsite pedestrian amenity may be combined to meet the requirement. Combing onsite pedestrian amenity techniques, for example second floor and street level amenity on one building, shall be addressed on a case by case basis considering the context of the block, restrictions on the property, and versatility of the proposed space. Alternative compliance: Aspen prides itself on innovative and creative techniques for urban design, environmental sustainability, and pedestrian experience. Alternative methods considering special circumstances are permitted as noted. Descriptions of each type of amenity space are described below. Applicable character areas are noted. Side note: Consider storm water quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. Pedestrian amenity and storm water requirements oftentimes can be accomplished simultaneously through careful planning. Street level pedestrian amenity (All character areas) Where onsite pedestrian amenity is required, it should be usable space that is aggregated on the site. Historic maps of Aspen illustrate a dense downtown core with minimal setbacks on the front façade. Setbacks are varied as development evolves out from the downtown core. The Design Guidelines recognize and encourage this historic pattern of development by provide more 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. 1.9 Maximize solar access. • Pedestrian amenity on the north side of the street is discouraged. 1.10 Consider all four corners of an intersection when designing street level amenity space on a corner lot. [insert diagram] 1.11 Design meaningful space that is useful, versatile, and accessible. • Consider future outdoor merchandising or restaurant seating opportunities when designing the space. • Providing good solar access, mountain views, and seating is recommended. • Pay close attention to not duplicate open space by identifying nearby City Parks. Consult the Land Use Code for allowed elements within setbacks where applicable. 1.12 Small unusable spaces are inappropriate. P8 IV.A. • Storage, delivery area, or trash area are not allowed uses within pedestrian amenity space. • Pedestrian amenity requirement should not be broken down into spaces that are each less than 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. • Small spaces may be approved on a case by case basis with a finding that the space meets the intent of pedestrian amenity. 1.13 Design open space that enhances the pedestrian experience and faces the street. [photo Benton building] • On corner lots, amenity may be preferable on side streets rather than facing primary streets. 1.14 Temporary walls to enclose the space are only permitted with the approval of a Temporary Use Permit. Refer to Land Use Code xxxxx. • Street level amenity space shall reinforce the street edge. Consider the context of the block when selecting an appropriate technique to define street edge. Pick at least one of the following techniques to define street edge. • Overhangs: A cantilevered roof or retractable awning that stretches to the property line may be appropriate to define street edge. • Fences: A fence that defines lot linesmust be low in height and mostly transparent to allow views into the pedestrian amenity space. • Landscape: Low planter boxes located at lot lines may be appropriate to define street edge. Consider mature canopy size. Hedgerows are prohibited. • Street Furniture: Benches or other pedestrian related elements may be used on a case by case basis to indicate property edges. [photo of spring café] 1.15 Street level pedestrian amenity is appropriate on a case by case basis within the Commercial Core Historic District. • Consider the existing context of the block. At least 50% of the first floor block face must be built to the property line. [illustration of measurement] • Clearly define street edge, see Guideline 1.xx. Alternative compliance for RA and MB: Special consideration may be made for public access to the mountain or to the river through a trail easement subject to Parks and Engineering approval. Alternative compliance: Special consideration may be made for innovative storm water management techniques that apply outside the property boundary. This is considered on a case by case basis and is subject to Parks and Engineering approval. Second floor or rooftop pedestrian amenity (CC, CA, NMU, MB, SL, RA) Second floor or rooftop amenity can bring vitality to upper floors, provide outstanding mountain views, create meaningful upper floor setbacks, and allow a property to maintain the street edge at ground level which preserves traditional commercial development patterns. 1.16 Provide open space in the form of a deck or interior courtyard on the second floor that is visible from the street (railing height may not be increased above the minimum IBC requirement. Historic landmark parapets may be exempt). 1.17 Size of second floor or rooftop pedestrian amenity, at a minimum, must be equal to 50% the required pedestrian amenity. 1.18 Space must be attached to commercial use(s) to qualify as pedestrian amenity. P9 IV.A. • Small lodges must have a restaurant or lobby abut the space to qualify as pedestrian amenity. 1.19 Integrate access to this space into the architecture through interior or exterior corridors. [aspen grove photo or kandycom photo, AAM stairway?] 1.20 Design wayfinding into the architecture. 1.21 Must 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 on a case by case basis. Enclosures are not permitted unless approved through a Temporary Use Permit. Please refer to xxxxxx. Cooper, Mill and Hyman Mall pedestrian amenity (CC) On the pedestrian malls onsite amenity space may duplicate the experiences offered by the pedestrian malls and Wagner Park. Replicating open space can erode the streetscape and can dilute the pedestrian experience. 