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Home My WebLink Aboutagenda.hpc.20161019 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING October 19, 2016 11:30 AM City Hall 3rd Floor 130 S Galena Street, Aspen I. SITE VISITS II. 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. NEW BUSINESS A. Commercial Design Guidelines V. 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. Page 1 of 4 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Jessica Garrow, Community Development Director Phillip Supino, Principal Long-Range Planner Justin Barker, Senior Planner Amy Simon, Historic Preservation Officer MEETING DATE: October 19, 2016 RE: Commercial Design Guidelines Update REQUEST OF P&Z: The purpose of this meeting is to provide HPC with a draft of the new Commercial Design Guidelines document. The Historic Preservation Commission is asked to provide initial feedback. BACKGROUND AND SUMMARY: The City has conducted design review in the historic districts since 1974 and on a case-by-case basis in other parts of town until 2007, when city-wide Commercial Design Review guidelines were adopted. These guidelines have not been amended since then. In August 2015, City Council adopted a set of “Top Ten Goals” to work on for the next two years. One of the goals is to “reconcile the land use code to the Aspen Area Community Plan so the land use code delivers what the AACP promises.” During a November 2015 work session, Council identified seven policy areas that should be updated in the Land Use Code. These included: • Commercial Design • Public Amenity • View Planes • Land Uses and Commercial Mix • Off-Street Parking and Mobility • Employee Housing Mitigation for existing commercial spaces The focus of this meeting’s discussion will be on Commercial Design and Public Amenity. An additional work session will be to review guidelines in early November. The remaining items will be discussed at the 11/16 Special Meeting. DISCUSSION: Included in the packet is a draft copy of the Introduction, General Guidelines and Pedestrian Amenity Chapters of the Commercial, Lodging and Historic District Design Standards and Guidelines (Exhibit A), which is intended to replace the existing document. The new document is essentially a complete rewrite of the existing document, although several of the concepts and guidelines have been retained. The changes are too comprehensive to provide a red-lined version indicating all new and removed language. The proposed and existing guidelines are provided for reference. Additionally, a summary of the organization and key changes is provided below. P1 IV.A. Page 2 of 4 Standards vs. Guidelines: A project subject to commercial design is reviewed under two sets of regulations: standards and guidelines. The difference between these two regulations is that standards are required, while guidelines are recommended. Standards require a variation from the review board. Guidelines are less strict, but it must be demonstrated that an effort has been made to achieve the intent of any applicable guidelines. Under the current system, commercial design standards are located in the Land Use Code, and the guidelines are in a separate document. To simplify, these have both been combined into one document to be reviewed in tandem. HPC is asked to give careful consideration to whether or not the standards are appropriate mandatory statements. General Guidelines: A new chapter is proposed that will include a list of guidelines that are applicable to all projects, regardless of which Character Area they are located in. This is an effort to reduce repetition of the same guidelines in multiple Character Area sections and to identify important design principles that should be incorporated into every project. Pedestrian Amenity (currently Public Amenity): The Pedestrian Amenity design standards and guidelines have been pulled out of the Land Use Code and into a dedicated chapter for clarity. Application and requirements will remain in the Land Use Code. There are several changes proposed for Pedestrian Amenity, with the main policy ideas further described below. Require meaningful, accessible spaces – Both Council and the public have expressed a desire to see more usable on-site spaces. New regulations and guidelines require spaces of minimum dimensions, accessibility and design features to greater ensure that these spaces can be used by the public and are identified as such. Allow more options – In association with Council’s goal to encourage second tier commercial spaces, a greater variety of spaces can be used to count toward a Pedestrian Amenity requirement, such as subgrade courtyards, second floor decks, and midblock walkways to name a few. These spaces serve as useful components to provide access to and support for second tier commercial spaces. Each space is limited to certain Character Areas to retain historic integrity and appropriateness. Staff is also working with additional consultants to identify the triggers which might require development to provide second tier commercial spaces. This would be a separate, but related, requirement from pedestrian amenity. Cash-in-lieu/off-site requirements – These options are expected to remain in place to provide an alternative solution to on-site pedestrian amenity in certain situations, such as when a property is very small or constrained, or when there are several additional Pedestrian Amenity sites nearby. The proposed requirements are more strict and limited than the existing code provisions. Character Areas At the next work session, the board will start to review Character Areas. Overall Design Principles: Individual guidelines have been written to reinforce the historic character of the downtown core and Main Street and surrounding neighborhoods. The guidelines introduce additional flexibility for the Character Areas including the two historic districts as they move away from the core. P2 IV.A. Page 3 of 4 Revised Character Area boundaries: There are several instances where the existing boundaries do not accurately reflect the development patterns in the area. Revised boundaries have been proposed to better represent where similar types of development occur and to capture appropriate areas that are not currently located within a Character Area. The historic districts are unchanged. Additional Character Area history: Extensive histories of each Character Area have been written to help frame how these areas developed. One of the biggest concerns that has been expressed through public feedback related to design is that several new projects do not align with Aspen’s traditions and values. Staff believes that providing in-depth histories can help inform design decisions that will better align with Aspen’s traditions and values. NEXT STEPS: The AACP-LUC coordination process is entering its third phase, the legislative process, which includes policy resolution and the development of code amendments for all of the topic areas included in the moratorium. A draft timeline is included in Table 1 below. TABLE 1: AACP-LUC COORDINATION SCHEDULE DATE MEETING TOPIC 10/19 HPC Commercial design 10/24 Council work session Policy Resolution 10/25 P&Z Parking, view planes, dimensions 10/31 Public outreach event Policy & process update 11/2 Council work session View planes, draft code language 11/9 Public outreach event Policy & process update 11/14 Council meeting Ordinances first reading 11/15 P&Z All moratorium topics 11/16 HPC All moratorium topics 11/28 Council meeting Ordinances second reading View planes draft code language 12/5 Council meeting Code language amendments 12/12 Council meeting View planes ordinance first reading In October and November, staff will conduct two additional public outreach events to inform the public of draft policies and code amendments and seek their input before bringing those items to Council. Following those meetings and the Board and Commission reviews, staff anticipates bringing first draft ordinances to Council for a First Reading on November 14th. ATTACHMENTS: Exhibit A: Draft Design Standards and Guidelines: Introduction, General Guidelines and Pedestrian Amenity Exhibit B: Existing Commercial, Lodging and Historic District Design Objectives and Guidelines P3 IV.A. Page 4 of 4 P4 IV.A. Commercial, Lodging, and Historic District Design Standards and Guidelines Updated 2017 City of Aspen, Colorado P5 IV.A. P6 IV.A. Character Area Map Glossary of Terms List of Standards List of General Guidelines List of Guidelines per Character Area Table of Contents Main Street (MS) Historic District Commercial Area (CA) Neighborhood Mixed Use (NMU) Mountain Base (MB) River Approach (RA) Small Lodge (SL) Commercial Core (CC) Historic District Pedestrian Amenitites Design Guidelines and Standards: General Introduction Appendix ### ### ### ### ### Exisitng Conditions Building Placement Architecture Materials and Details ### ### ### ### Exisitng Conditions Building Placement Architecture Materials and Details Exisitng Conditions Building Placement Architecture Materials and Details Exisitng Conditions Building Placement Architecture Materials and Details Exisitng Conditions Building Placement Architecture Materials and Details Exisitng Conditions Building Placement Architecture Materials and Details Exisitng Conditions Building Placement Architecture Materials and Details Streeet Level Second Floor or Rooftops Cooper, Mill, and Hyman Malls Subgrade Courtyards Offsite Amenitites Enclosed Interior Courtyards Street Pattern Alleyways Parking Architecture First Floor Commercial Space Roofscape Materials Remodel Lighting, Service, and Mechanical Areas Introduction Land Use Code and Historic Preservation Update of Commercial Design Guidelines Purpouse of Character Areas Design Review Process How to Start a Commercial Design Project How to Use Guidelines and Standards How to Determine Type of Pedestrian Amenity Terms Referenced in This Document ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### ### P7 IV.A. Introduction The Commercial, Lodging and Historic District Design Standards and Guidelines focus on the fundamentals of urban design that promote a sense of neighborhood identity and will enhance the livability for long term residents and visitors alike. This document promotes building that is native to Aspen: Aspen’s vernacular is generally small, human scaled, and thoughtful in design and architectural detailing. Aspen is a unique community, rich with history, dramatic landscapes, a vibrant economy, and a vital cultural scene. Each of these elements contributes to the appeal of the City and enhances its livability. The purpose of Commercial Design Review is to preserve and to encourage appropriate architecture that creates walkable neighborhoods and supports Aspen’s unique heritage. All of the neighborhoods where commercial uses occur contain other uses as well. Strengthening relationships through thoughtful pedestrian amenity space, ground level storefront design, building mass, and responsive site design contributes to successful commercial neighborhoods and is a priority. The City does not intend by Commercial Design Review to limit creativity in the built environment, but instead to promote architecture and site design that creates cohesive neighborhoods that are walkable, interesting and vibrant. Acknowledgment of existing neighborhood context is integral to preserving and to highlighting Aspen’s local vernacular. The adopted Commercial, Lodging and Historic District Design Standards and Guidelines provide specifi c design parameters to achieve these goals. The context of each neighborhood includes the history of commercial development in Aspen. Understanding that history is crucial to understanding the existing character. Appropriate pedestrian amenity is critical. IntroductionPage 1P8 IV.A. Vibrant storefronts and interesting spaces are important commercial features. Historic Preservation Design Guidelines The Historic Preservation Design Guidelines apply to all properties that are listed on the Aspen Inventory of Historic Landmark Sites and Structures. A designated landmark that is subject to Commercial Design Review is required to apply both the Historic Preservation Design Guidelines and the applicable Commercial, Lodging and Historic District Design Standards and Guidelines. A property located within the Main Street Historic District or the Commercial Core Historic District, but not a designated landmark, is subject to the applicable Commercial, Lodging and Historic District Design Standards and Guidelines but is not subject to the Historic Preservation Design Guidelines. Zone Districts There are two different tools within the Land Use Code that dictate building location, size, height and form: Commercial Design Review and Zone Districts. These two systems work in concert to ensure development meets design objectives and requirements as well as dimensional and use requirements. Both zoning and design standards and guidelines serve distinct purposes: Zoning regulates the overall uses and dimensions of development, including setbacks, height, fl oor area, and unit sizes. It establishes the maximum size a building can be and the general location it can be placed on a property. Commercial Design Review provide detailed requirements for the character of building, landscape, site layout, materials, etc. They work to preserve character and history of existing and new development and foster consistency and cohesiveness between neighboring developments. As a general rule, all properties in the same zone district have the same basic allowed development rights in terms of height and fl oor area. However, their context may necessitate different treatment in terms of material, roof forms, window pattern, etc. Design contexts do not necessarily follow the strict boundaries of the zone districts, creating the need for Character Areas that specify design parameters for each neighborhood. Commercial Design Guidelines and Standards Page 2 P9 IV.A. Purpose of Character Areas The purpose of the Character Area map is to refl ect and encourage similar context and patterns of development. In some areas this aligns with zoning (such as the Commercial Core) but in several areas it does not. There are several examples in town where a property’s zoning is sometimes isolated and does not refl ect the pattern of development that surrounds it. For instance, there are four areas of Mixed Use zoning surrounding the core – one to the east, one to the west, one on Mill Street, and one along Main Street. The allowed dimensions are the same in these areas, but their contexts in terms of design (roof forms, public amenity, etc.) are different, necessitating different design requirements. 2012 AACP Philosophy: Preservation of historic structures and sites, the historic town layout, landscapes, and neighborhood ditches connect us to the people, patterns and events that are the fabric of our town. In preserving our history, we ensure our culture and legacy is imparted to future generations. The miner’s cabin above is located on the border of two Character Areas. Reference the complete Character Area Map in the Appendix. 2012 AACP Policy: Development should “… refl ect our architectural heritage in terms of site coverage, mass, scale, density and diversity of heights…” (Growth Management Policy V.3) IntroductionPage 3P10 IV.A. Update of Commercial Design Guidelines The City has conducted design review in the historic districts since 1972 and on a case-by-case basis until 2007, when city-wide Commercial Design Review guidelines were adopted. The guidelines are periodically updated to remain current and refl ective of Aspen’s values. An extensive public process was undertaken to update these guidelines, including small group meetings, presentations, pop-up booths, walking tours, and a public open house to gain feedback from elected offi cial, review Boards, and the community on their vision for Aspen’s commercial, historic district, and lodging neighborhoods. The feedback was instrumental in the writing of this document. Community feedback was instrumental in drafting this document. Commercial Design Guidelines and Standards Page 4 P11 IV.A. Design Review Process Commercial Design Review is the land use review process used to evaluate a proposed project’s compliance with the Standards and Guidelines and compliance with Pedestrian Amenity requirements. Commercial Design Review is generally broken up into two steps- Conceptual and Final Review. Projects of limited scope may be subject to one step review that consolidated Conceptual and Final. Commercial Design Review is conducted by either the Planning and Zoning Commission, the Historic Preservation Commission if the property is located within a historic district or is a landmark, and occasionally by City Council. Conceptual design review focuses on site planning, mass, scale, proportions, parking, height and other elements that defi ne the shape and placement of the proposed development. Final design review focuses on materials, architectural details, fenestration, landscaping, detailed roofscape, operational characteristics, and other elements that defi ne the architecture and landscape of the proposed development. This organization of review is intended to aid the process by discussing more general design topics fi rst before moving to the fi ne details. photo by Brent Moss Photography IntroductionPage 5P12 IV.A. How to Start a Commercial Design Project: When beginning a Commercial Design project, an applicant should follow these steps: 1. Review the Zone District Map to determine zoning. 2. Review the Character Area Map and determine the Character Area. 3. Read the Commercial Design Standards and Guidelines (this document). 4. Analyze the existing neighborhood and block context to identify patterns that defi ne architectural character, enhance pedestrian experience, and preserve sense of place. 5. Identify nearby historic landmarks or other key character defi ning features. 6. Determine if the property is within an Environmentally Sensitive Area: a designated viewplane, the stream margin area, the Hallam Lake Bluff review, or within the 8040 elevation greenline area. Reference the Land Use Code or call the Community Development Department for more information. 7. Remodel projects should identify the following: •Determine the amount of demolition for the proposed remodel project. Reference the Land Use Code for how to calculate demolition. •Identify existing key character defi ning features of the building to be retained, if any. If a commercial, lodge or mixed use property is not in a designated Character Area, consult the Planning Department to receive an assigned Character Area. photo by ... Commercial Design Guidelines and Standards Page 6 P13 IV.A. How to Use the Standards and Guidelines The Commercial, Lodging and Historic District Design Standards and Guidelines (Standards and Guidelines) work in tandem with Aspen Land Use Code Commercial Design Review Chapter. The Standards and Guidelines are broken into specifi c Character Area chapters for each neighborhood and a General Standards and Guidelines chapter. A Character Area map is provided in the Appendix of this document that illustrates and assigns Character Area boundaries. Each project subject to Commercial Design Review must address the guidelines within the applicable Character Area and the guidelines and standards in the General Guidelines Chapter. Standards appear like this: Bold, Italics and Color Guidelines appear like this: Bold and Italics Each Character Area chapter features a description of the history of the area, existing conditions, and the design direction for new development. Guidelines specifi c to the neighborhood are included after the detailed description. What is the difference between a Standard and a Guideline? Standards are required and Guidelines are a recommendation. Standards are generally topics which have been adopted as requirements in the Land Use Code and are being relocated here for clarity. When a Standard is not met an application for a Variation from the review Board is required. Guidelines are less strict; however, an effort to meet the guideline or the intent of the guideline is required for all projects. Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case by case basis. The review Board must determine that a suffi cient number of relevant guidelines have been adequately met in order to approve a project. It must be emphasized that, while the Standards are required, Guidelines are not applicable in all cases and need to be evaluated in the context of the practicality of the measure and the scope of the project. P14 IV.A. How to Determine Type of Pedestrian Amenity In addition to addressing all applicable standards and guidelines, a project may be subject to Pedestrian Amenity requirements. The applicability and requirement are listed in the Land Use Code, and the available methods to meet the requirement are listed within the General Chapter of this document. The subheading of each Pedestrian Amenity method lists Character Areas that may apply the described technique. If a Character Area is not listed, then that Pedestrian Amenity method is not an option there. For example: Midblock Pedestrian Amenity (CA, NMU) is only allowable in the Commercial Character Area and the Neighborhood Mixed Use Character Area. The Appendix of this document includes the Character Area Map, a glossary of terms, and quick reference list of all Standards and Guidelines applicable to each Character Area. Reference the Aspen Area Community Plan to better understand the community’s vision and character. Commercial Design Guidelines and Standards Page 8 P15 IV.A. IntroductionPage 9P16 IV.A. Design Standards and Guidelines : General This chapter applies to all projects subject to the Commercial Design Review as described in the City of Aspen Land Use Code. Street Pattern and Street-scape The original townsite was designed in 1880 based on an orthogonal pattern, regardless of topography. Orienting buildings parallel to the street reinforces the traditional network of streets and alleys and enhances the pedestrian experience. Today, where increased height and density are factors, site planning and the relationship to streets must consider solar access to adjacent properties to enhance overall neighborhood character. Special care should be taken when placing a building within the River Approach and Mountain 1904 Sanborn Map 1.1 All projects shall respond to neighborhood context and the traditional street grid. •A building shall be oriented parallel to the street unless uncharacteristic of the area. Refer to specifi c chapters for more information. 1.2 Orient entrances to the street. •All buildings shall have at least one clearly defi ned primary entrance facing the front lot line, as defi ned in the Land Use Code. •If located on a corner lot, two primary entrances shall be provided. Base character areas the majority of which are not located on the traditional townsite grid and should respond to the topography. General Guidelines Page 1P17 IV.A. 1.3 Hard-scape and 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 Where there is open space on a site, reinforce the traditional transition from public space, to semi-public space to private space. •This may be achieved through a fence, a defi ned walkway, a front porch element, an arcade, or plantings. 1.5 Defi ne the street edge. Review the context of the block when selecting an appropriate technique to defi ne street edge. •A street facing fence shall be low in height and mostly transparent to create porosity along the street. •Mature canopy size shall not block views of the development or amenity space. Hedgerows are prohibited. •Benches or other pedestrian related elements may be an appropriate means to defi ne the street edge. 1.6 Maintain alignment of building facades where appropriate. •Consider the entire block of a neighborhood to determine appropriate building placement. •Consider street level pedestrian amenity when siting a new building and transitioning building alignments. •Consider all four corners of an intersection and architectural context to determine appropriate placement if located on a corner. A context model is required for Commercial Design Review. Commercial Design Guidelines and Standards Page 2 P18 IV.A. Alleyways Alleys are an important feature within Aspen. Traditionally alleyways were simple in character, unpaved, supported a range of building materials, and oftentimes had small buildings located along them. They continue to function as a utilitarian location for back of house operations, deliveries, and required utilities and mechanical areas; however, alleyways in the commercial character areas are more intensely developed now. As a secondary facade, alleys are an appropriate area for simple building forms. It is important to design an alley facade 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. The following standards and guidelines only apply to properties that are adjacent to an alley. 1.7 Develop alley facades to create visual interest. •Use varied building setbacks and/or changes in material to reduce perceived scale. 1.8 Consider small alley commercial spaces, especially on corner lots or lots with midblock access from the street. • Maximize solar access to alley commercial spaces with large windows and setbacks. • Minimize adverse impacts of adjacent service and parking areas through materials, setbacks, and/ or landscaping. General Guidelines Page 3P19 IV.A. Consulting a landscape architect and civil engineer early in the design process is encouraged. Parking The Aspen community values a walkable pedestrian experience and encourages walking and biking to get around town. Confl icts between pedestrians and cars are to be minimized. The original Aspen townsite includes alleyways, which can be used to locate private parking away from the pedestrian way. Visibility of on-site parking should be reduced in all locations by using alleyways for at grade parking and for entrances to subgrade parking. The following standards and guidelines only apply to development that is providing parking on site. 1.9 Minimize the visual impacts of parking •All parking shall be accessed off an alley where one is available. •Screen parking located at the front or side of a building. Landscape and fences are recommended. •Integrate parking into architecture as a garage enclosure and/or landscape through design and materials so that parking function is less obvious. •Consider a surface material change to defi ne parking area and to create visual interest. Commercial Design Guidelines and Standards Page 4 P20 IV.A. Architecture Designing a new building to fi t within the context of the neighborhood requires careful thought. Researching historic maps, identifying nearby historic landmarks, and defi ning key character features of a neighborhood are important steps before designing a new building. Special care is required for development adjacent to a designated landmark. Specifi c context descriptions are provided in each Character Area Chapter to help defi ne these features. The following guidelines are applicable to all development subject to Commercial Design Review. 1.10 Construct a new building to appear similar in scale and proportion with buildings on the block. 1.11 A new building or addition shall refl ect the range and variation of building height in the block. • Create a sensitive transition between developments of different sizes. 1.12 On lots of 6,000 square feet or larger, break up building mass into smaller modules. • A street level front setback to accommodate pedestrian amenity in accordance with the Pedestrian Amenity Guidelines may be an appropriate method to break up building mass. • Buildings setbacks, height variation, changes of material, architectural details may be appropriate techniques to vertically divide a building into modules. 1.13 Incorporate varied building heights. •A minimum of one foot building height variation from adjacent buildings is required. 1.14 Architecture that refl ects corporate branding is not permitted. • Architecture that refl ects the brand of the tenant is not appropriate. caption caption caption General Guidelines Page 5P21 IV.A. 1.15 Development adjacent to a historic landmark shall respond to the historic resource. • A new building should not distract from or obscure historic features of the landmark. • A new large building should avoid negative impacts on historic resources by stepping down in scale toward a smaller landmark. • Consider these three aspects of a new building adjacent to a landmark: form, materials and fenestration. A project shall 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. • 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 fi nish 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. Historic maps are available online, at the Aspen Historical Society and at the Aspen Planning Offi ce. caption caption CAPTION Commercial Design Guidelines and Standards Page 6 P22 IV.A. First Floor Commercial Space Street level design directly contributes to vitality, walkability and overall success of a commercial, lodge or mixed use area. Window size and shape and entrance design can create dynamic fi rst fl oor spaces that enhance the neighborhood and strengthen relationships between the building and the pedestrian. 1.16 New buildings shall have a street level entry. • Commercial entrances shall be at the sidewalk level. • Entrances shall be ADA compliant. 1.17 Incorporate an internal airlock or air curtain into fi rst fl oor commercial space. • An airlock or air curtain shall be integrated into the architecture. • For remodels, 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. • Airlocks or air curtains shall meet the requirements of the International Energy Conservation Code as adopted and amended by the City of Aspen. 