1.22 Off-site pedestrian amenity for Mall improvements and maintenance is strongly recommended. See Off-site/Right of Way Section below. 1.23 Special consideration for street facing public amenity on the Mall may be approved based on the following: • Context of the block. • Adjacent historic landmarks. • Proposed technique to define street edge. See guidelines 1.xx • Other restrictions on the property such as viewplanes. • Context of the intersection for corner lots. Midblock pedestrian amenity (CA, NMU) Midblock walkways create open space between buildings and provide alternative locations for commercial space and outdoor dining. This type of pedestrian amenity should be used sparingly throughout town, and should not be proposed in a block face that already has a midblock walkway. 1.24 Midblock walkways designed to create access to additional commercial space is encouraged. [photo of Zocalito walkway on mall] 1.25 Design the space with high quality materials and architectural details. [photo of walkway between bldg. dept. as bad example of walkway] 1.26 Incorporate wayfinding into the architecture. 1.27 When used to access additional commercial space, the amount of pedestrian amenity of the feature counts as double. For example, a midblock walkway that is 100 square feet in size is equal to 200 square feet for the purposes of pedestrian amenity calculation. Areaway pedestrian amenity (CA, NMU, RA) Lower level walk out patios, also referred to as areaways, are important opportunities for commercial uses outside the Historic Districts. These spaces add vitality to the pedestrian experience while providing an intimate setting for tenants of the commercial space. The design, placement and neighborhood context of areaways are critical to their success as a positive addition to the streetscape. 1.28 Design the space to maximize solar access. • South facing areaways are encouraged. 1.29 Space must be attached to commercial use(s) to qualify as pedestrian amenity. 1.30 Integrate access to this space into the architecture through interior or exterior corridors. 1.31 Design wayfinding into the architecture. P10 IV.A. 1.32 Must 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 on a case by case basis. 1.33 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. 1.34 Size of areaway pedestrian amenity, at a minimum, must be equal to 50% the required pedestrian amenity. • Areaways must abut a lot line. 1.35 To preserve street edge, the measurement of an areaway along the lot line cannot exceed 50% of the lot width adjacent to the features. Design of the areaway at grade shall reinforce the street edge. [photo l’hostaria or creperie or rhynos?] • Consider the context of the block when selecting an appropriate technique to define street edge. • A low wall that define the street edge must allow views into the pedestrian amenity space. 1.36 Benches or other pedestrian related elements may be used on a case by case basis. Off-site pedestrian amenity/ Right of way (All character areas) Off-site pedestrian amenity is an option when on-site amenity is not feasible or not appropriate. Off-site amenity must be completed 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. Covering right of way with an arcade may be appropriate in specific neighborhoods and requires coordination with Parks and Engineering Departments. [walkway between residences and north of nell, arcade at Aspen Square] 1.37 Off-site improvements shall be located within the block of the subject property. 1.38 Design streetscape improvements to Parks and Engineering Department standards 1.39 Additions to the streetscape shall enhance the pedestrian experience. [art museum or aspen core photo] 1.40 Altering right of ways to reflect the design of adjacent buildings is handled on a case by case basis based on the following: • The proposed design does not detract from nearby historic resources. • The proposed design does not interrupt continuity of the streetscape or historic district. 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 obvious to the pedestrian, versatile, large and include communal seating. Interior pedestrian amenity activates and increases presence of smaller commercial spaces that front the courtyard. [Crandall building photo] 1.41 Design interior courtyards to be versatile. 1.42 Interior courtyards must abut commercial uses to count as pedestrian amenity. 1.43 Interior courtyards must include communal seating and tables. 1.44 Incorporate wayfinding into the architecture. 1.45 Interior corridors or hallways do not count as pedestrian amenity space. 1.46 Size of interior pedestrian amenity must be equal to 75%? of the required pedestrian amenity. P11 IV.A. Architecture 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 important steps before designing a new building. Special care is required for development adjacent to a designed landmark. Specific context descriptions are provided in each Character Area Chapter to help define these features. The following guidelines are applicable to all development within the Character Areas. Side note: Historic maps are available online, at the Aspen Historical Society and at the Aspen Planning Office. Side note: A context model is required for Commercial Design Review. • A context model helps boards, commissions, and the public determine the impact of new development on a neighborhood. • This may include a panoramic streetscape, photographs of individual buildings, massing model of the neighborhood, figure gram images, or similar visualization tools. 1.47 Construct a new building to appear similar in scale and proportion with buildings on the block. 1.48 A new building or addition shall reflect the range and variation of building height in the block 1.49 Incorporate varied building heights. • A minimum of one foot building height variation from adjacent buildings is required. 1.50 Architecture that reflects corporate branding is not permitted. • Architecture should reflect the context of the neighborhood. • Architecture that reflects the brand of the tenant is not appropriate. 1.51 Development adjacent to a historic landmark must relate to the historic resource and be recognized as a product of its own time. Side note: Refer to Chapter 11 of the Historic Preservation Design Guidelines for more information on appropriate new construction adjacent to landmarks. • A new building should not distract from or obscure historic features of the landmark. • Consider these three aspects of a new building: form, materials and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in 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 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. First floor commercial space Street level design directly contributes to vitality, walkability and overall success of a commercial, lodge or mixed use pedestrian experience. 1.52 New buildings shall have a street level entry. • Commercial entrances shall be at the sidewalk level. • Entrances shall be ADA compliant. P12 IV.A. 1.53 Incorporate an internal airlock or air curtain into first floor commercial space. • An airlock should be integrated into the architecture. • An airlock that projects forward of the front façade of a building is inappropriate. • Adding a temporary airlock of any material to an existing building not allowed. Roofscape: The roofscape of a building is considered the fifth façade given its visibility from nearby buildings and mountains. As the fifth façade, careful attention should be paid to creating an interesting, organized and varied roof scape. A successful roof scape can meet City goals such as storm water treatment through a green roof system and vibrancy with an activated roof deck. The best views of Aspen’s natural environment are oftentimes seen from the roof. Rooftop design can be a challenge considering the need and desire to place mechanical equipment, venting, and elevator shafts on the roof. 1.54 The roofscape shall be designed with the same design attention as the elevations of the building. • Consolidate mechanical equipment and screen from view. • Locate mechanical equipment toward the alley. • Consider a birds-eye view when planning placement of rooftop equipment. 1.55 Use materials and overall design that complement the design of the building façade. • Minimize the appearance of elevator shafts and stairway corridors from the street through material selection and placement of elements. 1.56 Incorporate green roof design and low landscape elements into rooftop design where feasible. 1.57 Minimize visibility of rooftops railings. Side note: Railing setback and material shall meet City requirements. • Mostly transparent railings may be appropriate. • Integrating the rooftop railing into the architecture, through a parapet or other feature, may be appropriate considering the neighborhood context and proposed building style. Materials Historically Aspen had a limited range of architectural materials. As building technology and requirements progressed, this palette of materials has expanded. 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. 1.58 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 are strongly recommended to be presented to the review body. 1.59 Building materials shall have these features: • Convey the quality and range of materials found in the current block context or seen historically. • Convey human scale. • Enhance visual interest through texture, application, and/or dimension. • Non-reflective quality. • Have proven durability and weathering characteristics within Aspen’s climate. P13 IV.A. • Simplicity is a goal. Introducing new material may requires other aspects of the architecture to show restraint. Remodel Adapting an existing building through a remodel can upgrade energy efficiency, function, appearance, and meet community goals to reduce construction waste. Altering specific features of a building, such as replacing exterior material or window material, is considered a remodel project. A project that qualifies as demolition 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 and feel. 1.60 All remodel project must meet material design guidelines xxx and xxx 1.61 Consider materials that add texture to an existing building. • Materials should relate to neighborhood context. 1.62 Consider updating windows, doors, and/or primary entrances to better relate to the Character Area and pedestrian experience. 1.63 Consider relationship of window shape, placement and window frame material to the existing building style and form and to neighborhood context. 1.64 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. • A cantilevered roof or retractable awning may be appropriate to define street edge. • A fence that define a yard must be low in height and mostly transparent in nature, allowing views into the pedestrian amenity space. • Consider mature canopy size. Hedgerows are prohibited. • Benches or other pedestrian related elements may be used on a case by case basis. 1.65 Creative solutions that incorporate ADA compliance into the architecture are encouraged. [white house tavern photo] • Minimize appearance of ramps by exploring other onsite options such as altering interior or exterior grade. Viewplane Properties located within a designated viewplane may be subject to height restrictions that dictate the form of a building. These restrictions can be challenging to a designer and can result in thoughtful and creative approaches to architecture through setbacks, roof forms, and circulation placement. Refer to Land Use Code xxx for more information. 