1.18 Grand entries that are signifi cantly taller and larger than those seen historically, or small entries that confl ict with the established scale and are inappropriate. Historic proportions of a 2-story commercial building in Aspen. Refer to Chapter 11 of the Historic Preservation Design Guidelines for more information on appropriate new construction, remodels or additions adjacent to landmarks. General Guidelines Page 7P23 IV.A. Roofscape The roofscape of a building is considered the fi fth facade given its visibility from nearby buildings and mountains. As such, careful attention should be paid to creating a thoughtful, organized and varied roof -scape. Rooftop design can be a challenge considering the need and desire to place mechanical equipment, venting and elevator shafts on the roof. A successful roofscape can minimize the visual impacts of these elements and incorporate City goals such as storm water treatment through a green roof system or street-scape vibrancy with an activated roof deck. The best views of Aspen’s natural environment are oftentimes seen from the roof. Consider a birds-eye view when planning placement of rooftop equipment. 1.19 The roofscape shall be designed with the same attention as the elevations of the building. • Consolidate mechanical equipment and screen from view. • Locate mechanical equipment toward the alley, or rear of a building if there is no alley access. 1.20 Use materials and overall design that complement the design of the building facade. • Minimize the appearance of elevator shafts and stairway corridors from the street through material selection and placement of elements. 1.21 Incorporate green roof design and low landscape elements into rooftop design where feasible. 1.22 Minimize visibility of rooftops railings. • Mostly transparent railings are preferred. • Integrating the rooftop railing into the architecture, through a parapet or other feature, may be appropriate considering the neighborhood context and proposed building style. Commercial Design Guidelines and Standards Page 8 P24 IV.A. Materials In the 19th Century, Aspen had a limited range of architectural materials: red brick, painted wood, glass and stone - primarily locally sourced red sandstone. In the mid-century the palette expanded to include natural wood, stucco, river rock and moss rock, metal concrete block, and bricks of other tones. It is important to maintain a relationship to this material palette throughout commercial development in town while allowing new materials to be applied. The color palette of natural materials throughout the commercial neighborhoods represents Aspen’s environment with browns and reds being the predominant colors. High quality materials that relate to the context of the neighborhood, the building type and have proven performance in Aspen’s extreme climate are important. Carefully consider existing color schemes and textures within a neighborhood before selecting materials. Introducing a new material may require other aspects of the architecture to show restraint. Paint color has always been a variable and is not reviewed. 1.23 High quality materials are required. • Identify the palette of materials, specifi cations for the materials, and location on the proposed building as part of the application. • Physical material samples shall be presented to the review body. An onsite mock-up prior to installation may be required. 1.24 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-refl ective quality. Shiny or glossy materials are not appropriate. • Have proven durability and weathering characteristics within Aspen’s climate. Tiles of any material are discouraged. • A material with an integral color shall be a neutral color. Some variation is allowed for clearly secondary materials. Alternative compliance: Introducing a new material, material application, or material fi nish to the existing streetscape may be approved by HPC or P&Z if the followingcriteria are met: Innovative building design, creative material application that positively contributes to the streetscape, or environmental sustainability building practice shall be demonstrated in order to achieve alternate compliance to Standard. General Guidelines Page 9P25 IV.A. Remodel Adapting an existing building through a remodel can upgrade energy effi ciency, function, appearance, and meet community goals to reduce construction waste. Altering specifi c features of a building, such as replacing exterior material or window material or making an addition to an existing building, is considered a remodel project. A project that reaches the demolition threshold as defi ned in the Land Use Code is not considered a remodel. It is important to carefully plan a remodel to meet the design guidelines and neighborhood character where feasible. Gradually bringing remodel projects into conformance with design guidelines reinforces neighborhood character. These guidelines apply to projects that are proposing changes to an existing building but to do not reach the demolition threshold. 1.25 All remodel projects shall meet material design guidelines above. 1.26 Prioritize work that makes a contribution or better architectural connection to the neighborhood. 1.27 Consider updating windows, doors, and/or primary entrances to better relate to the Character Area and pedestrian experience. 1.28 Avoid alterations that confl ict with those aspects of the existing building style and form that are retained. 1.29 Incorporate elements that defi ne the street edge in a remodel project. • Consider the context of the block when selecting an appropriate technique to defi ne street edge. • A cantilevered roof or retractable awning may be appropriate to defi ne street edge. • A fence that defi nes a yard must be low in height and mostly transparent in nature, allowing views into the pedestrian amenity space. • Benches or other pedestrian related elements may be used on a case by case basis. 1.30 Creative solutions that incorporate ADA compliance into the architecture are encouraged. • Minimize appearance of ramps by exploring other onsite options such as altering interior or exterior grade. Commercial Design Guidelines and Standards Page 10 P26 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 with regard to building functionality. When the service and mechanical areas of a commercial building are well designed, the building can better contribute to the overall success of the neighborhood. Poor logistics of one building can detract from the quality of surrounding properties. Effi cient delivery and trash areas are important to the function of alleyways. 1.31 The design of light fi xtures should be appropriate to the form, fi nish, scale and style of the building. 1.32 Minimize the visual impacts of utility connections and service boxes. • Group them in discrete locations. 1.33Trash and recycle service areas shall be co-located and combined to the greatest extent practical. 1.34 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. 1.35 Screen trash and recycle areas from view with a fence. • All fences shall be 6 feet high from grade unless prohibited by the Land Use Code, shall be of sound construction, and shall be no less than 90% opaque, unless otherwise varied based on a recommendation from the Environmental Health Department. 1.36 Design a delivery area to be located along an alley if an alley abuts the property. 1.37 Mechanical equipment, ducts and vents shall be accommodated internally within the building and/or carefully located on the roof to minimize visual impacts. • Co-locate mechanical equipment, ducting and venting. • Screen mechanical equipment or recess equipment and venting behind a parapet wall. Reference City Municipal Code for trash size and location requirements. Sustainable design is encouraged through materials, energy effi ciency, fenestration, site planning and thoughtful open space. AACP Policy I.1 Achieve sustainable growth practices to ensure the long term viability and stability of our community and diverse visitor based economy. General Guidelines Page 11P27 IV.A. Commercial Design Guidelines and Standards Page 12 P28 IV.A. Pedestrian Amenity P29 IV.A. Well-designed open spaces should be integrated into the context of the street-scape, creatively reinforce the street edge, and support a variety of uses. The goal of pedestrian amenity is to create intentionally designed and meaningful open space that conveys human scale, provides relief from the built environmental, and improves the experience in commercial, mixed use and lodging neighborhoods. Successful pedestrian amenity space allows for nature to extend into the built environment. Pedestrian amenity should be open to view from the street. It should be open to the sky and not permanently enclosed with walls. Visibility adds to vitality at street level. These spaces should be versatile and easily adaptable for different uses depending on the tenant. Restaurant seating and/ or outdoor food vending are appropriate uses of pedestrian amenity space. Where on-site pedestrian amenity is required, it should be usable space that is aggregated on the site. The Aspen community considers open space to be a pedestrian amenity and a top priority. Even in commercial areas, maintaining the feel of a natural environment with frequent opportunities to dwell outdoors is of utmost importance to a healthy and vibrant community. Pedestrian Amenity There are many different options to meet the required pedestrian amenity for a property: physical or operational improvements to private property or public right of way, or cash in lieu payment. Descriptions of each type of amenity space are below. Applicable Character Areas are noted. P30 IV.A. Street Level Pedestrian Amenity (All Character Areas) Historic maps of Aspen illustrate a dense downtown core with minimal setbacks on the front facade. Setbacks are varied as development moves out from the downtown core. The Design Standards and Guidelines recognize and encourage this historic pattern of development by providing more 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. PA.1 Maximize solar access. • At grade pedestrian amenity on the north side of the street is discouraged. PA.2 Consider all four corners of an intersection when designing street level amenity space on a corner lot. •A corner lot should not provide corner amenity space if one or more lots on the intersection already includes a corner pedestrian amenity. Entries can be setback creating areas to dwell. Main Street includes front yards and gardens that can be considered Pedestrian Amenity. Pedestrian AmenityPage 3P31 IV.A. Questions to Consider 1. Is there a successful Pedestrian Amenity Space at the intersection already? 2. Is there good solar access? 3. How have the historic development patterns been maintained or eroded? 4. Can the proposed Pedestrian Amenity utilize innovative design to connect to the proposed architecture? 5. How does the proposed Pedestrian Amenity enhance the intersection and overall context? Ga l e n a S t r e e t Hopkins Avenue Commercial Design Standards and Guidelines Page 4 P32 IV.A. Planters can defi ne a property line. Storefronts can line an amenity space. PA.3 Design meaningful space that is useful, versatile, and accessible. • Consider providing space for future outdoor merchandising or restaurant seating opportunities when designing the space. • Providing good solar access, mountain views, and seating is recommended. • Do not duplicate open space by provided by nearby City Parks. • Consult the Land Use Code for elements allowed within setbacks. • Storage areas, delivery areas, parking areas, or trash areas are not allowed uses within pedestrian amenity space. • Street-level Pedestrian Amenity spaces shall be a minimum 1/3 of the requirement. For example, a requirement of 300 square feet of pedestrian amenity can be comprised of three 100 square feet spaces; but cannot be comprised of one 275 square feet space and one 25 square feet space. (A variation from this requirement may be approved with a fi nding that the proposed spaces meets the intent of Pedestrian Amenity). PA.4 Design open space that enhances the pedestrian experience and faces the street. • On corner lots, amenity space may be considered on side streets or adjacent to the alley rather than facing primary streets. PA.5 Pedestrian Amenity areas shall not be enclosed. PA.6 Street level pedestrian amenity may be appropriate on a case by case basis within the Commercial Core Historic District. • Consider the existing context of the block • Clearly defi ne street edge, see Guideline 1.1xxx. Pedestrian AmenityPage 5P33 IV.A. PA.7 Street level amenity space shall reinforce the street edge. Consider the context of the block when selecting an appropriate technique to defi ne street edge. Pick at least one of the following techniques to defi ne street edge. • Overhangs: A cantilevered roof or retractable awning that stretches to the property line. • Fences: A low fence, mostly transparent that allows views into the pedestrian amenity space. • Landscape: Low planter boxes. If including trees, the mature canopy size shall not prohibit views into the amenity space. Hedgerows are prohibited. • Street Furniture: Permanent, fi xed benches or other pedestrian related elements may be considered to indicate property edges. PA.8 Street level pedestrian amenity shall be within 30 inches above or below, but not both, the existing grade of the street or sidewalk which abuts the space. Alternative compliance: Special consideration may be made for innovative storm water management techniques that apply outside the property boundary. Any proposed stormwater management techniques are subject to Parks and Engineering approval. Commercial Design Standards and Guidelines Page 6 P34 IV.A. Second Floor or Rooftop Pedestrian Amenity (CC, CA, NMU, MB, SL, RA) Second fl oor or rooftop amenity can bring vitality to upper fl oors, provide outstanding mountain views, create meaningful upper fl oor setbacks, and allow a property to maintain the street edge at ground level which preserves traditional commercial development patterns. PA.10 Provide open space in the form of a deck or interior courtyard on the second fl oor that is visible from the street (railing height may not be increased above the minimum IBC requirement. Historic landmark parapets may be exempt, subject to HPC approval). PA.11 Second fl oor amenity shall be accessed directly from the street. Remodels and historic landmarks may be exempted from this requirement, subject to HPC approval. PA.12 Design meaningful space that is useful, versatile and accessible. • Consider providing space for future outdoor merchandising or restaurant seating opportunities when designing the space. • Providing good solar access, mountain views and seating is recommended. • Do not duplicate open space provided by nearby City parks. • Consult the Land Use Code for elements allowed within setbacks. • Storage 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. PA.13 Second fl oor or rooftop pedestrian amenity, shall be a minimum of 50% the required pedestrian amenity. PA.14 To qualify as Pedestrian Amenity, spaces shall be accessible to commercial use(s). • Lodges must have a restaurant or lobby accessible from the space to qualify as pedestrian amenity. •Integrate access to this space into the architecture through interior or exterior corridors. PA.16 Design way-fi nding to the Pedestrian Amenity into the architecture. PA.17 All rooftop Pedestrian Amenity shall be open to the sky. Small seasonal umbrellas or retractable canopies may be allowed, subject to HPC or P&Z approval, as long as these features do not cover the entire space and do not obstruct views in from the street. 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. Restaurants utilize second fl oor spaces successfully with outdoor seating. Pedestrian AmenityPage 7P35 IV.A. Cooper, Mill and Hyman Mall Pedestrian Amenity (CC) On the pedestrian malls, on-site amenity space may duplicate the experiences offered by the pedestrian malls and Wagner Park. Replicating open space can erode the street-scape and can dilute the pedestrian experience. PA.18 Off-site pedestrian amenity or cash in lieu payment for Mall improvements and maintenance is strongly recommended. See Off-site/Right of Way Section below or Chapter 26.412 Commercial Design Review of the Land Use Code for cash in lieu payment calculation. PA.19 Special consideration for street facing pedestrian amenity on the Mall may be approved based on the following: • Context of the block. • Adjacent historic landmarks. • Proposed technique to defi ne street edge. See guidelines 1.1xxxx • Other restrictions on the property such as designated viewplanes. • Context of the intersection for corner lots. Commercial Design Standards and Guidelines Page 8 P36 IV.A. Midblock pedestrian amenity (CA, NMU) Midblock walkways create open space between buildings, activate alleyways, and provide alternative locations for commercial space and outdoor dining. This type of pedestrian amenity should be used sparingly throughout town. PA.20 Midblock walkways shall provide access to additional commercial space. •The amount of pedestrian amenity of the feature counts as double. For example, a midblock walkway that is 500 square feet in size is equal to 1,000 square feet for the purposes of pedestrian amenity calculation. PA.21 Design the space to be surrounded with high quality materials and architectural details. PA.22 Incorporate way-fi nding through the midblock amenity into the architecture. PA.24 Design and proportion of midblock amenity needs to be carefully considered including adjacent architecture, width of walkway, and landscape. PA.25 Midblock shall extend the length of the lot to the alley. PA.26 Midblock walkways shall be open to the sky. •New midblock walkways shall not be located in a block face that already has a midblock walkway Pedestrian AmenityPage 9P37 IV.A. Subgrade Courtyard Pedestrian Amenity (CA, NMU, RA) Lower level walk-out patios, also referred to as subgrade courtyard, may provide additional opportunities for commercial uses. These spaces may provide natural lighting and open space for tenants of the commercial space. The design, placement and neighborhood context of subgrade courtyards are critical to their success as a positive addition to the street-scape. PA.27 Subgrade courtyards are not permitted on corner lots, unless located at the rear of the lot. PA.28 Design the space to maximize solar access. • South facing courtyards are encouraged. PA.29 A proposed space shall be accessible from the interior of commercial use(s) to qualify as pedestrian amenity. •Integrate clear access to this space into the architecture through interior or exterior corridors. PA.31 Design way-fi nding to the subgrade courtyard space into the architecture. PA.32 All subgrade courtyard Pedestrian Amenity spaces shall be open to the sky. Small seasonal umbrellas or canopies that do not cover the entire space prohibiting views in from the street may be allowed, subject to HOC or P&Z approval. PA.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. PA.34 Subgrade courtyard pedestrian amenity, shall be a minimum 30% the required pedestrian amenity. • Areaways shall abut a lot line. • Access shall be provided from the street. • Access and circulation are included in the calculation of pedestrian amenity. PA.35 Design of the areaway at grade shall reinforce the street edge. • The measurement of an areaway along the lot line shall not exceed 30% of the lot width adjacent to the features. • Consider the context of the block when selecting an appropriate technique to defi ne street edge. • A low wall that defi ne the street edge shall allow views into the pedestrian amenity space. PA.36 Permanent fi xed benches or other pedestrian related elements may be considered to defi ne the street edge. Commercial Design Standards and Guidelines Page 10 P38 IV.A. 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 tha t front the courtyard. PA.42 Design interior courtyards to be versatile. PA.43 Interior courtyards shall provide access to commercial uses to count as pedestrian amenity. PA.44 Commercial spaces shall have large storefront windows open to the interior courtyard. PA.45 Interior courtyards shall include communal seating and tables. PA.46 Incorporate way-fi nding into the architecture. PA.47 Interior corridors or hallways leading to the interior courtyard do not count as pedestrian amenity space. Pedestrian AmenityPage 11P39 IV.A. Off-site Pedestrian Amenity (All Character Areas) Off-site pedestrian amenity is an option when on-site amenity is not feasible or not appropriate. Appropriateness shall be determined by HPC or P&Z. Off-site amenity must be constructed by the applicant and shall include improvements equal to or exceeding cash in lieu amount calculated in Land Use Code. A permit is required for modifi cations within the publicly owned right of way, including planting strips, street trees and sidewalks. In general, the right of way within a given neighborhood should have a consistent design character. Covered walkways, also referred to as arcades, which introduce a pedestrian scaled element to a building may be appropriate in specifi c areas. Coordination with the Engineering Department and Parks Department is required. PA.37 Off-site improvements shall be located within the block of the subject property. PA.38 Covered walkways or arcades are only permitted in blocks that do not already have a similar feature, and are subject to Engineering Department and Parks Department approval. PA.39 Additions to the street-scape shall enhance the pedestrian experience. PA.40 Altering right of ways to refl ect the design of adjacent buildings may be considered based on the following: • The proposed design does not detract from nearby historic resources. • The proposed design provides or enhances the street-scape or historic district. Commercial Design Standards and Guidelines Page 12 P40 IV.A. Pedestrian AmenityPage 13P41 IV.A. Commercial, Lodging and Historic District Design Objectives and Guidelines CITY OF ASPEN, COLORADO Final DraftJune, 2007 P42 IV.A. Prepared by:Winter and Company1265 Yellow Pine AvenueBoulder, CO 80304Phone: (303) 440-8445Fax: (303) 443-0725www.winterandcompany.net P43 IV.A. Table of Contents Introduction Document Organization 1 Introduction 2 Design Objectives 7 Format of Guidelines 10 Application of Guidelines 11 Design Objectives and Guidelines for Character Areas Commercial Character Area - Design Objectives and Guidelines Conceptual Review Criteria Final Review Criteria Page Location 13 Existing Character 13 Design Objectives 14 Street & Alley System P 15 Parking P 16 Public Amenity Space P 17 Building Placement P 22 Building Height, Mass & Scale P 23 Building Design & Articulation P 27 Architectural Materials P 35 Paving & Landscaping P 36 Central Mixed Use Character Area - Design Objectives and Guidelines Conceptual Review Criteria Final Review Criteria Page Location 37 Existing Character 37 Design Objectives 38 Street & Alley System P 39 Parking P 40 Public Amenity Space P 41 Building Placement P 43 Building Height, Mass & Scale P 44 Building Design & Articulation P 46 Architectural Materials P 49 Paving & Landscaping P 49 P44 IV.A. River Approach Character Area - Design Objectives and Guidelines Conceptual Review Criteria Final Review Criteria Page Location 51 Existing Character 51 Design Objectives 53 Street & Alley System P 54 Parking P 55 Topography P 56 Public Amenity Space P 57 Building Placement P 58 Building Height, Mass & Scale P 60 Building Design & Articulation P 61 Architectural Materials P 63 Paving & Landscaping P 64 Mountain Base Character Area - Design Objectives and Guidelines Conceptual Review Criteria Final Review Criteria Page Location 65 Existing Character 65 Design Objectives 67 Street & Alley System P 68 Parking P 69 Topography P 70 Public Amenity Space P 72 Building Placement P 74 Building Height, Mass & Scale P 75 Building Design & Articulation P 76 Architectural Materials P 79 Paving & Landscaping P 80 P45 IV.A. Small Lodges Character Area - Design Objectives and Guidelines Conceptual Review Criteria Final Review Criteria Page Location 81 Existing Character 81 Design Objectives 82 Street & Alley System P 83 Parking P 84 Public Amenity Space P 84 Building Placement P 85 Building Height, Mass & Scale P 86 Building Design & Articulation P 88 Architectural Materials P 89 Paving & Landscaping P 90 Commercial Core Historic District - Design Objectives and Guidelines Conceptual Review Criteria Final Review Criteria Page Location 91 Existing Character 91 Design Objectives 94 Street & Alley System P 95 Parking P 97 Public Amenity Space P 98 Building Placement P 104 Building Form P 107 Building Height, Mass & Scale P 108 Building Design & Articulation P 112 Architectural Materials P 123 Paving & Landscaping P 125 P46 IV.A. Main Street Historic District - Design Objectives and Guidelines Conceptual Review Criteria Final Review Criteria Page Location 127 Existing Character 127 Design Objectives 129 Street & Alley System P 130 Parking P 131 Building Placement P 132 Building Form P 134 Building Height, Mass & Scale P 135 Building Design & Articulation P 136 Architectural Materials P 138 Paving & Landscaping P 139 Appendix Character Area Map A-1 Zone District Map A-2 Zone District/Character Area Overlay Map A-3 Glossary B-1 Interpretation of Terms C-1 P47 IV.A. Introduction Commercial, Lodging and Historic District Design Objectives and Guidelines page 1 City of Aspen Introduction Introduction 2 Section 1 - Design Objectives and Guidelines for Character Areas Commercial Character Area 13 Central Mixed Use Character Area 37 River Approach Character Area 51 Mountain Base Character Area 65 Small Lodges Character Area 81 Commercial Core Historic District 91 Main Street Historic District 127 Commercial, Lodging and Historic District Section 2 - Historic Preservation Design Guidelines (An existing document to be revised and incorporated subsequently.) Introduction to the Preservation Section Streetscape & Lot Features Rehabilitation of Historic Structures Guidelines for New Construction Painting & Maintenance Document Organization Organization of the Document This document contains urban design guidelines for the commercial and lodging areas of Aspen, as well as guidelines for historic preservation. The information is presented in a series of sections and subordinate chapters that address the different design contexts to be encountered: Introduction The introduction presents an overview of the design traditions of Aspen, the varying contexts of the commercial areas and the organization of the document. This section will be used for any proposed improvement within a commercial or lodge zone district. Section 1: Design Objectives and Guidelines Specifi c urban design guidelines are presented for each of the Character Areas. The guidelines for the Commercial Core and Main Street Historic Districts follow and also form an introduction to Section 2, Historic Preservation Design Guidelines. This section will be used for any proposed improvement within a commercial, lodge or historic district. Section 2: Preservation Guidelines This section presents guidelines for treatment of historic properties throughout the city. These may occur as "contributing" buildings within a historic district, or as an individually designated landmark. P48 IV.A. Introduction page 2 Commercial, Lodging and Historic District Design Objectives and Guidelines City of Aspen The core of Aspen reflects more than a century of building that is a response to environmental conditions, economic opportunities and cultural aspirations of its residents. It is a place highly valued by residents and visitors, and it is important that the city maintains its character and sense of history while continuing to evolve. The City of Aspen, from its establishment as a community in the 1880s, has combined origins in silver mining with the role of world class ski resort. Simultaneously, Aspen has built upon its spectacular natural setting through creativity and excellence in architectural and artistic tradition. The city has played and sustained a unique role in nurturing design quality as well as innovation throughout the 20th century. The downtown of the city emerged early in the history of the community as a center of commerce, but early precedents for commercial uses were also seen along Main Street, at the base of Aspen Mountain and in scattered sites elsewhere. This is still evident in the Aspen of today. Introduction Many basic elements of the urban form were established when development began with the creation of the early mining settlement. A grid of streets formed the heart of town, while the curving base of the mountains and the meander of the Roaring Fork River created more natural edges. Many early buildings reflected traditional commercial types of the Victorian era, while others used residential forms of the time. Though the traditional Victorian era commercial block, built to the sidewalk edge with first floor display windows, is the most familiar, commercial development has also appeared in a variety of forms. Early lodging precedents included boarding houses and hotels. Later, early resort era buildings introduced chalet themes and modernist expressions. Still other design ideas were brought forward by a series of improvements in the latter part of the Twentieth Century. This tone of diversity and creativity reflects the influence of the Aspen Design Conference and other programs of the Aspen Institute. P49 IV.A. Introduction Commercial, Lodging and Historic District Design Objectives and Guidelines page 3 City of Aspen More recent contributions combine with earlier precedents to create the Aspen of today. It is a tapestry of old and new, held together by a sense of continuity in the basic framework features of the downtown. These include similarities of scale, orientation to the street, detailing and materials. The result is a sense of place that citizens hold in high regard. This is reflected in policies set forth in the Aspen Area Community Plan, which notes an intent to preserve the historic resources of the city while also promoting creativity and excellence in new design. More recently, larger building complexes have appeared. These new projects reflect a combination of market forces, city regulations and incentive programs. The city has sought to strengthen the appeal of the street for pedestrians, by promoting buildings and landscapes that are inviting and convey a sense of human scale. Animating the street with year-round activity associated with commercial frontage and gathering places is an underlying premise. In addition, providing a sense of visual continuity, such that adjoining blocks have a relatedness, is an objective. Another is to emphasize views from key public places to scenic amenities and historic landmarks. In essence, the city seeks to protect its heritage, relate to the natural features of the setting and inspire excellence in redevelopment. This means respecting context, without literally copying earlier design styles. In order to promote compatibility of property improvements within the established setting, the city has adopted certain development standards and offers a design review process to consider alternative methods of achieving appropriateness. A three-dimensional model has been created as a design review tool. P50 IV.A. Introduction page 4 Commercial, Lodging and Historic District Design Objectives and Guidelines City of Aspen Variations in Design Context This document sets forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. They are organized to address the different design contexts that exist in the city. These distinct settings are defined as "Character Areas," within which variations exist among the physical features that define the area. Other places are historic districts. All told, these Character Areas and historic districts include a range of commercial & lodging zone districts. These are: • Commercial (C1), • Mixed Use (MU), • Commercial Lodge (CL), • Neighborhood Commercial (NC), • Service/Commercial/Industrial (SCI), • Lodge (L), • Lodge Overlay (LO) • Lodge Preservation Overlay (LP) • Commercial Core Historic District (CC) • Main Street Historic District. (MU) Some of the Character Areas are coterminous with zone district boundaries, but in other cases, they depart from those lines, in order to reflect differences in built form and character. These differences are noted in descriptions of each of "Protect all buildings and sites of historic significance." Aspen Area Community Plan the Character Areas. The design objectives and guidelines in this document are considered within these varying contexts and are crafted for each area. The Character Areas include the following zone districts: Commercial Character Area (C-1, CL, L, NC) Central Mixed Use Character Area (MU) River Approach Character Area (SCI, NC) Mountain Base Character Area (L, LP) Small Lodge Character Area (LO, LP) Commercial Core Historic District (CC) Main Street Historic District (MU) Relation to Land Use Code In addition to the design objectives, standards and guidelines presented here, any improvement within the commercial areas must also comply with the zoning standards set forth in Title 26 of the Land Use Code. Historic Preservation Guidelines Historic Preservation Guidelines also exist for portions of the areas addressed in this document. Those criteria apply IN ADDITION to the standards and guidelines set forth here. If a conflict is identified, the Historic Preservation Commission shall determine which takes precedence. P51 IV.A. Introduction Commercial, Lodging and Historic District Design Objectives and Guidelines page 5 City of Aspen �� Ch a r a c t e r A r e a s Ap p e n d i x A - 1 Ju n e , 2 0 0 7 No t T o S c a l e �� P52 IV.A. Introduction page 6 Commercial, Lodging and Historic District Design Objectives and Guidelines City of Aspen P53 IV.A. Introduction Commercial, Lodging and Historic District Design Objectives and Guidelines page 7 City of Aspen The design standards and guidelines presented in this document draw upon an understanding of the established features of each character area, and also upon a series of basic design objectives. These focus on respecting context, promoting best practices in urban design and stimulating creativity in design. The primary goal is to ensure that, as the city continues to develop, it occurs in a manner which sustains the highly regarded form, walkability, human scale, visual vitality and character of these areas. All projects should help to achieve the following design objectives: Objective 1: Promote an interconnected circulation system that invites pedestrian use. This includes: A Continuous Street and Alley System A network of streets, alleys and courts provides the framework for both circulation and architecture within the city, and is essentially the “infrastructure” of the form, function, and identity of Aspen. Within a community noted for its density, walkability and intimate vitality and character, it is essential that this role be retained and, wherever possible, enhanced. A Respect for Natural Topography The varied topography of the city core influences the character of development and the manner in which it is perceived. Sloping sites at the base of Aspen Mountain affect the visibility and perception of the scale of development on those sites. On the other hand, lots in the River Approach character area are situated at a lower elevation than adjacent residential areas. In both cases, designs should respond to the natural topography. Design Objectives "Decisions regarding scale, massing form, materials, texture and color must be first measured by context. Contextual appropriateness transcends style alone." Aspen Area Community Plan P54 IV.A. Introduction page 8 Commercial, Lodging and Historic District Design Objectives and Guidelines City of Aspen "We wish to encourage creativity and results in design solutions that are fresh and innovative, yet are net additions to the built environment by being contextually appropriate and harmonious without being copies of that which already exists." Aspen Area Community Plan "Retain and encourage an eclectic mix of design styles to maintain and enhance the special character of our community." Aspen Area Community Plan "Create a more vibrant town with appropriate mixed uses and a variety of building sizes. Allow historic patterns to inform new development." Aspen Area Community Plan Objective 2: Promote a system of public places that support outdoor activities. This includes: Public Amenity Spaces Providing attractive Public Amenity Space is a firm policy for the city. These places should accommodate public gatherings and enhance street vitality. They should provide stimulating accents within the urban street scene. They can provide additional public circulation links, access to further commercial space and frontage, and enhanced opportunities for outdoor dining space. Objective 3: Assure that buildings fit together to create a vibrant street edge that reinforces a sense of appropriate scale. This includes: Context Sensitive Building Placement The location of a building on the site is important to the character of the street and area. Building placement should be in keeping with the design objectives for the street, as set forth in the character area sections. Compatible Building Height, Mass and Scale Overall building height is a key issue, although variation in height is just as important. The perceived three-dimensional mass of a building, with respect to its context, as well as to how it conveys a sense of human scale is also a central issue. Variety in building heights should occur along a street. Varied Building Design and Articulation Characteristic scale depends upon variations in design and articulation of facades that convey the traditional city lot width of 30 feet where appropriate. Development should continue to reflect these traditional lot dimensions. Where buildings include several lots, there is a need to articulate the building facade to reflect this apparent scale. Compatible Landscape & Paving Landscaping and paving are essential elements. They help to integrate new development within a well established setting and enhance the character of the site. Design of landscaping and paving should receive strong consideration in all development proposals. Unobtrusive Off-street Parking Off-street parking should remain subordinate to the urban scene. It should be treated as a supporting use, rather than a primary one, and visual impacts should be minimized. P55 IV.A. Introduction Commercial, Lodging and Historic District Design Objectives and Guidelines page 9 City of Aspen An Inviting Street Level Character At the street level, a building should contribute to a walking environment that is attractive to the public. This may include first floor and storefront window design, landscaping, public art and architectural detailing. Quality Roofscape Design Much of the core area is visible from the slopes of the mountains framing the city, and the perceived scale of a building and character of the city is affected by the design of the roof. Rooftop scale, form and design, therefore, are major considerations and a roofscape design should help convey a traditional scale and character of the area. Compatible Architectural Materials Traditionally, brick and wood were used for most buildings in commercial areas. These help to convey a sense of scale that is in keeping with the character of the area. While use of these traditional materials should be promoted, other alternative materials may be used when they convey qualities similar to those of traditional ones. What is important is that any material should be durable, compatible with traditional materials and convey a sense of scale. Applying the Design Objectives & Guidelines The design objectives and guidelines are criteria that shall be used in determining appropriateness of any improvements proposed in the designated areas. They shall provide the basis for design review by city staff, the Historic Preservation Commission, Planning and Zoning Commission and City Council. The design objectives and guidelines are used by various city commissions, the City Council and staff in review procedures outlined in the city's development code. In some cases, the Planning and Zoning Commission serves as the lead body that uses the guidelines. In other cases, the Historic Preservation Commission is the lead. Applicants should confer with Planning Department staff to determine the review track that will be used for a particular project. P56 IV.A. Introduction page 10 Commercial, Lodging and Historic District Design Objectives and Guidelines City of Aspen A typical design guideline is arranged in three parts: 1. Each section within a chapter contains a brief introduction to the principal characteristics and design intent of the area. 2. Every development criterion is introduced by a statement of design objective or intent, setting out the background to the objectives and guidelines. 3. One or more guidelines addressing development form specify particular requirements for that issue within the area. These may be further supplemented with examples or additional detail, presented as a series of "bullets" following each guideline statement. Format of Guidelines "We must continue to build on what we have by authentically preserving historic structures and creating thoughtful new buildings that encourage and shape that feeling of historical continuity." Aspen Area Community Plan P57 IV.A. Introduction Commercial, Lodging and Historic District Design Objectives and Guidelines page 11 City of Aspen Application of Guidelines In each of the chapters, the guidelines are organized to correspond to the two stages of design review: First, those that are to be used at the Conceptual Review Stage are presented. These are then followed with the Final Review Stage guidelines. In general, this distinction between conceptual and final phase guidelines shall be used in the review process. However, the reviewing body has the discretion to consider some guidelines from the other phase during the review process if deemed necessary. Therefore, if the review body feels issues typically addressed in the final review stage are pertinent to the conceptual review process, and vice versa, they have the discretion to request additional information prior to approval. For example, the form, location and area of Public Amenity Space will be considered and approved at the Conceptual Review Stage. The success of such space will also be dependent upon more detailed design matters, such as the design and materials of both the building and the design of the space. Although these will normally be approved at the Final Review Stage, they are likely to be a matter for consideration and discussion at the Conceptual review stage. All projects within the designated areas shall comply with the guidelines. The City shall determine when a proposal is in compliance with them. Although these standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the city must determine that the intent of the guideline is still met, albeit through an alternative means. Design Stages For many projects, design review will be conducted in two steps, first at a "conceptual" stage, and then later at a "final" stage. The conceptual stage typically addresses the basic siting factors of a project, as well as the general massing of a building. The final stage includes consideration of refinements to the articulation of a building, treatment of windows and doors and materials. P58 IV.A. Introduction page 12 Commercial, Lodging and Historic District Design Objectives and Guidelines City of Aspen P59 IV.A. City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 13 Commercial Character Area Encompassing portions of the Commercial, Commercial Lodge, Lodge and Neighborhood Commercial Zone DistrictsDesign Objectives and Guidelines Location This area forms the immediate fringe of much of the Commercial Core Historic District. To the east of the Core, the Commercial area is roughly bounded by Spring Street, Cooper Avenue and Original Street, to the south, by Dean Street, and to the west by Aspen Street and Hyman Avenue. (See the Character Area Map in the appendix.) Existing Character This area is immediately adjacent to the Commercial Core to the south, east and south- east. To the south, towards the mountain base, it is directly influenced by lodge development where the street block is frequently defined by a single building. On several blocks this forms a hard and unrelieved street edge, with little or no variation in height. It is in direct contrast to the smaller, predominant building scale within adjacent areas. Street Pattern The street pattern is essential 'infrastructure' for the character of the district. The north/ south orientation of the streets accentuates the relationship of the City with its dramatic landscape setting. The circulation pattern provided by the network of streets, alleys and courts should be retained to ensure maximum public access. Wherever possible pedestrian access to alleys should be enhanced. The Commercial Area wraps around the core of Downtown Aspen. Durant A v e n u e Sprin g S t r e e t P60 IV.A. Commercial Character Area City of Aspen page 14 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Character Building height varies from one story towards the north to four stories in the more intensely developed blocks to the south. Buildings define the street edge to the south, whereas they are increasingly set back and framed by open space, as building height and scale reduces to the north. Building materials, although varied, are still urban in character with a predominance of brickwork and other masonry. Storefront design and display is much less a characteristic than in the Commercial Core area, and this diminishes the pedestrian experience in some places. Outdoor Spaces Moving north from the mountain base, the smaller scale of buildings, combined with increasing areas of open space, either adjacent to the buildings or opening off the street frontage, allows more sunlight to penetrate while creating a varied and fragmented street edge. The greater architectural diversity here lacks the coherence provided by a more consistent block face. The street wall within this area is less defined than in the Commercial Core, and building façades are sometimes set back or include front yard space, which weakens the street edge. Design Objectives These are key design objectives for the Commercial Area. The City must find that any new work will help to meet them: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Strengthening the definition of the street edge in a manner similar to the Commercial Core is desired. At the same time, the Commercial Area is a place where more variety in design is encouraged. Imitating historic styles is not an objective, but re-establishing a sense of a stronger fundamental framework will enhance the urban qualities of this area and is a priority. 2. Maintain a retail orientation. Greater retail presence at the street edge should be achieved to ensure an enhanced street vitality and an enriched and more urban definition of the commercial street frontage. 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community’s continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. 4. Encourage a well-defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A stronger street façade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. 5. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future development. Larger buildings should be varied in height and reflect original lot widths. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. P61 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 15 Figure Ground Draft 2 February, 2007Not To Scale STREET/ALLEY EXISTING BUILDING HISTORIC BUILDING EXISTING PASSAGEWAY LEGEND The network of streets, alleys and existing pedestrian passageways enhances access in the Commercial Area. Street & Alley System The street pattern is essential 'infrastructure' to the character of the Commercial Area. The network of streets, alleys and courts are key and should be retained for maximum public access. These should not be enclosed by gating and should not be spanned by development above to maintain view corridors and permit sun and light penetration along public ways. Wherever possible pedestrian access to alleys should be enhanced. The creation of additional public walkways to rear alleys and other public spaces enhances the attraction, permeability, intricacy and interest of the area and is encouraged. Improved access creates opportunities for additional commercial space, which is to be encouraged. Street Grid The original arrangement of parcels signifi cantly affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. This development pattern should be maintained. 1.1 Orient a primary entrance toward the street. • A building should have a clearly defi ned primary entrance. • Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. 1.2 Maintain the established town grid in all projects. • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. The network of streets, alleys and existing pedestrian passageways should be retained for maximum public access. P62 IV.A. Commercial Character Area City of Aspen page 16 Commercial, Lodging and Historic District Design Objectives and Guidelines Parking The character of the Commercial Area is one which is most appreciated on foot, and the human scale of streets and spaces lies at the heart of the attraction of the town center. Therefore, the visual impact of parking should be minimized. Whenever possible, parking should be placed underground. Where a parking structure might be considered this should have a 'wrap' of commercial and/or residential uses around it. Where it is permitted to be constructed, these guidelines shall apply: 1.5 The visual impacts of structured parking should be minimized. The access shall be: • Located on an alley when feasible or a secondary street, designed with the same attention to detail and materials as the primary building façade, and integrated into the building design. 1.6 Structured parking should be placed within a 'wrap' of commercial and/or residential uses. Internal Walkways 1.3 Public walkways and through courts should be designed to create access to additional commercial space. • These may be shops that face onto walkways or courtyards. • See also: Public Amenity Space design guidelines. Alleys Traditionally, alleyscapes were simple and utilitarian in character, with a variety of materials and building scales contributing to the human scale. This traditional character should be maintained, while accommodating compatible new uses. The continued development of visual interest in these alleys is encouraged. Greater variety in form and materials is also appropriate here. 1.4 Develop an alley façade to create visual interest. • Use varied building setbacks and changes in materials to create interest and reduce perceived scale. • Balconies, court yards and decks are also appropriate. • Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. The visual impact of the entry to a parking facility should be minimized, as it is in this building. The opening is subordinate to the overall mass of the façade. P63 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 17 Public Amenity Space On-site and communal open space has been a long-standing priority and characteristic of the city. Where it is required the form, orientation, quality and use of such open space is of the utmost importance. Well defined public space should be integrated with the traditional streetscape character of a well-defined street wall. The Planning and Zoning Commission and/or the Historic Preservation Commission will decide whether, where and in what form Public Amenity Space will be required. Public amenity space along the primary street frontage should be an accent within, and exception to, an otherwise well defined street façade. The urban form within this area is however less tightly defined than in the Commercial Core and there will be greater opportunity to create public gathering space. There will be locations within the Commercial Area where either the character and setting of the site or of a historic building will influence the form, location or appropriateness of such a space. In every case Public Amenity Space should be well defined and carefully designed. The design of public gathering space, its enclosure, layout and content, will be an integral consideration in the proposed form of the space. Although a matter for full review and approval at the Final Stage, its design should be envisioned at the time of conceptual review. Design Objectives Where considered to be compatible within the Commercial Area, public amenity space should achieve the following objectives: • Create street vitality through the promotion of public gathering space. • Maintain a well-defined street edge and street corner to ensure that such public space creates an accent within the street façade. • Create an additional commercial frontage and/or space to the side or rear of the site or building • Create a well defined, localized public space at the street edge, where e.g. additional space for street dining might be beneficial. • Design a space that maximizes access to sunlight throughout the year. • Create a second level space, when appropriate, designed to ensure that it is permanently open to the public and provides interest in the form of a scenic or other interpretive marker for the life of its service as a public amenity space. • Achieve second floor patio space that provides access to affordable commercial uses. The Downtown Enhancement and Pedestrian Plan should serve as an additional reference. Public Amenity Space should be well-defined and designed to encourage pedestrian activity. P64 IV.A. Commercial Character Area City of Aspen page 18 Commercial, Lodging and Historic District Design Objectives and Guidelines Public Amenity Space Types Providing public amenity space is a requirement in the Commercial Area. Here particular types of public amenity space would be in character, ensuring that they are well defi ned and an accent within the street block. These include: • Street facing amenity space • Mid-block walkway amenity space • Alley side amenity space • Second level amenity space • Front yard amenity space Guidelines for the location and design of each of these types follows. Street Facing Amenity Space A street facing amenity space, usually located toward the middle of a block, may be considered. 1.7 A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky • Be directly accessible to the public • Be paved or otherwise landscaped 1.8 A street-facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. • Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defi ned, with buildings placed at the sidewalk edge. • Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. 1.9 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: • Street furniture • Public art • Historical/interpretive marker Amenity space is required in the Commercial Area. A street facing amenity space shall abut the public sidewalk. Street facing amenity space should be located to take advantage of solar exposure. P65 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 19 The detailed design of Public Amenity Space with regard to guideline 1.9 will be a matter for approval at the Final Review Stage, although it may be discussed at the Conceptual Stage. Mid-Block Walkway Amenity Space The Commercial Area should be highly regarded for its pedestrian character and ‘walkability’. The opportunities created by the extension and enhancement of the public circulation network are encouraged. Typically only one such space would occur along a single block face. New buildings on sites occupying more than one traditional lot width may provide a mid- block walkway or through court within a single development or between two developments. This may also extend only part-way through the parcel if located away from the site boundary. This type of space shall be an extension of and a complement to the street and public circulation network within the center of the city. This form of Public Amenity Space should be a consideration on larger development sites within the city. It links the potential of additional commercial frontage and access, with human scale space and circulation, enriching the public experience. Situated along the edge of a development site, it should extend to link with the rear alley. Adjacent to a residential type historic building it can provide a respectful break and a space between the two. 1.10 Mid-block walkways shall remain subordinate in scale to traditional lot widths. • Mid-block public walkways shall be between 8 ft. and 10 ft. in width. 1.11 A mid-block walkway should provide public access to the following: • Additional commercial space and frontage within the walkway • Uses located at the rear of the property that are commercial in nature. A passageway through a property, or one that leads to a plaza, may be considered for Public Amenity Space. It should remain subordinate to the overall wall plane of the block, and lead to activities within the property or along an alley. P66 IV.A. Commercial Character Area City of Aspen page 20 Commercial, Lodging and Historic District Design Objectives and Guidelines Alley Side Amenity Space Public amenity space may be located to the rear of the site in association with the alleyway. Such a space shall provide access to commercial uses at the street or second fl oor level. Public amenity space may also be located at the corner of an alley and a street. Such spaces should be designed to enhance the use of alleys for supporting commercial uses. 1.12 An alley side amenity space shall be designed to have these characteristics: • Direct public access to commercial space at ground or second fl oor levels • Maximize solar access to the alley side amenity space • Enhance the attractiveness and use of the rear alley • Minimize the adverse impacts of adjacent service and parking areas Public amenity space located at an alley should generally be south facing to maximize solar access. Alleys can be enhanced for public amenity space and commercial use. P67 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 21 Second Level Amenity Space An outdoor patio space on a second floor, which is directly accessible to the general public, will be considered as a form of public amenity space when it is compatible with the context and is clearly inviting for public use. This will be most successful in association with outdoor dining space. In this respect it may be favorably considered within sites affected by mountain view planes. 1.13 A second floor amenity space should meet all of the following criteria: • Ensure consistent public access • Be dedicated for public use • Provide a public overlook and/or an interpretive marker • Be identified by a marker at street level 1.14 Second level space should be oriented to maximize solar access and views to the mountains or other landmarks. 1.15 Second level space should provide public access by way of a visible and attractive public stair or elevator from a public street, alley, or street level amenity space. 1.16 Second level dining may be considered. • If the use changes, the space must remain accessible to the public so long as it is to be considered meeting the Public Amenity Space requirement. Front Yard Amenity Space Three historic one-story residential type buildings exist in the Commercial Area. These are often defined by a landscaped front yard and side yard setback. To maintain and enhance this tradition in certain areas, a landscaped front yard amenity space may be considered. 