1.66 Design setbacks and deck space to minimize intrusion into the viewplane. [connor cabins 3rd floor (closest to city hall – the 3rd floor setback from Connor Park results from courthouse viewplane) photo] 1.67 Consider a roof form that minimizes intrusion into the viewplane. A flat roof may reduce the overall building height. • A pitched roof may reduce perceived intrusion into the viewplane. 1.68 Minimize rooftop mechanical equipment and circulation. • Locate elevator shafts and stairways outside the viewplane if possible. • Consolidate mechanical equipment and screen where appropriate. P14 IV.A. 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. 1.69 Design of light fixture should be similar in form, finish, scale and style with the building. [add collage of successful lighting] 1.70 Minimize the visual impacts of utility connections and service boxes. Group them in discrete locations. 1.71 Design trash and recycle areas thoughtfully and within the style of the building, remembering that enhancement of pedestrian and commercial uses along alleys is desired. 1.72 New commercial building design must accommodate a range of commercial uses. • Include a location for a grease trap within the building, even if a restaurant is not proposed, to allow future use conversion. Side note: reference City Municipal Code for trash size requirements. P15 IV.A. Commercial Core Historic District Theme: Reinforce 19th century historic context and development patterns through compatible design solutions that highlight Aspen’s sense of place downtown and small town character. Existing Character Downtown Aspen 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 as a ski resort. Tall commercial storefronts, flat roofs, rectangular buildings of local masonry and expert craftsmanship are prevalent design features that stitch together a clear pattern of development, reflecting a feeling of pride and optimism for the future of this once remote town, and a defined building character unlike any other neighborhood in Aspen. Side Note: Variety of building heights, retail orientation, traditional building character, defined street edge, and diverse pedestrian experience are integral to supporting and to enhancing Aspen’s historic downtown. Side Note: AspenModern landmarks are unique representations of Aspen post-World War II. These important buildings are statements on their own within a Historic District recognized for its 19th century heritage. [Add collage of existing buildings] Architecture The buildings which define the desired characteristics of the Commercial Core Historic District were built within a 10-year period between 1883 – 1893. No new construction occurred for more than 50 years following. 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 is 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, instead of compatibility, 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 flat roof or a tall commercial storefront, compatible buildings share common fundamental elements of architecture: spatial relationships, hierarchy, proportion, details, materials, texture and character. The focus should be more on supporting a sense of place rather than creating a sense of time. The goal is not boring new architecture: development which is creative, responsible, simple, elegant and familiar is desired. 2.1 Development should be designed in a style inspired by traditional late 19th century commercial buildings to reinforce continuity in architectural language within the Historic District. Consider the following design elements: proportion, materials, and fenestration. Projects must strongly relate to at least two of these design elements: [show photos for each option] • When relating to proportion, clearly define hierarchy of spaces with a tall first floor and shorter second floor. • 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. P16 IV.A. • 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. 2.2 Respect, preserve and enhance the setting of iconic historic structures. • Development near iconic landmarks should consider pedestrian amenity design, such as second floor amenity space, that promotes interaction with and highlights the importance of these structures. [let’s talk more about this idea. I don’t like Elks either, but it is because it is useless and strange.] • Carefully consider architectural details, materials and massing that do not detract from nearby iconic landmarks. Side note: list a bunch of landmarks in CC- Wheeler, Elks, Jerome, Independence Square, St. Mary’s, Courthouse. Maybe add a collage? Side note: historic landmarks within the Historic District are required to meet the HPDGs in addition to these guidelines, where non-landmarks in the District are not subject to the HPDGs. Where inconsistencies exist, the CD guidelines prevail. Add map image showing landmarks. Building Placement 2.3 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 70% of the first floor building façade shall be at the property line. • A building may be setback from the property line more than 70% to accommodate onsite pedestrian amenity as described in Chapter 1, General Guidelines. 2.4 Consider a 45-degree chamfer for corner lots where appropriate. • Analyze all four corners of the intersection for compatibility. • Primary entrance into the building should be through the chamfered corner. Building Scale, Height and Width The range and variety of building heights and widths in the Commercial Core Historic District reflect traditional 19th century development, and create a dynamic pedestrian experience. The original town site plotted lots that are 30 feet by 100 feet in size. Historically, building widths were as small at 15 feet and as large as 90 feet as found on Aspen’s iconic structures. Traditional lot depth is 100 feet. Buildings that are taller than they are wide reinforce traditional building character. In general, new buildings with a horizontal emphasis are inappropriate. 