1.17 Front and side yard amenity space should be provided in the context of a historic one story residential type building. Second floor amenity space should be oriented to maximize solar access and views to the mountains. Second level space shall be accessible from a public space such as a sidewalk or street facing amenity space. Front yard amenity space should be provided in the context of a historic one-story residential type building. P68 IV.A. Commercial Character Area City of Aspen page 22 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Placement Street Façades & Corners Street corners are important elements in the definition of the street block and in the framing of many of the views which characterize the center of the city. Here the buildings should strengthen and define the building wall at the street edge. Façades should be oriented parallel to the street, with variation in front wall setbacks kept to a minimum. Breaks in the street wall should occur as an accent within the street block, not the predominant pattern. Setbacks The Commercial Area has a strong and relatively consistent street façade line to the south and a much varied line as building scale reduces to the north. Corner buildings anchor the street block to varying degrees throughout the area. Setbacks within the Commercial Area should reinforce the objective of enhancing the urban character and a stronger urban edge of the street façade and street corner. Local areas of open space further the objective of the street vitality created by well defined dining space. These should however remain as an accent within the street façade. Side setbacks are associated with the more traditional small scale development within the area. They also provide the opportunity to enhance public passageways or through courts to the rear alley, with the advantages of improved public permeability, access and additional commercial frontage. See also Street & Circulation Pattern and Public Amenity Space design guidelines. Rear setbacks create the opportunity to achieve more creative and attractive commercial and public space to the rear of the site and alley. Maintain the alignment of facades at the sidewalk's edge. P69 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 23 Orient a building facade parallel to the facing street. 1.18 Maintain the alignment of facades at the sidewalk’s edge. • Place as much of the facade of the building at the property line as possible. • A minimum of 60% of the front façade shall be at the property line. • Locating an entire building front behind the established storefront line is inappropriate. 1.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Alley System and Public Amenity Space guidelines. Building Orientation Development within the Commercial Area is traditionally oriented with the street grid. This relationship should be maintained. 1.20 Building façades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. 1.21 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. • The front of a primary structure shall be oriented to the street. Building Height, Mass & Scale The character of the Commercial Area derives in part from the range and variety of building heights. These generally vary from one to three and four stories towards the mountain base. To the north, the building height frequently varies and traditional lot width becomes again evident in the modulation of the block face. This helps to express and maintain the human scale and architectural character of the area. New development should continue this variation while also enhancing the definition of the street facade. A new building should also be sensitive to the setting of an adjacent historic building and the edge of a historic district. P70 IV.A. Commercial Character Area City of Aspen page 24 Commercial, Lodging and Historic District Design Objectives and Guidelines Height Variation Variation in height should occur where the site is larger than two traditional lot widths, in order to reduce overall scale of the building. A variation in façade height, often in conjunction with setting back an upper floor, may be required. 1.22 Building façade height shall be varied from the façade height of adjacent buildings of the same number of stories by a minimum of 2 feet. • If an existing structure is three stories and 38 ft. tall for example, then adjacent new infill may be three stories, but must vary in façade height by a minimum of 2 ft. 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. • Refer to the zone district regulations to determine the maximum height on the subject property. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building’s overall energy efficiency, for instance by providing improved day- lighting. A method of achieving height variation within a single building is to step the building along the primary façade. Height varied between two and three stories, with the three story portion at the front of the lot. Height varied between two and three stories, with the three story portion at the rear of the lot. P71 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 25 Height varied between one and two stories, in the center of a three-lot building. Height varied between two and three stories. 1.24 Height variation should be achieved using one or more of the following: • Vary the building height in accordance with traditional lot width. • Set back the upper floor to vary the building façade profile(s) and the roof forms across the width and the depth of the building. • Vary the façade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. Height Variation for Larger Sites Buildings within the commercial center and historic core of Aspen represent the traditional lot widths of the city (30 ft.), either in building width or the horizontal and vertical design articulation of the street façade. This pattern should be expressed in the Commercial Area. New development occupying a site of more than one traditional lot width should be designed to integrate with the scale created by narrower existing buildings. The architectural rhythm of earlier street façades should also be reflected in new development to retain and enhance the human scale and character of the center of the city. 1.25 On sites comprising more than two traditional lot widths, the façade height shall be varied to reflect traditional lot width. • The façade height shall be varied to reflect traditional lot width. • Height should be varied every 60 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. façade modules may be three stories tall, within an individual building. • A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street façade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) Buildings on sites larger than two traditional lot widths should be designed to reflect the traditional scale of development. 30' 40' P72 IV.A. Commercial Character Area City of Aspen page 26 Commercial, Lodging and Historic District Design Objectives and Guidelines 1.26 Buildings on sites comprising more than two traditional lot widths shall achieve a minimum of two of the following: • Variation in height of building modules across the site • Variation in massing achieved through upper floor setbacks, the roofscape form and variation in upper floor heights • Variation in building façade heights or cornice line Height Adjacent to Historic Structures Designing a building within the immediate setting of a historic building demands a sensitivity in design analysis and approach which is exacting and which will vary with each situation. The intent is that a new building or addition to an existing building should be designed to respect the height and scale of historic buildings within the Commercial Area. 1.27 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 1.28 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure within the same block face. New infill adjacent to historic miners cottages shall not exceed 28 ft. in height within 30 ft. of the property line adjacent to the historic structure. Historic One Story Residential type Building Building façade height shall be a maximum of one floor higher within 30 ft. of an adjacent single story historic building. Historic One Story Commercial Type Building Locate amenity space adjacent to a historic residential type site or structure where feasible. P73 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 27 Building Design & Articulation The character of the Commercial Area relies upon a human scale and a variation in building height, massing, design, architectural detail and materials. This in turn is infl uenced primarily by the articulation of the traditional lot width in the city center. New buildings which occupy more than one traditional lot width should be articulated to refl ect these characteristics of city form and scale. On the other hand, excessive articulation of the street façade in the use of multiple setbacks from the edge of the sidewalk weakens and adversely affects the structure of the street façade, the coherence of the street block and the sense of urban defi nition and enclosure and should be avoided. Articulation can be refl ected in the height, design and variation in the modules and form of the street façades. It is also refl ected in the roofscape. In the city center this is predominantly of fl at roof form, often with decorative street façade parapet and cornice. Because buildings are viewed from the mountain slopes, enhancing the roofscape is especially important. The vertical articulation of the street façade as a ‘base, middle and cap’ is also important in the composition of a human scale of building and street façade. This is often defi ned by the fi rst fl oor storefront, elements of façade composition and hierarchy of the fenestration pattern, as well as the cornice or similar horizontal element. The depth of modeling, texture and detail of the façade is essential to the creation of the light and shadow which defi ne and animate the scale and character of the street façade. Final Review Design Guidelines The following design guidelines shall apply at the fi nal review stage. Building modules may be expressed within a single structure using variations in setbacks, materials and height. P74 IV.A. Commercial Character Area City of Aspen page 28 Commercial, Lodging and Historic District Design Objectives and Guidelines Expression of Lot Widths The street façade is composed of a sequence of buildings defined either in width or in design arrangement by original lot dimensions. The building façade composition, fenestration pattern, detail and materials will accentuate the diversity of the street façade, and consequently the richness of the street character. Articulation of the traditional lot width enables larger scaled development to integrate more successfully. It also creates the opportunity to enhance visual vitality and activity in various respects within the building. A new building should be designed to define this unit of scale. 1.29 A new building shall reflect the traditional lot width (30 ft.) as expressed by two or more of the following: • Variation in height at internal lot lines • Variation in the plane of the front façade • Street façade composition • Variation in architectural detailing and materials to emphasize the building module 1.30 The detailed design of the building façade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following: • The fenestration grouping • The modeling of the façade • The design framework for the first floor storefront • Variation in architectural detail and/or the palette of façade materials A building should be designed to respect the traditional lot width. Facade articulation should be accomplished while still maintaining a sense of consistency in design, as this single building does, using variations of masonry colors and fenestration patterns, all within a cohesive framework. A single building with multiple style imitations to break up the facade of the building is inappropriate. P75 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 29 Façade Articulation Traditional architectural composition aligns elements within adjacent street façades, and in doing so creates a sense of cohesion and human scale. These include pilasters, moldings, cornices, window dressings and reveals. Contemporary interpretations of such elements are encouraged. Contemporary design will rely upon the use of high quality materials, architectural modeling and detail to create a sense of both human scale and continuity. While the emphasis is often placed on the stature and design of the first floor storefront, this visual prominence also depends upon its relationship with the façade above. The hierarchy of proportion in the sequence and pattern of windows and capping cornice help to complete the façade composition and define the height of the building in increments which relate to human scale. The design of a new building should include such articulation to reflect the traditional character of the street façade(s). This is also essential to the visual strength, presence and animation of the street façade, through play of light and shadow. 1.31 A building should reflect the architectural hierarchy and articulation inherent in the composition of the street façade. The following should be addressed: • The design and definition of the traditionally tall first floor • The vertical proportions of the upper level fenestration pattern and ratio of solid wall to window area. 1.32 A building should reflect the three- dimensional characteristics of the street façade in the strength and depth of modeling, fenestration and architectural detail. Creative interpretations of traditional building components are appropriate. Contemporary design interpretation enhances the vocabulary of architectural options available to design a street façade. Facade articulation provides a sense of scale and enhances visual interest. P76 IV.A. Commercial Character Area City of Aspen page 30 Commercial, Lodging and Historic District Design Objectives and Guidelines Street Level Character Aspen is widely recognized for its visually vibrant and attractive street character. Several characteristics combine to create this. They include the stature and also the design character of the traditional first floor retail frontage. New development within the Commercial Character Area should be designed to reflect these characteristics. The quality of the design of the first floor is also essential to the creation of an attractive and successful secondary frontage to the side or the rear of the building. Floor Stature The design of a new building should respect the heights of traditional building design, in the predominant stature of the first floor and in the hierarchy and the proportion of upper floors as expressed in the building façade. The street level is generally taller than the upper floors. Storefronts of 13 to 15 feet high are typical, whereas second floors of 10 to 12 feet are typical. The street level features of traditional Aspen commercial buildings are clearly distinguishable from the upper floors. First floors are predominantly fixed plate glass with a small percentage of opaque materials. Upper floors are the reverse; opaque materials dominate, and windows appear as smaller openings puncturing the solid walls. Within the Commercial Character Area this relationship should generally prevail, but can be more widely interpreted, with greater design flexibility than in the Commercial Core. 1.33 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. A building should reflect the three dimensional characteristics of the street façade in strength and depth of modeling, fenestration and architectural detail. A building shall reflect the architectural hierarchy of a traditionally tall first floor and the relationship of transparency to solid wall at the first floor and upper floors. The alignment of storefronts at the sidewalk edge is a tradition in the Commercial Core that should be extended to the Commercial Area. P77 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 31 1.34 Maintain the distinction between the street level and upper fl oors. • The fi rst fl oor should be the tallest fl oor to fl oor height in the building. • The fi rst fl oor of the primary façade should be predominantly transparent glass. • Upper fl oors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. • Highly refl ective or darkly tinted glass is inappropriate. • Express the traditional distinction in fl oor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. 1.35 A new building should be designed to maintain the stature of traditional street level retail frontage. • This should be 13-15 ft. in fl oor to fl oor height on the fi rst fl oor. • The minimum required fi rst fl oor height must be maintained for at least the fi rst 50 foot depth of the lot, and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offi ces, restaurant kitchens, alley commercial spaces, or similar secondary uses. 1.36 Minimize the appearance of a tall third fl oor. • Where a third fl oor's fl oor to ceiling height is in excess of 12 ft., it should be set back a minimum of 15 ft. from the street façade to reduce the apparent height. • Increase the parapet height to screen the visual impact of a tall top fl oor. • The design of a set back third fl oor shall be simpler in form, more subdued in modeling, detail and color than the primary façade. Buildings should be designed to refl ect the architectural hierarchy and articulation inherent in the composition of the street façade. A new building should be designed to refl ect the traditional stature of the street level retail frontage, which should be 13-15 feet in fl oor to fl oor height. . 13' to 15'Floor to Floor9' Min.Floor to Ceiling P78 IV.A. Commercial Character Area City of Aspen page 32 Commercial, Lodging and Historic District Design Objectives and Guidelines First Floor Character The characteristic street level storefront, the relationship between the retail entrance and sidewalk, the architectural embellishment and detail and the quality of materials combine to create the visual vitality and interest associated with the street level retail frontage. 1.37 The first floor façade should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. • A strong and distinctively designed retail framework for the first floor of the building. • An entryway designed to use the full height of the storefront. • A distinct change in the palette of materials used for the first floor design framework. • The depth and strength of the modeling of elements and details. Retail Entrance The close relationship between the level of the shop frontage and entrance with the public sidewalk is critical to a successful retail character. A new building should locate an entrance at sidewalk level. Elevated or sunken entrances shall be avoided. 1.38 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be as close to a level entrance as possible. 1.39 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. A building shall be designed to maintain the character and transparency of the traditional street level retail frontage. P79 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 33 The first floor façade and retail frontage should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. Transparency The transparency created by large storefront window area and the immediate relationship this creates between public and internal display, interest and attraction, should be an integral part of the design of a new building in the Commercial Area. 1.40 Window area along the first floor shall be a minimum of 60% of exterior street façade area when facing principal street(s). 1.41 Where appropriate a building shall be designed to maintain the character and transparency of the traditional street level retail frontage. Storefront Design The traditional storefront, where architectural display was frequently used to draw attention to retail goods display, remains an essential feature of the attractive and vibrant commercial center. The role and relationship of the traditional storefront can readily be interpreted through contemporary design. A new building shall be designed to express these principles. 1.42 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design • Depth and strength of modeling • The palette of materials and finishes used in both the structural framework and the storefront window • The concentration of architectural detail to ensure a rich visual experience • The complementary use of signage and lettering to enhance the retail and downtown character • The use of lighting to accentuate visual presence A building shall be designed to maintain or create the character and transparency of the traditional street level retail frontage. P80 IV.A. Commercial Character Area City of Aspen page 34 Commercial, Lodging and Historic District Design Objectives and Guidelines Side and Rear Façades 1.43 Retail frontage facing onto side courts or rear alleys should follow similar design principles to the street frontage, adjusted for the scale of the space. • It should be designed with a similar attention to architectural articulation, detail and materials. • These should have a richness of detail that is inviting to users. Roofscape A building's roofscape should be regarded as an architectural 'elevation', given its visibility from nearby buildings and mountain slopes. Specific attention should be paid to creating a varied and interesting roofscape. The form seen from above should reinforce the rhythm and scale of the street façade. 1.44 A larger building should reflect the traditional lot width in the form and variation of its roof. This should be achieved through the following: • A set back of the top floor from the front façade • Reflect the traditional lot width in the roof plane 1.45 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Group and screen mechanical units from view. • Locate mechanical equipment to the rear of the roof area. • Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. • Use materials which complement the design of the building façades. • Design roof garden areas to be unobtrusive from the street. • Use 'green roof' design best practice, where feasible. Reflect the traditional lot width in the roof plane. A building's roofscape should be regarded as an architectural 'elevation,' given its visibility from nearby buildings and mountain slopes. Building design along a rear façade should be designed with the same attention to detail and materials, but may have more freedom of design expression than the primary façade. P81 IV.A. Commercial Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 35 Architectural Materials The Commercial Area of Aspen comprises a rich variety of building materials, some of local origin. Predominant within this palette is the range of generally high quality brick, often used with natural stone accent. In contrast, wood is the material for the construction of early residential buildings. The combination, quality and variation traditionally found in these materials within the Commercial Area conveys a sense of durability and permanence. These qualities should be continued. A range of façade materials should be used to reduce the apparent scale of a larger building. The immediate setting of a historic building will require particular care in the choice of materials. High quality durable materials gradually express the maturity of the streetscape and community. The palette of materials adopted for all façades of a building should reflect, complement and enhance the evolving form and character of the center of the city. 1.46 High quality, durable materials should be employed. • The palette of materials should be specified, including samples of materials as required. 1.47 Building materials should have these features: • Convey the quality and range of materials seen traditionally • Reduce the perceived scale of the building and enhance visual interest of the facade • Convey a human scale • Have proven durability and weathering characteristics within Aspen's climate Materials used in the Commercial Area should be of high quality in durability and finish, convey a human scale, and be used in combination with a traditional masonry palette. High quality, durable materials should be employed. P82 IV.A. Commercial Character Area City of Aspen page 36 Commercial, Lodging and Historic District Design Objectives and Guidelines 1.48 A building or additions should reflect the quality and variation in materials seen traditionally. 1.49 Where contemporary materials are used they shall be: • High quality in durability and finish • Detailed to convey a human scale • Compatible with a traditional masonry palette 1.50 Materials used for third floor accommodation set back from the street façade(s) should be more subdued than the primary façades. Paving & Landscaping Certain settings and buildings within the city are associated with the quality of design and materials in paving and/or landscaping. It is important that this be recognized and retained where it exists, is of historic relevance, or otherwise successful. The site and setting of all development shall be enhanced by design of both paving and landscaping within any proposal. Proposed enhancements within the public right of way shall form part of a comprehensive improvement proposal for the street or area, and approval will be required. 1.51 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. The site and setting of all development should be enhanced by the design of both paving and landscaping within any proposal. Public art is a way to both identify and reinforce the sense of identity and individuality of the city. P83 IV.A. City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 37 Central Mixed Use Character AreaEncompassing portions of the Mixed Use and Commercial Lodge Zone Districts.Design Objectives and Guidelines Location This area includes two sections of the Mixed Use Zone District, comprising one and a half street blocks to the south of the Main Street Historic District on the immediate west side of the Commercial Core, and a group of three street blocks to the east of the Commercial Area, east of the core. A single parcel zoned Commercial Lodge also exists in this area. This area lies on Highway 82 and forms the eastern approach and 'gateway' into the city center from Independence Pass during the summer months. (See the Character Area Map in the appendix.) Existing Character This area is primarily multi-family residential buildings of two and three stories. The form of development is varied, but has a pattern of individual buildings on sites of two and often three lots in width. Building height is residential in scale and consequently lower than is found within the Commercial Core Historic District. Street Pattern A street block is a combination of individual buildings and street trees, with many corners being defined by landscaping as often as they are a building. Shallow front and side yard setbacks are typical, with the perception of each building standing individually in a site. The sidewalks are often detached with a planting strip at the street edge. This streetscape is appropriate in areas that serve as a transition from the commercial center to residential areas. Building Character Buildings tend to be freestanding and framed by yards. Buildings are articulated with varied massing and architectural details, and therefore convey a human scale. Front and side open spaces are well defined and landscaped. These characteristics create a sense of visual cohesion within a range of architectural form and styles. Roof forms vary between pitched and flat roof profiles. Building materials are relatively urban with a predominance of brick. External woodwork is also evident. The area is primarily of multi-family form, although defined as Mixed Use in zone designation. Future development pressure, from both the commercial center and lodge directions, is likely. The Central Mixed Use area is located to the east and west of the Commercial Areas. Spring S t r e e t Main Stree t Main Str e e t Mona r c h S t r e e t P84 IV.A. Central Mixed Use Character Area City of Aspen page 38 Commercial, Lodging and Historic District Design Objectives and Guidelines commercial center to residential areas. The intent is to reflect the traditional residential character at the street while accommodating new uses. The importance of the area, as the eastern 'gateway' into the city from Independence Pass, should be a prime consideration in the architectural and landscape quality of any new development. Any on-site parking should be subordinate to the character of the street. Therefore, it should be located in a structure with a 'wrap' of commercial or residential uses or located at the rear of the site, buffered from view. In sum, these are the objectives: 1. Reflect a transition in character between the Commercial Core and the outlying residential neighborhoods. This should occur as a mix of uses, as well as in building scale and landscape design. 2. Maintain a sense of front yards with landscaping. In general, building setbacks should be similar, to those seen traditionally. However, some variation may be appropriate to create variety in scale and interest along the street. 3. Provide a sense of human scale. Use architectural detail and articulated building mass to convey human scale. 4. Maintain a visually interesting street edge. Landscape, including plant materials and decorative paving will enhance the street edge. 5. Encourage outdoor use areas. Patios and courtyards that are positioned to enrich street activity are encouraged. Those that make good use of solar access and highlight views of scenic features and landmarks should be encouraged. 6. Minimize visual impacts of parking. On-site parking, if it is provided, should be screened from street view. Design Objectives These are key design objectives for the Central Mixed Use area. The City must find that any new work will help to meet them. The overall goal for the mixed-use area is to encourage office and supporting commercial uses as redevelopment occurs in a density somewhat higher than traditional residential uses, while retaining the residential character. Future development should maintain both the present range of building height and modulation both of building form and lot pattern. The human scale of the area should be retained, with public access and circulation enhanced where the opportunity arises. Further commercial use, especially offices, should be accommodated here within a less urban framework, retaining characteristic setbacks, and in many cases landscaping and the 'softer' street wall. Materials can readily combine masonry and woodwork within this future character direction. The residential heritage of the streetscape should be maintained. The sidewalks are often detached with landscaping. This streetscape is appropriate in areas that serve as a transition from the This area is currently comprised of primarily multi-family residential buildings of two or three stories. P85 IV.A. Central Mixed Use Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 39 Street & Alley System The street pattern is essential 'infrastructure' to the character of the mixed-use area. The network of streets and alleys should be retained for maximum public access. They should not be enclosed by gating and they should not be spanned by development above. Wherever possible pedestrian access should be enhanced. The creation of additional public walkways to rear alleys and other public spaces enhances the attraction, permeability, intricacy and interest of the area and is encouraged. In the mixed-use area, there are opportunities to add walkways to provide access to courtyards and buildings that face them. 2.1 Development on a site of two or more traditional lot widths may accommodate additional public walkways and through courts. These should: • Respect the setting of and avoid confl ict with an adjacent historic building • Design the frontage of any walkway or through court with similar attention to articulation, detail and materials accorded the primary street façade(s). 2.2 Public walkways and through courts shall be designed to facilitate access to uses within the link and/or to the rear of the site. • Locate walkways at the sidewalk level. • Locate retail frontage along walkways. • Use architectural detailing to enhance the pedestrian experience. • Design lighting, signage and landscapes to create a human scale and to enhance the pedestrian experience. Figure Ground Draft 2 February, 2007Not To Scale STREET/ALLEY EXISTING BUILDING HISTORIC BUILDING EXISTING PASSAGEWAY LEGEND The network of streets, alleys and ,existing pedestrian passageways enhances access in the Central Mixed Use areas. Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. Public walkways and through courts shall be designed to facilitate access to uses within the link and/or to the rear of the site. P86 IV.A. Central Mixed Use Character Area City of Aspen page 40 Commercial, Lodging and Historic District Design Objectives and Guidelines Parking The character of Aspen is one which is most appreciated on foot, and this is true of the mixed- use area. The human scale, and concentration of walkable streets is a key attraction. Therefore it is important that the visual impact of parking shall be minimized. Whenever possible parking should be placed underground where the scale and setting of the site affords this opportunity. Where a parking structure might be considered this should be within a 'wrap' of commercial and/ or residential accommodation. Surface parking should be placed away from the street within the site, and effectively buffered and subdivided with landscaping. 2.3 Parking shall not be positioned between the building and the street and visual impacts shall be minimized in one or more of the following ways: • Parking shall be placed underground wherever possible. • Where surface parking must be provided, it shall be located to the rear or the interior of the property. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped. 2.4 Structured parking access shall not have a negative impact on the character of the street. The access shall be: • Located on a secondary street where feasible • Designed with the same attention to detail and materials as the primary building façade • Integrated into the building design Where surface parking must be provided, it shall be located to the rear or the interior of the property. P87 IV.A. Central Mixed Use Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 41 Public Amenity Space The provision of public amenity space is a long-standing objective within the city and is a requirement in the Central Mixed Use Character Area. The objectives within this area include the creation of well designed public gathering space adjacent to the street edge and the creation of public links between street and alley. With the future objective of greater mixed use within this area, additional public access and circulation opportunities enhance the future attraction and character of the area. The Planning and Zoning Commission and/or the Historic Preservation Commission will decide whether, where and in what form Public Amenity Space will be required. Location of Public Amenity Space 2.5 Public Amenity Space should take the form of: • Public space adjacent to the street edge • Public links through the site Public Amenity Space should be provide additional public access and enhance the character of the area. P88 IV.A. Central Mixed Use Character Area City of Aspen page 42 Commercial, Lodging and Historic District Design Objectives and Guidelines Street Facing Amenity Space 2.6 A street facing amenity space located on a corner or within the street block may be considered. 2.7 A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky • Be directly accessible to the public • Be paved or otherwise landscaped 2.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: • Street furniture • Public art • Historical/interpretive marker The detailed design of Public Amenity Space, with regard to guideline 2.8, will be a matter for approval at the Final Review Stage, although it may be discussed at the Conceptual Stage. Mid-Block Walkway Amenity Space 2.9 New buildings on a site occupying more than two traditional lot widths may provide a walkway or through court within a single development or between two developments This may also extend only part way through the parcel. 2.10 Mid-block walkways shall remain subordinate in scale to traditional lot widths. • Mid-block public walkways shall be between 8 ft. and 10 ft. in width. Providing a passageway through a property to access other activities may be considered as Public Amenity Space. Public Amenity Space may be provided in front of a structure, when it conveys the tradition of front yards seen in the Mixed Use Area. P89 IV.A. Central Mixed Use Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 43 Building Placement Street Façades & Building Alignment The predominant pattern of building units, of two to three stories situated within two and three lot widths, is well defined and effectively framed by setbacks and open space. This establishes the precedent for the form of future development within the area. Buildings create a varied rhythm of individual street façades, set within their own open spaces and landscaping. The traditional building scale should be retained and individual buildings should continue to be defined by side setbacks, every two or three traditional lot widths. In the Central Mixed-Use Character Area, corner sites are "softer" than in the Commercial Core Historic District, because landscaped yards are typical. Building alignment should acknowledge this existing development pattern. Setbacks 2.11 The existing setback pattern within this area should be maintained. • A front yard should be provided. • Position a new building to be within the established range of front yard set-backs. • Side yard setbacks should frame the perimeter of a development. 2.12 Maintain a sense of open space around a building. Orientation 2.13 A building should be oriented perpendicular to the street frontage within the traditional lot arrangement. The existing setback pattern within this area should be maintained. P90 IV.A. Central Mixed Use Character Area City of Aspen page 44 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Height, Mass & Scale The current pattern of building spacing, scale, and height creates a design discipline for the form of new development within this area. The building height maximum and range of two to three stories should be maintained in future development. The characteristic scale of the area, defined by an individual building on two or three traditional lot widths, should form the basis for the scale of future development. Building modulation and roof profile contributes considerably to the sense of human scale of the area and the visual vitality of the street scene. 2.14 A new building or addition should reflect the existing range of two to three stories. • Refer to the zone district regulations to determine the maximum height on the subject property. • Step back upper levels to reduce the perceived scale at the street edge. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) Subdivide the mass of a building into smaller “modules” that convey a human scale. A new building or addition should reflect the existing range of two to three stories. P91 IV.A. Central Mixed Use Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 45 In some cases, stepping back a building will help reduce perceived scale at the street edge. This may also create an opportunity for Public Amenity Space at the second floor level. - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day- lighting. 2.15 The width of a building should convey a human scale. • A new building should step down in height next to a single story historic building. • Maximum building width should be limited to three traditional lot widths (90 ft.). 2.16 Subdivide the mass into smaller “modules” that convey a human scale. • Multiple modules can be connected to create a larger building. P92 IV.A. Central Mixed Use Character Area City of Aspen page 46 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Design & Articulation Buildings within this area have a varied individuality within a distinct sense of relatively cohesive scale. Set within a series of defi ned sites building form is articulated in a range of different ways, contributing to the sense of human scale and architectural variety comprising the street facade. Maintaining this building scale within discreet sites, and dividing a building into "modules" is therefore encouraged. The distinction between the fi rst fl oor and the upper fl oors of the building also plays a key role in creating a sense of human scale and is therefore an important consideration. 2.17 To reduce the perceived mass of a building, the design should respect the design character of the area and refl ect the human scale and character of the city. This shall be achieved through all of the following: • The massing of building forms • The articulation of the façade(s) through a varied roof profi le • The use of a variation in architectural materials, and detailing 2.18 Any new building shall be designed to maintain a minimum of 9 feet from fl oor to ceiling on all fl oors. Final Review Design Guidelines The following design guidelines shall apply at the fi nal review stage. Dividing a larger building into "modules" reduces the perceived scale of the development and contributes to a human scale. P93 IV.A. Central Mixed Use Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 47 Street Level Character The Central Mixed Use Area comprises part of the periphery of the central commercial area of the city. New development within the Central Mixed Use Character Area should be designed to reflect the vibrant and attractive street character typical of Aspen. The quality of the design of the first floor is essential to the success of the street experience. The distinction between the first floor and the upper floors of the building also plays a key role in creating a sense of human scale and is therefore an important consideration. The design of a new building should respect the stature of the first floor, and its visual role as the tallest floor of the building. 2.19 The first floor façade should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. 2.20 A new building should be designed to maintain the stature of traditional street level retail frontage. • This should be a minimum of 11 ft. in floor to floor height on the first floor. 2.21 Minimize the appearance of a third floor. • Where a third floor's floor to ceiling height is in excess of 10 ft., it should be set back a minimum of 15 ft. from the street façade to reduce the apparent height. • Increase the parapet height to screen the visual impact of a tall top floor. • The design of a set back third floor shall be simpler in form, more subdued in modeling, detail and color than the primary façade. 2.22 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be as close to a level entrance as possible. Set back a third floor to minimize its appearance. 2.23 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. P94 IV.A. Central Mixed Use Character Area City of Aspen page 48 Commercial, Lodging and Historic District Design Objectives and Guidelines Roofscape A building's roofscape should be regarded as an architectural 'elevation', given its visibility from nearby buildings and mountain slopes. Specific attention should be paid to creating a varied and interesting roofscape. The form seen from above should reinforce the rhythm and scale of the street façade. 2.24 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Group and screen mechanical units from view. • Locate mechanical equipment to the rear of the roof area. • Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. • Use materials which complement the design of the building façades. • Design roof garden areas to be unobtrusive from the street. • Use 'green roof' design best practice, where feasible. Position, articulate and design the rooftop to reflect the modulation and character of the building. P95 IV.A. Central Mixed Use Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 49 Architectural Materials The existing palette of building materials is an integral part of the character of this area. The range directly complements the adjacent commercial areas. As further development occurs the use of brick, stone and wood should be central to the palette to ensure future quality and character consistent with the adjacent central area and historic Main Street. In addition, materials should convey a sense of human scale. 2.25 High quality, durable materials should be employed. • The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 2.26 Building materials should have these features: • Convey the quality and range of materials seen historically. • Reduce the perceived scale of the building and enhance visual interest of the facade. • Convey a human scale. • Have proven durability and weathering characteristics within this climate. Paving & Landscaping Paving and landscaping is a significant element in the present character of this area, and should be designed as an integral part of building and its immediate setting. 2.27 Landscaping and paving should have the following characteristics: • Enhance the street scene. • Integrate the development with its setting. • Reflect the quality of the architectural materials. 2.28 Landscaping should be provided in all projects. Landscaping and paving should integrate the development with its setting. As further development occurs the use of brick, stone and wood should be considered. In addition, materials should convey a sense of human scale. P96 IV.A. Central Mixed Use Character Area City of Aspen page 50 Commercial, Lodging and Historic District Design Objectives and GuidelinesP97 IV.A. City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 51 River Approach Character AreaEncompassing the Service, Commercial, Industrial Zone District and a portion of the Neighborhood Commercial Zone DistrictDesign Objectives and Guidelines Location The River Approach Character Area consists of two parts of the Service/Commercial/Industrial Zone District and one part of the Neighborhood Commercial Zone District, which is situated toward the river to the north of the central commercial zones of the city. The area runs north from the Commercial Core and is defined by Rio Grande Place to the east and the north. At the western end of Rio Grande Place the area extends to the west side of Mill Street, along each side of Puppy Smith Street. Between there is an area centered upon Galena Plaza. This area is a central consideration of the Draft Civic Center Master Plan, establishing objectives for future development criteria. Existing Character Street Pattern These areas are at the edge of the city center, where the land slopes away toward the Roaring Fork River and here the topography has prompted a departure from the street grid. The street grid rapidly gives way to a more 'organic', curving pattern. Pedestrian ways are somewhat fragmented. Some properties have sidewalks along the street edge, while others do not. In addition to sidewalks, key pedestrian trails along the river and connecting the river to the downtown area exist, but are not directly accessible from many developments in the River Approach area. The Service/Commercial/Industrial Zone District lies in two parts along the northern edge of the Commercial Core Historic District. Pedestrian ways are somewhat fragmented. Some properties have sidewalks along the street edge, while others do not. Mai n S t r e e t Mill S t r e e t P98 IV.A. River Approach Character Area City of Aspen page 52 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Character Several existing buildings are relatively low in scale and lot coverage. As redevelopment occurs, a greater intensity of site utilization is anticipated. The form of new development should respond to this setting, which is more natural and open in character. The characteristics of the setting and terrain, including areas of public open space and parking introduce both constraint and opportunity in design terms. New development should integrate with the natural features established by the river and Rio Grande Park. A major part of the area to the east has been recently and successfully rebuilt as the Obermeyer Place mixed use development. It exhibits a use of masonry and architectural detail that helps to convey a sense of scale and visual interest. Street edges are visually interesting and open spaces are inviting. The falling terrain toward the river enhances the importance of this area, both as the introduction to the downtown as one approaches from the north and the to immediate commercial center itself and areas of public open space that flank it. Several existing buildings are relatively low in scale and lot coverage. As redevelopment occurs, a greater intensity of site utilization is anticipated. The falling terrain towards the river provides challenges as well as opportunities for development. Street edges should invite pedestrian activity and take advantage of the river as a key natural resource. P99 IV.A. River Approach Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 53 Design Objectives These are the key design objectives for the River Approach. The City must find that any new work will help to meet them. Future use of the less developed area is likely to be for a mix of uses catering to the service sector of the city. The character area presents issues of public access and where appropriate the extension of the circulation pattern of streets and walkways to ensure adequate access to public trails and open land. This has been successfully designed in Obermeyer Place and remains a primary objective for the rest of the area. The integration of new development into an open and natural landscape also requires consideration of development scale and visibility. Internal circulation patterns are important, linked to street facing development and well designed internal, structured or buffered internal parking arrangement. Where development abuts a street it should address the street and provide architectural interest and a human scale. The intent is to provide compatible transitions to the natural edges along the more urban streets. Topography and a more natural setting strongly influence the form and location of development here. As a result, a building should respect the natural contours, features and scenic vistas that exist. Buildings should work with the slope of the site and the roofscape should be modulated. Providing landscaping and tree planting to ensure a continuation of the softer impression of the natural setting is also important. Building scale should achieve similar principles of height variation and building modulation, linked with connections through a site to adjacent areas of open space and public trails. In sum, the following objectives apply: 1. Establish an attractive gateway to the city center, as one approaches downtown from the north. The River Approach area should have an identity which is distinct from the Commercial Core. This should draw upon its industrial heritage (albeit in contemporary ways), and also reflect its location near and public access to the river. It should not simply repeat the design traditions of downtown. 2. Establish street edges that invite pedestrian activity and promote an urban/ industrial character along established street edges. In general, street edges should be more "urban" with storefronts abutting sidewalk edges. This should result in a well defined street wall; this in turn should be punctuated with spaces between buildings that lead to walkways and activities within a site and along the river banks. 3. Highlight natural resources along edges of developed areas. Buildings and outdoor use areas should orient to the river and public parks. In essence, developments should be "double-fronted," looking both to the river and to the street. 4. Provide an interconnected system of sidewalks and internal walkways that facilitate pedestrian circulation. Walkway and river access should frame the edges of properties and also provide internal connections within a parcel. Connections among properties, in addition to those provided by external sidewalks, are also encouraged. Recognize the nature of service/commercial activity through the design of safe and efficient vehicle delivery routes, while providing a system of walkways that safely facilitate pedestrian circulation to and through the site. P100 IV.A. River Approach Character Area City of Aspen page 54 Commercial, Lodging and Historic District Design Objectives and Guidelines The network of streets and pedestrian passageways should be a key feature of the River Approach area. Street & Alley System An integrated circulation network of streets, alleys and courts should be established here to maximize public access. Wherever possible, pedestrian routes should be enhanced. The creation of additional public walkways to internal and other public spaces should be encouraged. 3.1 Provide pedestrian connections through properties that link to public sidewalks and trails. • Also provide connections to outdoor use areas. 3.2 Define street edges with public sidewalks. • These should be of suffi cient width to invite their use. • Street trees should be provided where space permits. 3.3 Minimize crossing conflicts for pedestrians. • Locate driveways and curb cuts to avoid crossing confl icts. Figure Ground Draft 2 February, 2007Not To Scale STREET/ALLEY EXISTING BUILDING HISTORIC BUILDING EXISTING PASSAGEWAY LEGEND Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. Provide pedestrian connections through properties that link to public sidewalks and trails. P101 IV.A. River Approach Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 55 Parking The character of Aspen is one which is most appreciated on foot and the human scale walkable concentration of streets and spaces lies at the heart of the attraction of the city. The visual impact of parking should be minimized. Whenever possible parking should be placed underground or in a structure where the scale and setting of the site affords this opportunity. Where a parking structure is proposed, it should be within a 'wrap' of commercial and/or residential accommodation. Surface parking shall be placed away from the street, within the site, and effectively buffered and subdivided with landscaping. 3.4 Minimize the visual impacts of parking. • Parking shall be placed underground wherever possible. • Where surface parking is permitted, it shall be located to the interior of the property. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften design of parking areas and provide solar shade. 3.5 Structured parking access should not have a negative impact on the character of the street. The access shall be: • Located on a secondary internal street where feasible • Designed with the same attention to detail and materials as the primary building façade. • Integrated into the building design • Where redevelopment occurs, alley parking access should be created. 3.6 Minimize the visual impacts of surface parking. • On small lots where limited surface parking in front of the building might be considered, it should be designed and screened to minimize the visual impacts. Surface parking should be designed and screened to minimize visual impacts. Parking should be designed to minimize visual impacts. P102 IV.A. River Approach Character Area City of Aspen page 56 Commercial, Lodging and Historic District Design Objectives and Guidelines Topography A substantial part of the River Approach is relatively flat, but there are some steep slopes. Variation in the natural topography should be reflected in any new development. A building should express the change in elevation of the site through stepped and articulated building forms where necessary. Excavation of natural terrain should be minimized. Natural features help integrate the building and site and should be retained. Development that reflects the contours of the site and meander of the river is appropriate here. That is, buildings need not be arranged in a grid but instead follow natural topography. 3.7 A building on a sloping site shall be designed to reduce its perceived mass and scale and reflect the natural slope of the site. This shall be achieved in one or more of the following ways: • Step sections of the street façade(s) in relation to the street slope. • Vary the height of the building modules to convey a human scale. • Vary the plane and height of the street façade to express the slope of the site when present and continue the varied form in the roof profile(s). • Use the roof form and profile to reduce the perceived scale of the street façade(s) and roof. • Include a range of materials to express the modulation of the façade. 3.8 Design a building to integrate with and blend into the natural landscape. This shall be achieved in one or more of the these ways: • Face the building(s) toward the open landscape as well as the primary street. • Create public access through and adjacent to the site. • Reduce the height and scale of individual building modules. • Reduce the building footprint and/or use smaller buildings adjacent to the open area. Variation in natural topography exists within the River Approach Area and new development should be designed to integrate with the natural landscape. Design a building to integrate with and blend into the natural landscape. A riverside setting is a significant public amenity. P103 IV.A. River Approach Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 57 Public Amenity Space Providing usable open space has been a long- standing priority and characteristic of the city. It is also an objective in the River Approach area. The Planning and Zoning Commission and/or the Historic Preservation Commission will decide whether, where and in what form Public Amenity Space will be required. Opportunities exist within sites approaching the river to create public amenity space, and to ensure adequate connections through the site(s) to link with street pattern or public trail beyond. Location of Public Amenity Space Public amenity space is a requirement in the River Approach Area. This should take the form of: • Public walkways through the site • Internal areas of open space within the site • River and trail overlooks • Public access to space adjacent to the river Public Walkway Amenity Space Within a city highly regarded for its pedestrian character and ‘walkability,’ enhancing the opportunities presented by public circulation patterns has distinct advantages and is encouraged. Public access to river frontage is also an objective. The existing sites within the River Approach Area tend to be larger and the street network less complete. Walkways to link with the street network, internal open space and external open land or public trail system and river edge may be required. Such links may be within or towards the boundaries of the site, depending upon particular site constraints and development design. 3.9 Walkway links should be a minimum of 8 ft. wide. Public links through a site should enhance the circulation in and through the development and provide access to natural features and public spaces that abut the property. Access to public trails should be provided. Orient plazas and other amenity spaces to views of open space, the river and other landmarks when feasible. P104 IV.A. River Approach Character Area City of Aspen page 58 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Placement Within this area there is great latitude in building placement of buildings. Generally they should face and define both the primary street frontages, secondary street frontage, and/or internal spaces. The river setting is less urban in character and prompts consideration of how buildings should integrate more effectively with increasingly natural and open background or foreground. Reducing the scale of larger development through the creation of a series of building modules or separate buildings is important when adjacent to the river. The use of setbacks, open space and the landscaping of the street frontage integrate the building with the landscape. Setbacks 3.10 Varied setbacks are appropriate. • Aligning a building at the sidewalk edge is preferred, but some variation is appropriate where this provides enhanced outdoor spaces and pedestrian circulation routes. 