2.5 Scale of a new building or addition should respond to historic context and enhance pedestrian experience. • Two story buildings are encouraged. • Additions to one story landmark properties may be either: o detached above grade if two stories or more. o attached above grade if one story. • Verticality should be emphasized in building scale and through architectural details and features such as windows, materials, and floor to ceiling heights. • Design a building to have pedestrian scaled elements. P17 IV.A. • Align architectural details and features similar to the surrounding historic context. 2.6 Three story buildings are considered on a case by case basis. • Minimize the appearance of a third floor though materials, fenestration and setbacks. 2.7 One story buildings on lots of more than 3,000 square feet are unusual in the district. The proportioning of these buildings requires special care. One story buildings with a horizontal emphasis may be considered on a case-by-case basis. • 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, impact on historic character of the Historic District, impact on adjacent landmarks, and other restrictions such as viewplanes. [put photo of 204 galena here instead?] 2.8 Buildings on lots larger than 6,000 square feet should incorporate architectural features that break up the mass. • It is important that architecture not look contrived when breaking up the mass of a new building into vertical modules. • Pick one of the following options to break up the mass: o Break the building width into similarly sized thirds. o Provide historic precedent using historic maps for smaller or larger module widths. o Provide 30 ft. modules that reinforce traditional lot widths. • Building setbacks, height variation, changes of material, architectural details such as columns may be appropriate techniques to vertically divide a building into modules. o Detailed design of building façade should reflect the traditional scale and rhythm of the block. First Floor commercial space: A rhythm of recessed entryways and tall commercial storefronts is integral to the commercial character of Aspen’s downtown. The repetition of these features along the street contribute to a stimulating pedestrian experience, downtown vitality, and human scale. 2.9 Recessed entries are required. o Set a primary entrance back from the front façade a minimum of 4 feet. o Alternative options that define an entry and reinforce the rhythm of recessed entryways may be considered on a case by case basis. o For corner lots, primary entries must face front lot line as determined by the Land Use Code and be located in the chamfer corner where applicable. 2.10 Secondary entrances are required on corner lots and on buildings on lots larger than 6,000 square feet. Side note: The Land Use Code defines front lot line as the parcel boundary with the longest block length. [show image] 2.11 Maintain a minimum floor to ceiling height of 13 feet for all commercial storefronts. Or relate to adjacent landmarks in block? P18 IV.A. 2.12 Street level commercial storefronts must be predominately transparent glass. Mullions should only be used to express a transom. 2.13 Maintain distinction between the street level and upper floors. o Upper floors must have a shorter floor to ceiling height than street level. o Maintain traditional hierarchy of floors. Roof Form 2.14 Flat roofs should be the dominant roof form. [photo of white house tavern] • Consider integrating or concealing rooftop railings or mechanical behind a parapet. • Alternate roof forms may be considered for new development on landmark properties with pitched roofs. Details and Materials 2.15 Architectural details should reinforce historic context of the block. 2.16 Materials should meet at least one of the following features: • 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. P19 IV.A. City of Aspen • Historic Preservation Design Guidelines • 79 cHapter 10: BuIldIng addItIons Background This chapter presents guidelines for the construction of additions to historic structures. They apply to primary and secondary structures. Some special references are made to additions planned in historic districts. Many historic buildings in Aspen, including secondary structures, were expanded over time as the need for more space occurred. Typically the addition was subordinate in scale and character to the main building. The height of the addition was usually lower than that of the main structure and was often located to the side or rear, such that the original building retained its prominence. The addition was often constructed of materials that were similar to those used on the original structure. This tradition of adding onto buildings is appropriate to continue. It is important, however, that a new addition be designed in such a manner that it preserves the historic character of the original structure. Existing Additions An existing addition may have taken on historic significance itself. It may have been constructed to be compatible with the original building and it may be associated with the period of historic significance, thereby meriting preservation in its own right. Such an addition should be carefully evaluated before developing plans that may involve its alteration. In some cases, an early alteration that has taken on significance actually contrasts with the original building, for example, a Modernist addition that was constructed on a Chalet style structure. The change reflects the evolution of the property. This type of addition could be significant and worthy of preservation. The majority of more recent additions usually have no historic significance. Some later additions in fact detract from the character of the building, and may obscure significant features. Removing such noncontributing additions is encouraged. Basic Principles for New Additions When planning an addition to a historic building, minimize negative effects to the historic building fabric. Alterations and additions should reflect their own time while being subordinate and supportive of the historic resource. The addition shall not affect the architectural character of the building. In most cases, loss of character can be avoided by locating the addition to the rear. The overall design of the addition must be in keeping with the historic structure and be distinguishable from the historic portion. This philosophy balances new and old construction and allows the evolution of the building to be understood. Keeping the size of the addition small and subordinate, in relation to the main structure, helps minimize its visual impacts. An addition must be set apart from the historic building, and connected with a one story linking element. This creates a break between new and old construction and will help maintain the perceived scale and proportion of the historic resource. In historic districts, consider the effect the addition may have on the character of the area, as seen from the public right-of-way. For example, a side addition may change the sense of rhythm established by side yards in the block. Locating the addition to the rear c HApter 10: building A dditions Policy: A new addition to a historic building must be designed such that the character of the original structure is maintained. It shall also be subordinate in appearance to the main building. Previous additions that have taken on significance must be preserved. P20 IV.A. 80 • City of Aspen • Historic Preservation Design Guidelines cHapter 10: BuIldIng addItIons would be a better solution in such a case. When designing an addition to a building, it is also important to remember that the maximum potential floor area in the Land Use Code is not guaranteed if it cannot be appropriately accommodated on the site. In some cases, smaller additions may be necessary. Approval for Transferrable Development Rights may be sought if unbuilt floor area cannot be accommodated on the site. Existing Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Before: An addition extended the length of the cross gable and porch on this house, significantly altering its character. After: The same house after the non-historic addition was removed and the building was restored using historic photos. After: The same building after restoration. Before: Additions on the front of this structure, and an application of stucco masked the architectural significance of the building. P21 IV.A. City of Aspen • Historic Preservation Design Guidelines • 81 The rear addition varies from the form of the resource, but addresses the materiality and fenestration. New Additions 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: • The proposed addition is all one story. • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource. • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource. • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically. • The project is on a large lot, allowing the addition to have a significant setback from the street. • There are no variance requests in the application other than those related to historic conditions that aren’t being changed. cHapter 10: BuIldIng addItIons An addition that does not provide a transition between old and new, and imitates the original building is no longer allowed. A side and rear addition that uses materials to differentiate between new and old construction. P22 IV.A. 82 • City of Aspen • Historic Preservation Design Guidelines • The project is proposed as part of a voluntary AspenModern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that resource, unless completely detached above grade by a distance of at least 10 feet HPC may consider exceptions to this policy if two or more of the following are met: • The connector element that links the new and old construction is a breezeway or transparent corridor, well recessed from the streetfacing side(s) of the historic resource and the area of two story construction that appears directly behind the one story historic resource is minimal • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically • There are no variance requests in the application other than those related to historic conditions that aren’t being changed • The project is proposed as part of a voluntary AspenModern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new cHapter 10: BuIldIng addItIons This addition to this Victorian is clad entirely in brick to distinguish itself from the original clapboard sided Victorian. This addition is taller than the resource, but setback on the lot and scaled in a sympathetic manner. P23 IV.A. City of Aspen • Historic Preservation Design Guidelines • 83 cHapter 10: BuIldIng addItIons construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.7 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 can not be placed in a location where these relationships would be altered or obscured. 10.8 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. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. The side addition and connecting element on a lot with no alley use simple forms and contemproary materials. A low profile flat roof rear addition hides the new construction behind the landmark. An addition that uses traditional forms with contemproary architectural details and materials. P24 IV.A. 84 • City of Aspen • Historic Preservation Design Guidelines cHapter 10: BuIldIng addItIons • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. Rooftop Additions on Flat Roofed Buildings 10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the historic building. 