3.11 Use varied setbacks to reduce building scale, enhance public access and accommodate landscaping. All of the following should be considered: • Front setbacks should provide for additional or widened sidewalk and landscaping of the front yard space. • Side setbacks should provide the opportunity to create or reinforce public walkways or through courts to adjacent streets and public trails. • Setbacks adjacent to a public street should accommodate the planting of street trees. Building placement should incorporate both natural features and pedestrian access in and around the development. Setbacks and links in this area should enhance public access, provide space for a sidewalk and additional landscaped area. P105 IV.A. River Approach Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 59 Orientation 3.12 Buildings should orient to street edges, internal open spaces and the river edge. • A building occupying a corner site should face both streets. • The building should be "double fronted." Orient a building toward the street as well as internal open spaces. Provide a pedestrian link to natural features and amenity space within or adjacent to the development. Orient building spaces to views, open space, and the river as well as the street. Orienting uses to overlook parklands and the river edge is encouraged, where other environmental conditions permit. The character of the River Approach is strongly influenced by natural setting and site topography. P106 IV.A. River Approach Character Area City of Aspen page 60 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Height, Mass & Scale The character of the River Approach is strongly influenced by natural setting and site topography, creating a prominent situation for any development site or building. Consequently, building height, mass and scale should be modulated and articulated to vary the building profiles and street presence, and to create a diverse street wall and varied roof profiles. Height Variation Building height and height variation are key characteristics in any development in this area. Variation helps to reduce the perceived mass of a structure as well as maintain the character and scale of the area. 3.13 Provide variation in building height and roof profile through one or more of the following: • Vary the heights for different sections of the development • Vary the setbacks, and wall planes of different building "modules." Provide variation in building height and roof profile Buildings should break up the mass and orient toward the primary street and any adjacent natural features. P107 IV.A. River Approach Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 61 Building Design & Articulation On elevated sites and in areas forming the interface between the city and open landscape, the design and modulation of a larger building becomes a central consideration in the successful integration of the building and setting. Dividing a building into "modules" is therefore encouraged. However, this should not be interpreted as a series of "false fronts" of different imitated styles. 3.14 To reduce the perceived mass of a building, the design should respect the natural setting and refl ect the human scale and character of the city. This shall be achieved through all of the following: • The massing of building forms • The articulation of the façade(s) through a varied roof profi le • The use of a variation in architectural materials, and detailing The distinction between the fi rst fl oor and the upper fl oors of the building also plays a key role in creating a sense of human scale and is therefore an important consideration. The design of a new building should respect the stature of the fi rst fl oor, and its visual role as the tallest fl oor of the building. 3.15 A new building should be designed to maintain the stature of traditional street level retail frontage and other stories. • This should be a minimum of 11 ft. in fl oor to fl oor height on the fi rst fl oor. • The minimum required fi rst fl oor height must be maintained for at least the fi rst 50 foot depth of the lot, and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offi ces, restaurant kitchens, alley commercial spaces, or similar secondary uses. Final Review Design Guidelines The following design guidelines shall apply at the fi nal review stage. Positioning portions of a building front to refl ect the curvilinear layout of some streets is appropriate. Providing architectural details that add interest and a sense of scale is appropriate. Industrial openings are appropriate in the River Approach Character Area. P108 IV.A. River Approach Character Area City of Aspen page 62 Commercial, Lodging and Historic District Design Objectives and Guidelines 3.16 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. 3.17 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be as close to a level entrance as possible. 3.18 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. Roofscape A building's roofscape should be regarded as an architectural 'elevation', given its visibility from nearby buildings and mountain slopes. Specific attention should be paid to creating a varied and interesting roofscape. The form seen from above should reinforce the rhythm and scale of the street façade. On a sloping site a building should be designed using a series of roof profiles which reflect variation in the natural topography of the setting. 3.19 Variation in roof profile should be reflected in both the width and the depth of the roofscape of the building(s). This should be achieved through the following: • A set back of the top floor from the front façade • Reflect the traditional lot width in the roof plane A higher percentage of transparency at the street level is appropriate in the River Approach Area. Variation in roof profile can be achieved through setting back the top floor from the front facade and reflecting the traditional lot width in the roof plane. P109 IV.A. River Approach Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 63 3.20 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Group and screen mechanical units from view. • Locate mechanical equipment to the rear of the roof area. • Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. • Use materials which complement the design of the building façades. • Design roof garden areas to be unobtrusive from the street. • Use 'green roof' design best practice, where feasible. Architectural Materials Building materials that are of high quality and convey a human scale are appropriate in the River Approach. New, creative applications that draw upon the traditional Aspen palette including industrial ones, are encouraged. Recent development, for example, Obermeyer Place has, in certain cases, interpreted this range and quality successfully in both contemporary and more traditional form. The prominence of the area accentuates the importance of this. The role played by the palette of materials and their detailing in establishing the current character of the River Approach should be reflected in new development. 3.21 High quality, durable materials should be employed. • The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. A range of materials is appropriate in the River Approach Area. Among them are those that reflect an industrial heritage as seen in this public link through the site. Creative interpretations of materials associated with the industrial heritage of the River Approach Character Area are appropriate. P110 IV.A. River Approach Character Area City of Aspen page 64 Commercial, Lodging and Historic District Design Objectives and Guidelines 3.22 Building materials should have these features: • Convey the quality and range of materials seen historically • Reduce the perceived scale of the building and enhance visual interest of the facade. • Convey human scale Paving & Landscaping Landscaping has been traditionally associated with the creation of a welcoming and attractive character in city development, and should continue to do so in a manner which enhances both building setting and street scene. Development in this area should include landscaping in the form of paving and both tree and shrub planting, as enhancement to the streetscape and to integrate buildings with their setting. 3.23 Landscaping and paving should have the following characteristics: • Enhance the street scene • Integrate the development with its setting • Reflect the quality of the architectural materials 3.24 Landscaping should create a buffer between the street and sidewalk. • Sidewalks should be detached from the street edge to allow for a landscaped buffer. Landscaping should create a buffer between the street and sidewalk. Building materials that draw upon the area's industrial heritage are appropriate. P111 IV.A. City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 65 Mountain Base Character AreaEncompassing portions of the Lodge Zone DistrictDesign Objectives and Guidelines Location The Mountain Base Character Area consists of the majority of the extensively developed Lodge Zone District, and is isolated between the commercial center and the base of the mountain. It is roughly bounded by Dean Street to the south. (See the Character Area Map in the appendix.) Existing Character The Mountain Base, originally the site of early mining operations, was the basis of much of the early wealth of the city. It has since become the concentrated focus of lodge development for the ski resort economy. The majority of the Lodge Zone District at the base of Aspen Mountain is included in Character Area 3. Street Pattern The steeply rising terrain and its edge-of-city location produced a street network which departs from the grid. Although elements of the street pattern are initially evident, this is replaced first by an extended rectilinear form, and then by a more 'organic', curvilinear pattern. Block sizes also increase before the pattern is no longer evident approaching the base of the mountain. Building Character The drama of the terrain and a more natural open landscape introduce both constraint and opportunity in the form and design of future development. Durant St r e e t Monarc h S t r e e t P112 IV.A. Mountain Base Character Area City of Aspen page 66 Commercial, Lodging and Historic District Design Objectives and Guidelines The Mountain Base Area includes the greatest concentration of the most intensively developed sites within the city, with some buildings rising to four stories. The steep topography creates the opportunity for visual presence but, concomitantly, increases the challenge of reducing the apparent scale of a building. Building scale is much greater than elsewhere, but is also extremely varied, with smaller and often older development within close proximity to more recent and much more extensive hotel buildings. The relationship between building and street is adversely affected where the lodge is excavated into the slope and set back and below the adjacent street level. Building setbacks are generally well landscaped and help to soften site edges and integrate some of the area with its natural setting. Building materials cover a wide spectrum, from brickwork and natural stonework through other masonry to increasing use of woodwork. Outdoor Spaces Several developments have private open spaces, which are set internal to the site. This sometimes increases the bulk of the building and removes open space from the semi-public realm. In addition to largely private and semi private spaces in this area, there are limited points of access to the open lands at the base of the mountain and to mountain trails. Visual and physical access is important in maintaining views and circulation. Vary the roof profile in a mountain setting. P113 IV.A. Mountain Base Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 67 Design Objectives These are key design objectives for the Mountain Base area. The City must find that any new work will help to meet them: 1. Provide a pedestrian-friendly street edge. Detached sidewalks with street landscaping are characteristic and should be encouraged. Where development abuts a street it should address the street, provide architectural interest and convey a human scale. The intent is to provide compatible transitions to the natural edges of these areas while creating pedestrian-friendly walkways along the more urban streets. 2. Provide a sense of human scale. New development should establish a close relationship with the street frontage. Buildings should be articulated to reduce the apparent scale of larger development. This should be the case for all street façades and also for the buildings profile as viewed against the mountain side. 3. Encourage pedestrian serving uses at the street level. Cafes, bars and other pedestrian and public serving uses should be located at the street level to help encourage pedestrian activity and animate the area. 4. Reflect the natural topography. This area is one where topography and a more natural setting increasingly influence the form and location of development. It is important that new development step in height in accordance with the natural topography. Within this area a building should also respect natural contours and scenic vistas. 5. Provide an interconnected pedestrian circulation system. New development should make provision for access through and between sites. This ensures an adequate balance between public and private realm as to avoid excessive privatization. Additional public access to mountain side and public trails should be provided. Visual access through and between sites is a priority to maintain direct visual and physical connection with the setting. 6. Maintain views to the mountain and other natural features. The area will continue to experience pressure for increased and enhanced hotel and lodging accommodation space and facilities. As this occurs, views through properties should be provided. P114 IV.A. Mountain Base Character Area City of Aspen page 68 Commercial, Lodging and Historic District Design Objectives and Guidelines A varied network of streets and pedestrian passageways is a feature of the Mountain Base Area. Street & Alley Systems The street pattern is essential 'infrastructure' to the creation and maintenance of the character of Aspen. The circulation pattern provided by the network of streets, alleys and courts should be retained for maximum public access. It should not be enclosed by gating and it should not be spanned by development above to maintain public access and allow maximum sun and light penetration. Wherever possible, pedestrian access should be enhanced. The creation of additional public walkways, trails and open spaces enhances the attraction, permeability, intricacy and interest of the area. Pedestrian ways should be interconnected within the Mountain Base Area to the extent feasible. 4.1 Provide pedestrian ways through a property that will connect to public sidewalks and trails. • The design and layout of a building on a large site should accommodate additional pedestrian circulation links, including walkways to other parts of the street network and to open lands and the public trail system. Figure Ground Draft 2 February, 2007Not To Scale STREET/ALLEY EXISTING BUILDING HISTORIC BUILDING EXISTING PASSAGEWAY LEGEND Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. P115 IV.A. Mountain Base Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 69 Parking The character of the Mountain Base is one which is most appreciated on foot, and the human scale walkable concentration of streets and spaces lies at the heart of its attraction. Therefore, the visual impact of parking shall be minimized. Whenever possible parking should be placed underground where the scale and setting of the site affords this opportunity. Where a parking structure might be considered, this should be within a 'wrap' of commercial, lodge and/or residential use. Surface parking, if it is permitted, shall be placed away from the street within the site, and effectively buffered and subdivided with landscaping. 4.2 Minimize the visual impacts of parking. • Parking shall be placed underground wherever possible. • Where surface parking must be provided, it shall be located to the rear or the interior of the property, behind the structure. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften design of parking areas. 4.3 Structured parking access shall not have a negative impact on the character of the street. The access shall be: • Located primarily off an alley when present or secondly on a secondary street when feasible. • Designed with the same attention to detail and materials as the primary building façade • Integrated into the building design Structured parking access shall not have a negative impact on the character of the street. P116 IV.A. Mountain Base Character Area City of Aspen page 70 Commercial, Lodging and Historic District Design Objectives and Guidelines Topography The development of the city has been directly associated with the mountain base since its mining origins. The prominence of a building on a steeply rising site is accentuated here in forming the southern district edge of the city. With the visibility from the city and from the immediate mountain side, the definition of scale and articulation of the building modules, façades, roof profiles and roofscape are of particular importance. A building should be designed to reflect the change in the elevation of the site through stepped and articulated sections of the street façades. Within a natural, scenic setting a building is most successful when it integrates as closely as possible with the terrain of the site and its context. Excavation of natural terrain should be minimized when placing and arranging a building within the site. Natural features help integrate the building and site and should be retained where possible. Within more steeply sloping fringe areas, the traditional street network dissolves, no longer ensuring the same discipline in circulation and access. A development should maintain and/or create public access ways to other parts of the street network and to open land or trails where possible. The setting towards the mountain base becomes much less urban in character than the commercial center. The design of a building should recognize this and be integrated into its more natural and open setting. Stepping building forms to reflect site contours is preferred. A building should be designed to reflect the change in the elevation of the site through stepped and articulated sections of the street façades. P117 IV.A. Mountain Base Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 71 4.4 A building on a sloping site should be designed to reduce the perceived mass and scale and reflect the natural slope of the site. This should be achieved in all of the following ways: • Design the building to ensure that sections of the street façade(s) step in relation to the slope. • Vary the height of the building modules to maintain a human scale and to integrate with the scale of adjacent buildings. • Vary the plane and height of the street façade to express the slope of the site and continue the varied form in the roof profile(s). • Use the roof form and profile to reduce the perceived scale of the street façade(s) and roof. • Include a range of materials to express the modulation of the façade. 4.5 Design a building to integrate with the natural landscape. This shall be achieved in three or more of the these ways: • Face the building(s) toward the open landscape as well as the primary street. • Create public access through and adjacent to the site. • Reduce the height and scale of the building modules. • Reduce the building footprint and/or use smaller buildings adjacent to the open area. • Use materials which are compatible with an open or natural setting. Use the roof form and profile to reduce the perceived scale of the street façade. Pitched roof forms are effective and characteristic for buildings towards the base of the mountain. Design a building to integrate with the natural landscape. P118 IV.A. Mountain Base Character Area City of Aspen page 72 Commercial, Lodging and Historic District Design Objectives and Guidelines Public Amenity Space Providing on-site open space is a long-standing priority and characteristic of the city. The form, orientation, quality and use of such open space is important, particularly in the Mountain Base. Within the sites around the mountain base there will be the need to ensure adequate permeability and connections through a site to link with adjacent streets, open space and public trails. The Planning and Zoning Commission and/or the Historic Preservation Commission will decide whether, where and in what form Public Amenity Space will be required. Location of Public Amenity Space Public Amenity Space is a requirement in the Mountain Base character area. It should take the form of : • Public links through the site • Open space within the site that is visible from the public way • Open space used for outdoor dining adjacent to or directly visible from the public way. Within an area highly regarded for its pedestrian character and ‘walkability,’ enhancing public circulation patterns has distinct advantages and is a priority. Within the Mountain Base Character Area the development sites are potentially large and street network less complete. Providing walkways to link with the street network, open land and public trail system is therefore important. Such links may be within or at the boundary of a site, depending upon particular site constraints, adjacent street network or trails and development design. Opportunities to create public amenity space adjacent or close to and directly visible from the street for outdoor dining should be considered. This has distinct advantages in enhancing street vitality and the public attraction of the area. Located public amenity space so that it is visible from the public way. Provide pedestrian ways that accommodate convenient access to natural features adjacent to or on the site. Orient a building to face both the street and an amenity space. Position Public Amenity Space to take advantage of solar access and views. P119 IV.A. Mountain Base Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 73 4.6 Locate Public Amenity Space such that it is conveniently accessible. • Provide a walkway from the street to assure public access. 4.7 Locate Public Amenity Space such that it is visible from the public way and takes advantage of solar potential for outdoor activities related to hotels. • Positioning the space to abut a public sidewalk is preferred. If a space is located more internal to the site, it should be clearly visible. 4.8 Provide pedestrian ways that accommodate convenient access. • Walkway links should be a minimum of 12 ft. wide to provide a comfortable sense of space. 4.9 Provide Public Amenity Space which accommodates outdoor dining space adjacent or close to and directly visible from the public way. Provide Public Amenity Space which accommodates outdoor dining space adjacent or close to and directly visible from the public way. Within an area highly regarded for its pedestrian character and ‘walkability,’ enhancing public circulation patterns has distinct advantages and is a priority.Pedestrian connections through the property that connect to natural features beyond are appropriate. P120 IV.A. Mountain Base Character Area City of Aspen page 74 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Placement Street Façades & Corners A building facade should respond to the topography of the site. On sloping sites, both the street corner and often upper sections of the street façades become a part of the foreground to either mountain or city setting and views. This creates the urban grain and scale identified with the Mountain Base, as defined by the roofline or roof profiles, and the articulation and design of the street façade. The Mountain Base becomes less urban in character and prompts consideration of how buildings should integrate more effectively with increasingly natural and open background or foreground. Reducing the scale of larger development through the creation of a series of building modules or separate buildings is important. The use of setbacks, open space and landscaping help blend the building with the natural landscape. Building Setbacks 4.10 Use setbacks to reduce building scale, enhance public access and accommodate landscaping where appropriate. All of the following will apply: • Front setbacks should provide for an additional or widened sidewalk and landscaping of the front yard space. • Side setbacks should provide the opportunity to create walkways or through courts to adjacent streets and public trails. Building Orientation 4.11 Orient a primary entrance to face the street or an area of open space adjacent to the street. Buildings should be placed so that primary entrances are oriented toward the street. Orient a primary entrance to face the street or an area of open space adjacent to the street. Articulating a building façade with a change in setbacks and materials helps to reduce perceived scale and convey traditional lot patterns. P121 IV.A. Mountain Base Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 75 Building Height, Mass & Scale The character of this area is strongly influenced by the natural setting and site topography, creating a prominent situation for any development site or building. Consequently, building height, mass and scale should be modulated and articulated to vary the building profiles and to create a diverse street wall. Height Variation Building height variation is a key characteristic in this area. This helps to reduce the perceived mass of a structure as well as to promote visual interest. 4.12 A new building or addition should reflect the range and variation in building height of the Mountain Base Area. • Refer to the zone district regulations to determine the maximum height on the subject property. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building’s overall energy efficiency, for instance by providing improved day- lighting. Large buildings should be designed with a base, middle and cap to reduce the perceived scale of the building. A building should vary in height and roof profile across the site. 4.13 Incorporate varied heights of building components in a development. • On a corner site, both street façades are defined as building frontage. • Height variation and variation in profile should be expressed across the width and depth of the site. 4.14 Provide variation in building height and roof profile through one or more of the following: • Vary the heights for different sections of the development. • Vary the setbacks and wall planes of different building components. P122 IV.A. Mountain Base Character Area City of Aspen page 76 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Design & Articulation On elevated sites and in areas forming the interface between the city and open landscape the design and modulation of a larger building becomes a central consideration in the successful integration of the building and setting. Dividing a building into "modules" is therefore encouraged. However, this should not be interpreted as a series of "false fronts" of different imitated styles. At the base of the mountain the use of pitched roof profi les has an immediate affi nity with the lodging origins and heritage of the city, and presents one effective medium for the variation of roof form and apparent reduction in scale. 4.15 To reduce the perceived mass of a building, the design shall respect the natural setting and refl ect the human scale and character of the city. This shall be achieved through all of the following: • The massing of building forms • The articulation of the façade(s) through a varied roof profi le • The use of a variation in architectural materials and detailing The form and articulation of both the façade and roofscape are important elements used to reduce the perceived scale of a development. Final Review Design Guidelines The following design guidelines shall apply at the fi nal review stage. P123 IV.A. Mountain Base Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 77 Street Level Character The distinction between the first floor and the upper floors of the building also plays a key role in creating a sense of human scale and is therefore an important consideration. The design of a new building should respect the stature of the first floor, and its visual role as the tallest floor of the building. 4.16 Develop the street edge to be visually interesting to pedestrians. • Provide display windows, architectural details and landscaping to enhance the appeal of a street edge for dining and drinking opportunities. 4.17 A new building should be designed to maintain the stature of traditional street level retail frontage. • This should be a minimum of 11 ft. in floor to floor height on the first floor. • The minimum required first floor height must be maintained for at least the first 50 foot depth of the lot, and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offices, restaurant kitchens, alley commercial spaces, or similar secondary uses. 4.18 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. 4.19 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be as close to a level entrance as possible. 4.20 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. P124 IV.A. Mountain Base Character Area City of Aspen page 78 Commercial, Lodging and Historic District Design Objectives and Guidelines Roofscape On a sloping site a building should be designed using a series of roof profiles which reflect variation in the natural topography of the setting. A building's roofscape should be regarded as an architectural 'elevation', given its visibility from nearby buildings and mountain slopes. Specific attention should be paid to creating a varied and interesting roofscape. The form seen from above should reinforce the rhythm and scale of the street façade. 4.21 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Group and screen mechanical units from view. • Locate mechanical equipment to the rear of the roof area. • Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. • Use materials which complement the design of the building façades. • Design roof garden areas to be unobtrusive from the street. • Use 'green roof' design best practice, where feasible. 4.22 Variation in roof profile should be reflected in both the width and the depth of the roofscape of the building(s). Variation in roof profile should be reflected in both the width and the depth of the roofscape of the building(s). P125 IV.A. Mountain Base Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 79 Using high quality materials that convey a human scale is important to the success of a building is this area. High quality, durable materials should be employed. Architectural Materials Aspen has developed using a range of materials including wood for early mining residences and early lodge developments. Commercial structures demonstrate high quality and a sense of permanence through brick and stone. Although other materials have been used, this palette has become part of the essential character of the city. Later development has, in certain cases, interpreted this range and quality successfully in both contemporary and more traditional ways. The prominence of the area accentuates the importance of this characteristic. The role played by the palette of materials and their detailing in establishing the character of the Mountain Base should be reflected in new development. Building materials should establish a sense of human scale and convey a sense of connection with the natural features of the setting. 4.23 High quality, durable materials should be employed. • The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 4.24 Building materials should have these features: • Convey the quality and range of materials seen historically • Reduce the perceived scale of the building and enhance visual interest of the facade. • Convey human scale • Have proven durability and weathering characteristics within this climate P126 IV.A. Mountain Base Character Area City of Aspen page 80 Commercial, Lodging and Historic District Design Objectives and Guidelines Paving & Landscaping Landscaping creates a welcoming and attractive character in city hotel development, and should continue to do so in a manner which enhances both building setting and street scene. Development in this area should include decorative paving, trees and shrubs, as enhancements to the streetscape and to integrate a buildings with its setting. 4.25 Landscaping and paving should have the following characteristics: • Enhance the street scene • Integrate the development with its setting • Reflect the quality of the architectural materials 4.26 Landscaping should create a buffer between the street and sidewalk. Landscaping adds visual interest and human scale to the streetscape. P127 IV.A. City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 81 Small Lodges Character AreaEncompassing the Lodge Overlay and Lodge Preservation Overlay Zone DistrictsDesign Objectives and Guidelines Location The Lodge Overlay and Lodge Preservation Overlay Zone Districts comprise a range of individual lodge sites concentrated within or in proximity of the Main Street, Commercial, and Central Mixed Use Character Areas. They are individual sites which lie within several zone districts scattered throughout the city center. The majority of the Overlay Districts are in residential and Mixed Use (MU) Zone Districts, but a few are located in the Lodging (L) Zone District. Existing Character Aspen's small lodges are dispersed throughout residential and mixed-use neighborhoods. This has enabled a unique guest experience that allows visitors to be part of the community even if just temporarily. Each of these buildings is individual and the setting of every site is unique. While these lodges are inherently anomalies in their settings, their dimensions and character should respect their surroundings. Settings range from an urban context of lodge development through the Mixed Use multi-family scale, to the more residential and generally historic townscape of historic Main Street and its environs. Existing character is defined by the specific context of each site. The concentration of these lodge sites, within the western corridor area and around the Commercial Core, records some of the early 'resort' history of the city, and is an essential part of its present day character. Preservation of some lodges is anticipated, whereas other sites may redevelop. Small lodge sites are located within various lodge, commercial and residential areas. They are shown in the image above. P128 IV.A. Small Lodges Character Area City of Aspen page 82 Commercial, Lodging and Historic District Design Objectives and Guidelines Design Objectives The policy intent of these districts is to protect small lodge uses on sites which have been historically utilized for this purpose, and encourage the upgrade of these lodge facilities. Compatibility with the neighborhood is a requirement, coupled with a respect for the ways in which the lodge has traditionally operated. However, small lodge developments should not mimic non-lodging buildings in the neighborhood. 1. New development should be compatible with the neighborhood in which it is located. Many lodge sites are located in residential areas, where the single family character should be respected. In these settings, because the overall mass and scale of a lodge is likely to be larger than that of adjacent residences, the treatment of the edges of a lodge site is particularly important. Other lodge sites located in commercial areas will be guided by the design objectives and guidelines for the respective character area. In all cases, it is important to balance compatibility with the functional needs of a lodge development. 2. Create a distinctive experience for lodging with a sense of being in a neighborhood. Lodge overlay sites offer a special opportunity to experience the community more closely, and to feel a part of a neighborhood. Therefore, these lodges should appear related to the context in their design, while also conveying the unique character of an exciting accommodations facility. 3. Enhance the character of the street edge. A lodge overlay site should provide a street edge with visual delight and that invites pedestrian activity in the neighborhood. This can be achieved with lush landscaping, architectural details, and entrances that face the street. 4. Minimize the visual impacts of cars. Where on-site parking is permitted, it should be screened from public view. Many individual sites that comprise the Lodge Overlay Zone Districts are located within residential areas. Small Lodge sites record some of the early 'resort' history of the city and are an essential part of its present day character. Many lodge sites are located in residential areas, where the single family character should be respected. P129 IV.A. Small Lodges Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 83 The network of streets, alleys and existing pedestrian passageways enhances access throughout Aspen. Street & Alley System The street pattern is essential 'infrastructure' for the character of the city - its origins and its future evolution. The network of the town grid of streets and alleys provides the formal framework for an essentially informal architectural character. The north/south orientation of the streets frames and accentuates the perception of the city's relationship with its dramatic landscape setting. The circulation pattern provided by the network of streets, alleys and courts should be retained to ensure maximum public access. It should not be enclosed by gating and it should not be spanned by development above. Wherever possible pedestrian access should be enhanced. Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. 5.1 The network of streets and alleys should be retained as public circulation space and for maximum public access. • They should not be enclosed or closed for public access, and should remain open to the sky. • This applies to a lodge property that may include lots on both sides of an alley. Figure Ground Draft 2 February, 2007Not To Scale STREET/ALLEY EXISTING BUILDING HISTORIC BUILDING EXISTING PASSAGEWAY LEGEND P130 IV.A. Small Lodges Character Area City of Aspen page 84 Commercial, Lodging and Historic District Design Objectives and Guidelines Parking The character of Aspen is one which is most appreciated on foot and the human scale walkable concentration of streets and spaces lies at the heart of the attraction of the city. The visual impact of parking should be minimized. Whenever possible parking should be placed underground or in a structure where the scale and setting of the site affords this opportunity. Surface parking shall be placed away from the street, within the site, and effectively buffered and integrated with the site using landscaping. 5.2 Minimize the visual impacts of parking. • Parking shall be placed underground wherever possible. • Where surface parking is permitted, it shall be located to the interior of the property. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften design of parking areas and provide solar shade. 5.3 Minimize the visual impacts of surface parking. • On small lots where limited surface parking in front of the building might be considered, it should be designed and screened to minimize the visual impacts. Public Amenity Space Public Amenity Space is a development requirement for small lodge sites. For sites that lie within any Commercial, Lodge or Central Mixed Use Character Area, the Public Amenity Space objectives and guidelines for the specific character area will apply. Public Amenity Space on sites located outside of a commercial character area should reflect the development pattern established by residential open space along the block. Minimize the visual impacts of surface parking by screening parking areas with landscaping. P131 IV.A. Small Lodges Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 85 Building Placement The predominant pattern of development, defined by the lot pattern, lot coverage and building orientation, should set the precedent for lodge development. This should ensure that building form and scale, particularly on larger sites, is in keeping with the established pattern. Within parts of the residential area the existing lot pattern creates a rhythm and relationship for individual building façades, set within their own landscaped open space and tree-lined setting. Front, side and rear setbacks create the relationship between building and lot, and form the basis of the development pattern and perceived building scale. Predominant neighborhood setbacks should be respected. Building orientation, within this lot and setback pattern, should also set a precedent for future development form. Mature trees should be maintained. Corner sites present the scale of the building in a more public three dimensions, and require design configuration in accordance with the prominence of the site. 5.4 Front, side and rear setbacks should generally be consistent with the range of the existing neighborhood. • These should include landscaping. 5.5 Within an established residential context, a lodge building should reflect traditional lot widths in more than one of the following ways: • The variation in building height. • The modulation of the building elements. • The variation in façade heights. • The street façade composition. • The variation in design and materials to emphasize the building module. Sensitive contextual design may require particular attention to the modulation of building height, form and profile. Front setbacks and mature landscaping should be maintained where a lodge is introduced into a residential context. P132 IV.A. Small Lodges Character Area City of Aspen page 86 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Height, Mass & Scale Where an existing pattern of development has been defined, increasing heights should be used judiciously. While larger buildings are anticipated, they should be designed in modules that reflect the scale of nearby buildings. Sensitive contextual design requires particular attention to building height, form and profile. For example, a proposed building which is taller than adjacent residential development should step down in height where it approaches the adjacent lot. Roof forms also should be a central consideration, directly informed by the immediate setting. The pitched roof form of residential type buildings provide a medium which can create a perceived reduction in scale and an interesting and varied profile where the building is modulated. Height and Height Variation 5.6 Building height should generally fall within the range established by the setting of adjacent buildings and the nearby street blocks. • If two stories are predominant a third story portion may be permitted if located in the center or as an accent on a corner. • Higher sections of the building should be located away from lower adjacent buildings. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. A bulk plane is created by stepping down the height of a building adjacent to a single family residential building. P133 IV.A. Small Lodges Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 87 5.7 A building should respect the traditional lot width and scale of the context in the form, modulation and variation of the roofscape. • On sites exceeding 60 feet in width, the building height and form should be modulated and varied across the site. • The width of the building or of an individual building module should reflect traditional facade widths in the area. 5.8 Building height adjacent to a historic single story residential building should fit within a bulk plane which: • Has a maximum wall height of 15 ft. at the required side yard setback line, and • Continues at a 45 degree angle from this wall plate height until it reaches the maximum permitted building height. 5.9 Building height adjacent to a residential zone district should fit within a bulk plane which: • Has a maximum wall height of 25 ft. at the required side yard setback line, and • Continues at a 45 degree angle from this wall plate height until it reaches the maximum permitted building height Use roof materials which complement the design of the building facades. P134 IV.A. Small Lodges Character Area City of Aspen page 88 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Design & Articulation The setting for the small lodges varies greatly, ranging from commercial to an entirely residential, often historic, setting. It is important that the design for the site and building are defined through an analysis of the individual context. Facades should be articulated and detailed to refl ect and enhance the visual interest of the street and to maintain or create a context-specifi c sense of human scale. This will include variation in building form and profi le, articulation of façade planes, fenestration patterns and architectural detail. 5.10 A new building shall be designed to maintain a minimum of 9 feet from fl oor to ceiling on all fl oors. Final Review Design Guidelines The following design guidelines shall apply at the fi nal review stage. 5.11 To reduce the perceived mass and scale of a building, the design should respect the setting and refl ect the human scale and character of the neighborhood. This shall be achieved through all of the following: • The varied massing of building forms • The articulation of the façade(s) through a varied roof profi le • The articulation of the façade through varied wall planes. • The use of a variation in architectural materials, and detailing 5.12 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be as close to a level entrance as possible. 5.13 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. Design a building to include variation in form and profi le to achieve a sense of human scale. P135 IV.A. Small Lodges Character AreaCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 89 Roofscape A building's roofscape should be regarded as an architectural 'elevation', given its visibility from nearby buildings and mountain slopes. Specific attention should be paid to creating a varied and interesting roofscape. The form seen from above should reinforce the rhythm and scale of the street façade. 5.14 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Locate mechanical units to minimize the impact on adjacent residential uses. • Employ an acoustic screen to buffer the noise from mechanical equipment and minimize the impact on adjacent residential uses. • Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. • Use materials which complement the design of the building façades. • Design roof garden areas to be unobtrusive from the street. • Use 'green roof' design best practice, where feasible. Architectural Materials The existing palette of building materials is an established part of the sense of history of an area and its role in present city character. Previous lodge development has used a range of materials, including wood, brick, stonework and other materials. New materials can bring fresh energy and highlight different use. Additionally, where used effectively they can enhance a sense of human scale and a distinct impression of historical continuity within a spectrum of continuous development. Roof materials are also significant in the definition of character within an area of mainly pitched roof form. High quality, durable materials should be employed. 5.15 High quality, durable materials should be employed. • The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 5.16 Building materials should have these features: • Convey the quality and range of materials seen historically. • Reduce the perceived scale of the building and enhance visual interest of the facade. • Convey human scale. • Have proven durability and weathering characteristics within this climate. P136 IV.A. Small Lodges Character Area City of Aspen page 90 Commercial, Lodging and Historic District Design Objectives and Guidelines Paving & Landscaping The residential context is characterized by mature tree cover and landscaping. This is an important factor in the softening of the impact of any new lodge development and in its integration within an established setting. Wherever possible existing mature tree cover and landscaping should be retained and additional landscaping and tree planting included. Access points should be sited to avoid the loss of existing mature street trees. 5.17 Maintain a high degree of landscaping on a lodge site. • The location of a new building should minimize the loss of existing mature tree cover and landscaping. • Also include additional tree planting and landscaping within front and side yard areas. Landscaping and paving should enhance the street scene, integrate the development with its setting and reflect the quality of the architectural materials. Maintain a high degree of landscaping on a lodge site. The residential context is characterized by mature tree cover and landscaping. This is an important factor in the softening of the impact of any new lodge development and in its integration within an established setting. P137 IV.A. City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 91 Commercial Core Historic DistrictEncompassing the Commercial Core Zone DistrictDesign Objectives and Guidelines This chapter presents guidelines for new construction and alterations to existing non- historic structures in the Commercial Core Historic District. Key design characteristics of this district are summarized and then specific guidelines are presented. Location The Commercial Core of the city is defined by Monarch Street to the west, Durant Avenue to the south, Hunter Street to the east, and roughly the alley to the north of Main Street to the north. (See the Character Area map in the appendix.) Policy: Improvements in the Commercial Core Historic District should maintain the integrity of historic resources in the area. At the same time, compatible and creative design solutions should be encouraged. Existing Character The heart of Aspen centers around the Commercial Core Historic District. It is the first area that developed in the early mining days of the town and its character reflects this rich mining heritage, which is the image that many carry with them of this historic Colorado mountain town. Each historic building contributes to the integrity of the district and preservation of all of these resources is, therefore, crucial. This is especially important as new development continues. The Commercial Core Zone District is located at the core of Downtown Aspen. Main Str e e t Galen a S t r e e t P138 IV.A. Commercial Core Historic District City of Aspen page 92 Commercial, Lodging and Historic District Design Objectives and Guidelines Street Pattern As the historic core of the city, its current urban form reflects these origins. It is a grid of streets aligned to the north. Rectangular street blocks of 270 ft. by 220 ft. with long axes and rear alleyways are oriented east-west, and subdivided into 30 by 100 ft. lots. Buildings generally occupy the full lot width within the core area and span the full depth from street frontage to rear alley. This arrangement still anchors the historical urban form of the city, despite some recent departures from the traditional hard street edge. The variety of building forms & scales is influenced in areas by previous site-based open space requirements. The traditional lot widths continue to define the majority of the buildings in this area, either in total width or, where lots have been amalgamated, in their architectural composition, articulation and fenestration pattern. This ensures that the city center is still appreciated for its essential human scale, concentration of historic buildings and visual and cultural experience. Building Character The commercial buildings of the mining era establish the context for new construction, even though individual landmarks of later periods may also be found in the area. Buildings range in scale from early residential including miners’ cottages to larger 'iconic' landmark Victorian commercial and community buildings. The latter tend to occupy corner sites and range in scale from one to three stories in height. This area includes the varied range of buildings dating from the city’s early history and representing all periods of development in the evolution of Aspen. The character is predominantly urban, while the building pattern in many areas continues to exhibit the original traditional lot width arrangement. The street façades are strongly defined in many areas by a combination of larger Victorian and smaller scale buildings. This is particularly the case on street corners. The street pattern frames spectacular scenic views. P139 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 93 Storefront context Most buildings have features associated with traditional commercial designs. Ground level floors of the buildings are oriented to pedestrian views, with large display windows highlighting the goods and services offered for sale inside. Recessed entries are also typical. A horizontal band of molding usually separates the ground floor from upper portions of the façade and the parapet is capped with a decorative cornice. These elements combined to establish a horizontal emphasis along the street. Fenestration on upper floors is predominantly solid and void ‘hole in the wall’ form and vertical in proportion, reflecting classical architectural proportions. There are, however, departures from this pattern which contribute to the rich diversity of the street. Outdoor Spaces There are also instances of small scale spaces created by the set back of building façades. They are, however, the exception to the historic alignment of building fronts. Where these are used for outdoor dining they provide attractive public gathering spaces and street vitality. The intent is to maintain the strong definition of the street wall in this area, and therefore creating further breaks in the street wall should be minimized. The resulting character is both intimate and stimulating, and in keeping with the variety and harmony unique to Aspen. There have been departures from the hard street edge, where more recent development has stepped back to create semi-basement space and detached or internal retail frontage often on more than one level. In many cases these have detracted from the immediate relationship between shop frontage and public sidewalk and the sense of street façade definition, with adverse effects on street vitality and the urban character within downtown Aspen. A hard street wall as seen along the walking mall downtown is a characteristic throughout Character Area 1. Victorian storefronts anchor the Commercial Core and define the key characteristics of building height, mass, articulation and materials. P140 IV.A. Commercial Core Historic District City of Aspen page 94 Commercial, Lodging and Historic District Design Objectives and Guidelines Design Objectives These are key design objectives for the Commercial Core. The City must find that any new work will help to meet them: 1. Maintain a retail orientation. Traditionally the hub of Aspen and the center of commercial and cultural activity, the Commercial Core should remain so. Designs for new construction should reinforce the retail-oriented function of the street and enhance its pedestrian character. 2. Promote creative, contemporary design that respects the historic context. While new construction should be compatible with the historic character of the district, designs should not copy early styles but instead should seek creative new solutions that convey the community’s continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. 3. Maintain the traditional scale of building. The Commercial core of the city is likely to experience continuing market pressure for hotel, commercial and residential development and the parallel needs of affordable commercial and residential accommodation. It is important that future growth acknowledges, complements and enhances the existing scale and character of this area. 4. Reflect the variety in building heights seen historically. New development should stay within the range of building heights, and be designed to reflect the variation in height across traditional lot widths. The scale and form of a new building should be designed to safeguard the setting of a historic building, whether single story or the large ‘iconic’ three plus stories. 5. Accommodate outdoor public spaces where they respect the historic context. The street vitality associated with the center of the city should be retained and enhanced through a combination of the form and design of the walkable street network and the associated areas of public gathering space at street level and above. The design of any public space within the core should be a central consideration in the design and configuration of the building, to ensure that it contributes to a positive experience in the streetscene, whether or not used for street dining. 6. Promote variety in the street level experience. Architectural form should recognize existing scale and diversity and build upon established design traditions, creativity and innovation in a manner which strengthens the architectural richness and identity of the city core. The contextual contribution of building and storefront design will depend on detailed consideration of the street façade and associated landscaping and paving. 7. Preserve the integrity of historic resources within the district. The original form, character, materials and details of historic resources should be maintained. This applies to individual structures of landmark quality as well as more modest "contributing" structures. P141 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 95 Street & Alley Systems The street pattern is essential 'infrastructure' for the character of the district. The north/ south orientation of the streets accentuates the relationship of the City with its dramatic landscape setting. The circulation pattern provided by the network of streets, alleys and courts should be retained to ensure maximum public access. It should not be enclosed by gating and it should not be spanned by development above. Wherever possible pedestrian access to alleys should be enhanced. The creation of additional public walkways to rear alleys and other public spaces enhances the interest of the city center. Additional links and an enhanced public circulation pattern can increase commercial frontage and access to the side, to the rear and also to the interior of development sites. Improved access also creates opportunities for additional commercial space, which is to be encouraged. Street Grid The original arrangement of parcels signifi cantly affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. The layout of early buildings, streets, sidewalks and alleys still can all be seen in this system, and should be maintained. 6.1 Maintain the established town grid in all projects. • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. Figure Ground Draft 2 February, 2007Not To Scale STREET/ALLEY EXISTING BUILDING HISTORIC BUILDING EXISTING PASSAGEWAY LEGEND The network of streets, alleys and existing pedestrian passageways enhances access in the downtown. Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. P142 IV.A. Commercial Core Historic District City of Aspen page 96 Commercial, Lodging and Historic District Design Objectives and Guidelines Internal Walkways 6.2 Public walkways and through courts, when appropriate, should be designed to create access to additional commercial space and frontage, within the walkway and/or to the rear of the site. • See also: Public Amenity Space design guidelines. Alleys Historically, alleyscapes were simple and utilitarian in character, with a variety of materials and building scales. Many structures had additions that were subordinate to the main building, stepping down in scale at the alley. Others had loading docks, stairs and balconies that contributed to the human scale. This traditional character should be maintained, while accommodating compatible new uses. The continued development of visual interest in these alleys is encouraged. Greater variety in forms and materials is also appropriate here. 6.3 Develop an alley façade to create visual interest. • Use varied building setbacks and changes in materials to create interest and reduce perceived scale. • Balconies, court yards and decks are also appropriate. • Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. Maintain the established town grid in all projects. P143 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 97 Where a parking structure might be considered this should be within a 'wrap' of commercial and/or residential uses, as this building is. Parking The character of the Commercial Core Historic District is one which is primarily appreciated on foot. The human scale and concentration of walkable streets is a key attraction. Therefore the visual impact of parking should in all cases be minimized. Parking should be structured or placed underground where the scale and setting of the site affords this opportunity. Where a parking structure is considered this should be contained within a 'wrap' of commercial and/or residential uses. 6.4 Structured parking should be placed within a 'wrap' of commercial and/or residential uses. • The exposure of auto entry areas should be minimized. 