10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of the historic resource. • Set the addition back from street facing façades a distance approximately equal to its height. 10.15 The roof form of a rooftop addition must be in character with the historic building. This rooftop addition is subordinate to the architecture of the original historic resource. This lot could not accomodate a rear addition. This side addition is successful because of simplicity, scale & separation. P25 IV.A. City of Aspen • Historic Preservation Design Guidelines • 85 cHapter 11: new BuIldIngs on landMarked propertIes The City provides several incentives for residential property owners to divide the square footage that could be built on a landmark parcel into two or more separate structures, to reduce the size of an addition made to a historic house and to reinforce the original character of many of Aspen’s neighborhoods, which had small buildings on 3,000 square foot lots. To determine if a property is eligible for a historic lot split to subdivide ownership of such structures, refer to the Aspen Municipal Code. Designing a new building to fit within the historic character of a landmarked property requires careful thought. Preserving a historic property does not mean it must be “frozen” in time, but it does mean that a new building should be designed in a manner that reinforces the basic visual characteristics of the site. The new building should not look old: imitating historic styles is inappropriate. It is appropriate to convey the evolution of the property and neighborhood, discerning the apparent age of each building by its style, materials, and method of construction. A new design must relate to the fundamental characteristics of the historic resource (site, location, mass, form, materials, details) and be “of it’s own time.” For instance, a traditional form may have contemporary materials and windows to balance new and old construction. On the other hand, a contemporary form may have traditional materials that relate to the resource to maintain a strong dialogue between new and old construction. Simplicity and modesty in design are encouraged. Building Orientation Aspen Victorian buildings are usually oriented with the primary entrance facing the street. This helps establish a pedestrian-friendly quality. AspenModern buildings have a range of orientations depending on the design philosophy of the architect. For example, a Chalet style building is often sited at an angle to face mountain views. Building Alignment A front yard serves as a transitional space between the public sidewalk and the private building entry. In many blocks, 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 is therefore preferred. Mass and Scale A new building must be compatible in mass and scale with its historic neighbor and not overwhelm it. At the same time, minimizing any addition to the historic resource and shifting square footage to the new structure is generally desired. Building Form Most historic buildings in Aspen are composed of simple forms - a simple rectangular solid is typical. In some cases, a building consists of a combination of simple forms. A new building should respect these traditions. c HA pter 11: n ew b uildings on l A nd MA rked p roperties Policy: New detached buildings may be constructed on a parcel that includes a landmarked structure. It is important that the new building be compatible and not dominate the historic structure. Note: The Residential Design Standards described in the Aspen Municipal Code apply in addition to these guidelines. P26 IV.A. 86 • City of Aspen • Historic Preservation Design Guidelines cHapter 11: new BuIldIngs on landMarked propertIes This new home is strongly related to the scale and forms of the adjacent Victorian. This new structure uses Victorian inspired forms and materials, but a contemporary approach to fenestration. Building Placement 11.1 Orient the new building to the street. • Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • AspenModern alignments shall be handled case by case. • Generally, do not set the new structure forward of the historic resource. Alignment of their front setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new structure is a better preservation outcome. Mass and Scale 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. • 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. 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reflect the heights and proportions that characterize the historic resource. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. 11.5 The intent of the historic landmark lot split is to remove most of the development potential from the historic resource and place it in the new structure(s). • This should be kept in mind when determining how floor area will be allocated between structures proposed as part of a lot split. 11.6 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 resource in P27 IV.A. City of Aspen • Historic Preservation Design Guidelines • 87 at least two of these elements. Departing from the historic resource in 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 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. 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. This new home reinterprets the roof form and balcony found on the Chalet home next door. The adjacent Chalet. cHapter 11: new BuIldIngs on landMarked propertIes P28 IV.A. Main Street Victorians, 700 and 600 blocks P29 IV.A. West Main Street Victorians, 500, 400 and 300 blocks P30 IV.A. West Main Street Victorians, 200 and 100 blocks P31 IV.A. East Main Street Victorians, 100 and 200 blocks P32 IV.A.