6.5 Structured parking access should not have a negative impact on the character of the street. The access shall be: • Located on an alley or secondary street if necessary. • Designed with the same attention to detail and materials as the primary building façade. • Integrated into the building design. Parking access located on an alley and integrated into the building design. P144 IV.A. Commercial Core Historic District City of Aspen page 98 Commercial, Lodging and Historic District Design Objectives and Guidelines Public Amenity Space On-site and communal open space has been a long-standing priority and characteristic of the city. Where it is required the form, orientation, quality and use of such open space is of the utmost importance. Well defined public space should be integrated with traditional streetscape character. The Planning and Zoning Commission and/or the Historic Preservation Commission will decide whether, where and in what form Public Amenity Space will be required. In the past, open spaces occurred as accents along the street, usually where a house existed in the historic context or where a lot stood temporarily vacant. In more recent years, outdoor spaces were built that sometimes eroded the character of the street edge. These conditions are not precedents for future development. While some open space may occur, it should be subordinate to the traditional character of the street. Public amenity space along the primary street frontage should be an accent within, and exception to, an otherwise well defined street façade. There will be locations within the city core where the character and setting of the site or a historic building will also influence the form, location or appropriateness of such a space. In every case Public Amenity Space should be well defined and carefully designed. The design of public gathering space, its enclosure, layout and content, will be an integral consideration in the proposed form of the space. Although a matter for full review and approval at the Final Stage, its design should be envisioned at the time of conceptual review. Design Objectives Where considered to be compatible within the Commercial Core Historic District, public amenity space should be designed and placed to achieve the following objectives: • Create an active and interesting street vitality through the promotion of public gathering space. • Maintain a well-defined street edge and street corner to ensure that such public space creates an accent within the street façade. • Create an additional commercial frontage and/or space to the side or rear of the site or building • Create a well defined, localized public space at the street edge, where e.g. additional space for street dining might be beneficial. • Design a space that maximizes access to sunlight throughout the year. • Create a second level space designed to ensure that it is permanently open to the public and provides interest in the form of a scenic or other interpretive marker for the life of its service as a public amenity space. • Achieve second floor patio space that provides access to affordable commercial uses. The Downtown Enhancement and Pedestrian Plan should serve as an additional reference. Where open space within a parcel is appropriate, develop an amenity that can be experienced by the general public. P145 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 99 The walking mall in Downtown Aspen provides substantial public amenity space for the buildings located there, and therefore creating breaks in the block façade within this area to provide more street- facing public amenity space should be carefully considered. A variety of public amenity spaces exist in Downtown Aspen. In future development it is important to focus on the quality of the space rather than the quantity. Public Amenity Space Types Public amenity space is a requirement in the Commercial Core. In this area, particular types of public amenity space would be in character with the urban form of the Commercial Core area. These include: • Street facing amenity space • Mid-block walkway amenity space • Alley side amenity space • Second level amenity space • Front yard amenity space Guidelines for the location and design of each of these types follow. P146 IV.A. Commercial Core Historic District City of Aspen page 100 Commercial, Lodging and Historic District Design Objectives and Guidelines Street facing amenity space should contain public art and other amenities to promote its use. Street facing amenity space should abut the public sidewalk, be level with the sidewalk, open to the sky, directly accessible to the public and be paved or otherwise landscaped. Street Facing Amenity Space A street facing amenity space, usually located towards the middle of a block, may be considered. However, within the heart of the district, where the greatest concentration of historic storefronts align, creating new gaps in the street wall is discouraged. Providing space on sites that are located in the outer edges of the district, especially along the southern edge is more appropriate. 6.6 A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky • Be directly accessible to the public • Be paved or otherwise landscaped 6.7 A street-facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core. • Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defi ned, with buildings placed at the sidewalk edge. • Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. 6.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: • Street furniture • Public art • Historical/interpretive marker The detailed design of Public Amenity Space, with regard to guidelines 6.8, will be a matter for approval at the Final Review Stage, although it may be discussed at the Conceptual Stage. P147 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 101 Mid-Block Walkway Amenity Space New buildings on sites occupying more than one traditional lot width may provide a mid- block walkway or through court within a single development or between two developments. This type of space shall be an extension of and a complement to the street and public circulation network within the center of the city. See also Street & Alley System design guidelines. The Commercial Core is highly regarded for its pedestrian character and ‘walkability’. The opportunities created by the extension and enhancement of the public circulation network has distinct urban benefits and is encouraged. Typically only one such space would occur along a single block face. This form of Public Amenity Space should be a consideration on larger development sites within the city. It links the potential of additional commercial frontage and access, with human scale space and circulation, enriching the public experience. Situated along the edge of a development site, it should extend to link with the rear alley. Adjacent to a residential type historic building it can provide a respectful break and a space between the two. 6.9 Mid-block walkways shall remain subordinate in scale to traditional lot widths. • Mid-block public walkways shall be between 8 ft. and 10 ft. in width. 6.10 A mid-block walkway should provide public access to the following: • Additional commercial space and frontage within the walkway • Uses located at the rear of the property A mid-block passage may link through a property to provide access to uses along the side of a building or to businesses on an alley. A passageway may be considered as Public Amenity Space when it remains subordinate to the continuity of the block face. It should be designed to visually appealing and to provide access to active uses. P148 IV.A. Commercial Core Historic District City of Aspen page 102 Commercial, Lodging and Historic District Design Objectives and Guidelines Alley Side Amenity Space Public amenity space may be located to the rear of the site in association with the alleyway. Such a space shall provide access to commercial uses at the street or second fl oor level. Public amenity space may also be located at the corner of an alley and a street. Such spaces should be designed to enhance the use of alleys for supporting commercial uses. 6.11 An alley side amenity space shall be designed to have these characteristics: • Direct public access to commercial space at street or second fl oor levels • Maximize solar access to the alley side amenity space • Enhance of the attractiveness and use of the rear alley • Minimize the adverse impacts of adjacent service and parking areas Public amenity space located at an alley should generally be south facing to maximize solar access for the space and provide access to commercial space that may be located there. P149 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 103 Second Level Amenity Space An outdoor patio space on a second fl oor, which is directly accessible to the general public, will be considered as a form of public amenity space when it is compatible with the historic context and is clearly inviting for public use. This will be most successful in association with outdoor dining space. In this respect it may be favorably considered within sites affected by mountain view planes. 6.12 Second level amenity space should be compatible with the character of the historic district. • It shall remain visually subordinate to any historic resource on the property. • If located on a historic property, it may not alter the appearance of the resource as seen from the street. 6.13 A second fl oor amenity space should meet all of the following criteria: • Ensure consistent public access • Be dedicated for public use • Provide a public overlook and/or an interpretive marker • Be identifi ed by a marker at street level 6.14 Second level space should be oriented to maximize solar access and mountain views, or views of historic landmarks. 6.15 Second level space should provide public access by way of a visible and attractive public stair or elevator from a public street, alley, or street level amenity space. Second level public amenity space shall provide permanent public access from the street. Outdoor private space shall be demarcated from the public amenity space. Second level space shall be accessible from a public space such as a sidewalk or street facing amenity space. P150 IV.A. Commercial Core Historic District City of Aspen page 104 Commercial, Lodging and Historic District Design Objectives and Guidelines Front Yard Amenity Space Certain areas within the Commercial Core retain a distinct historic residential character. This is often defined by a landscaped front yard and side yard setback. To maintain and enhance this tradition in certain areas, a landscaped front yard amenity space may be considered. 6.16 Second level dining may be considered. • If the use changes, the space must remain accessible to the public, so long as it is to be considered meeting the public amenity space requirement. 6.17 Front and side yard amenity space should be considered in the context of a historic one story residential type building. Building Placement Street Corners Street corners are important elements in the street block and in the framing of many of the views which characterize the Commercial Core. Many buildings on corner lots exhibit special features that add accents. Corner entrances and storefront windows that extend along intersecting street façades are examples. These elements are appropriate in many corner lot locations and should be encouraged. Here the buildings should confirm the pattern of a strongly defined building wall at the street edge. Building façades should be oriented parallel to the street, with variation in front wall setbacks kept to a minimum. Any departure from the street wall, for well defined and designed public dining space, should occur as an accent within the street block, not the predominant pattern. Exceptions for street dining might be considered, in the outer southern edge of the Commercial Core. These sites often serve as focal points for public activity and therefore sitting areas and other gathering spots are appropriate in the outer edges of the district. Certain areas within the commercial core are identified with historic single story buildings with setbacks. Front yard setback areas may be considered as public amenity space in such an instance. This figure ground study illustrates the alignment and amount of open space along the street edge during the year 1904. E. Hyman Ave. S. M i l l S t r e e t S. G a l e n a S t r e e t The Wheeler Opera House The same blocks in 1999. Notice how the increased use of open space has eroded the building wall along the street. E. Hyman Ave. S. M i l l S t r e e t S. G a l e n a S t r e e t The Wheeler Opera House Pedestrian Mall Pe d e s t r i a n M a l l P151 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 105 Building Setbacks The Commercial Core has a strong and relatively consistent street façade line. Corner buildings, often of late 19th/early 20th century form, anchor the street block in many instances. Within the street façade however there are some departures from this where small areas of open space provide individual street dining experiences. Setbacks within the central commercial area should reinforce the objective of maintaining and enhancing the special urban and traditional character of the strong urban edge of the street façade and street corner. Local areas of open space also further the objective of the street vitality created by well defined dining space within the city. These should however remain as an accent within the street façade. Side setbacks provide the opportunity to create or enhance public passageways or through courts to the rear alley, with the advantages of improved public permeability, access and additional commercial frontage. See also Street & Circulation Pattern design guidelines. Rear setbacks create the opportunity to achieve more creative and attractive commercial and public space to the rear of the site and alley. In sum, buildings create a strong edge to the street because they traditionally aligned on the front lot line and were usually built out to the full width of a parcel. Although small gaps do occur between some structures, these are exceptions. This uniform wall of building fronts is vitally important to the historic integrity of the district and should be preserved. This second floor patio incorporates an abstract interpretation of upper-story windows and cornice elements to define the space and maintain the building wall line along the block. Traditionally, commercial buildings were built to the sidewalk edge and anchored the corner. This should be continued. P152 IV.A. Commercial Core Historic District City of Aspen page 106 Commercial, Lodging and Historic District Design Objectives and Guidelines 6.18 Maintain the alignment of façades at the sidewalk’s edge. • Place as much of the façade of the building at the property line as possible. • Locating an entire building front behind the established storefront line is inappropriate. • A minimum of 70% of the front façade shall be at the property line. 6.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Circulation Pattern and Public Amenity Space guidelines. Building Orientation Development within the core area has been traditionally oriented with the street grid. This relationship should be maintained. 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. • The front of a primary structure shall be oriented to the street. 6.21 Orient a primary entrance toward the street. • Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way. • Do not orient a primary entrance to an interior court. • Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. Maintain the alignment of façades at the sidewalk's edge. P153 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 107 Building Form A prominent, unifying element of the Commercial Core is the similarity of building forms. Commercial buildings were simple rectangular solids, deeper than they were wide, with flat roofs. In a few instances, gabled roofs, with false fronts, may have been seen. This characteristic of flat roof lines is important and should be continued in new projects. 6.22 Rectangular forms should be dominant on Commercial Core façades. • Rectangular forms should be vertically oriented. • The façade should appear as predominantly flat, with any decorative elements and projecting or setback “articulations” appearing to be subordinate to the dominant form. 6.23 Use flat roof lines as the dominant roof form. • A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof form. • Parapets on side façades should step down towards the rear of the building. • False fronts and parapets with horizontal emphasis also may be considered. 6.24 Along a rear façade, using building forms that step down in scale toward the alley is encouraged. • Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. • Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. Rectangular forms should be dominant on Commercial Core façades. street sidewalk Orient a building parallel to its lot lines. YES!YES!NO!YES! P154 IV.A. Commercial Core Historic District City of Aspen page 108 Commercial, Lodging and Historic District Design Objectives and Guidelines Maintaining a block façade and orienting new development with the street grid are two key objectives in the Commercial Core District. Building Height, Mass & Scale The character of the Commercial Core derives in part from the range and variety of building heights. These vary from one to three stories. Building height with traditional lot width and creates a constantly changing cornice profile along a block face. This is the basis of the human scale, architectural character and visual vitality of the city center. New development in this area should continue this variation. With respect to scale, a new building shall also be sensitive to nearby historic building These range from single story historic residential structures to three story Victorian commercial buildings. Two Story Scale 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. • Establish a two-story height at the sidewalk edge, or provide a horizontal design element at this level. A change in materials, or a molding at this level are examples. Height Variation In the Commercial Core area building heights range from one to three stories. This variation in façade height is a key characteristic that should be maintained. Variation in height should occur where the site is larger than two traditional lot widths, in order to reduce overall scale of the building. A variation in façade height, often in conjunction with setting back an upper floor, may be required. 6.26 Building façade height shall be varied from the façade height of adjacent buildings of the same number of stories. • If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in façade height by a minimum of 2 ft. Maintain the average perceived scale of two-story buildings at the sidewalk. P155 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 109 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. • Refer to the zone district regulations to determine the maximum height limit on the subject property. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day- lighting. 6.28 Height variation should be achieved using one or more of the following: • Vary the building height for the full depth of the site in accordance with traditional lot width. • Set back the upper floor to vary the building façade profile(s) and the roof forms across the width and the depth of the building. • Vary the façade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. A B Methods of achieving height variation within a single building include (A) stepping the building down as it approaches the alley and (B) stepping the building along the primary façade. Building façade height shall be varied from the façade height of adjacent buildings of the same number of stories. Existing Building New Building 38'42' A new building or addition should reflect the range and variation in building height of the Commercial Core. P156 IV.A. Commercial Core Historic District City of Aspen page 110 Commercial, Lodging and Historic District Design Objectives and Guidelines Height Variation for Larger Sites Buildings within the commercial center and historic core of Aspen represent the traditional lot widths of the city (30 ft.), either in building width or the horizontal and vertical design articulation of the street façade. New development occupying a site of more than one traditional lot width should be designed to integrate with the scale created by narrower existing buildings. The architectural rhythm of earlier street façades should also be reflected in new development to retain and enhance the human scale and character of the center of the city. 6.29 On sites comprising more than two traditional lot widths, the façade height shall be varied to reflect traditional lot width. • The façade height shall be varied to reflect traditional lot width. • Height should be varied every 60 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. façade modules may be three stories tall, within an individual building. • A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street façade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used: • Variation in height of building modules across the site • Variation in massing achieved through upper floor setbacks, the roofscape form and variation in upper floor heights • Variation in building façade heights or cornice line Height variation can occur in a number of ways, depending on site conditions and design intent. P157 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 111 Height Adjacent to Historic Structures The Commercial Core Historic District is the setting for a very diverse range of historic structures. Designing a building in the historic district demands a sensitivity in design analysis and approach which is exacting and which will vary with each situation. The intent is that a new building or addition to an existing building should be designed to respect the height and scale of historic buildings within the commercial core. 6.31 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 6.32 When adjacent to a one or two story historic building that was originally constructed for commercial use, a new building within the same block face should not exceed 28 in height within 30 ft. of the front façade. • In general, a proposed multi-story building must demonstrate that it has no negative impact on smaller, historic structures nearby. • The height and proportions of all façade components must appear to be in scale with nearby historic buildings. 6.33 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure, within the same block face. 6.34 The setting of iconic historic structures should be preserved and enhanced when feasible. • On sites comprising more than two traditional lot widths, the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade. • Step a building down in height adjacent to an iconic structure. • Locate amenity space adjacent to an iconic structure. New infill adjacent to historic miners cottages shall not exceed 28 ft. in height within 30 ft. of the property line adjacent to the historic structure. Building façade height shall be a maximum of one floor higher within 30 ft. of an adjacent single story historic building. Iconic Historic Structures Visually prominent historic structures influence the design character of Downtown Aspen and should be recognized. These are: • The Wheeler Opera House • The Elks building • The Independence building • Pitkin County Courthouse • Hotel Jerome • City Hall • St. Mary’s Church Historic One Story Residential type Building Historic One Story Commercial Type Building P158 IV.A. Commercial Core Historic District City of Aspen page 112 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Design & Articulation The special character of the Commercial Core relies upon an intimate human scale and a variation in building height, massing, design, architectural detail and materials. This concentrated and rich visual vitality is infl uenced by the articulation of the traditional lot width in the city center. It is important that new buildings which occupy more than one traditional lot width be articulated to refl ect these characteristics of Aspens urban form and scale. There are limits to the degree of variation that should occur, however. Excessive articulation of the street façade, for example in the use of multiple setbacks from the edge of the sidewalk, would be out of character. This would weaken the coherence of the street block and the sense of enclosure. Articulation can be refl ected in the height, design and variation in the modules and form of the street façades. It is also refl ected in the roofscape. In the city center this is predominantly of fl at roof form, often with decorative street façade parapet & cornice. Because buildings are viewed from the mountain slopes, enhancing the roofscape is especially important. The vertical articulation of the street façade as a ‘base, middle and cap’ is also important in the composition of a human scale of building and street façade. This is often defi ned by the fi rst fl oor storefront, elements of façade composition and hierarchy of the fenestration pattern, as well as the cornice or similar horizontal element. The depth of modeling, texture and detail of the façade is essential to the creation of the light and shadow which defi ne and animate the scale and character of the street façade. Final Review Design Guidelines The following design guidelines shall apply at the fi nal review stage. Architectural proportion of the street façade is an established characteristic of both traditional and successful urban form, and the current character of the center of the city. Traditional building materials convey a sense of human scale. P159 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 113 Expression of Lot Widths The street façade is composed of a sequence of buildings defined either in width or in design arrangement by original lot dimensions. Within this framework the height of each building or section of building may vary. The building façade composition, fenestration pattern, detail and materials will accentuate the diversity of the street façade, and consequently the richness of the street character. Articulation of the traditional lot width enables larger scaled development to integrate more successfully within the current context. It also creates the opportunity to enhance visual vitality and activity in various respects within the building. A new building should be modulated or otherwise designed to define this unit of scale. 6.35 A new building shall reflect the traditional lot width (30 ft.) as expressed by two or more of the following: • Variation in height at internal lot lines • Variation in the plane of the front façade • Street façade composition • Variation in architectural detailing and materials to emphasize the building module 6.36 The detailed design of the building façade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following: • The fenestration grouping • The modeling of the façade • The design framework for the first floor storefront • Variation in architectural detail and/or the palette of façade materials one building 30'30' A larger building may be divided into "modules" that reflect the traditional scale of construction. A larger building shall reflect traditional lot widths. Variation at the traditional lot width is a characteristic of the Commercial Core that should be maintained. P160 IV.A. Commercial Core Historic District City of Aspen page 114 Commercial, Lodging and Historic District Design Objectives and Guidelines Façade Articulation Traditional architectural composition aligns elements within adjacent street façades, and in doing so creates a sense of cohesion and human scale. Façade articulation depends upon design definition of the 'base, middle and cap' of the building façade as well as the reflection of the traditional lot width. While the emphasis is often placed on the stature and design of the first floor storefront, this visual prominence also depends upon its relationship with the façade above. The hierarchy of proportion in the sequence and pattern of windows and capping cornice help to complete the façade composition and define the height of the building in increments which relate to human scale. The design of a new building should include such articulation to reflect the traditional character of the street façade(s). The three dimensional quality of the design of the building façade is a characteristic of the city center. This is also essential to the visual strength, presence and animation of the street façade, through play of light and shadow. The design of buildings within the Core should include various elements which integrate with the traditional street façade. Traditionally these would include pilasters, moldings, cornices, window dressings and reveals. Contemporary interpretations of these details are encouraged. 6.37 Divide a larger building into “modules” that are similar in width to buildings seen historically. • Where a building is planned to exceed one lot width, use a change in design features to suggest the traditional building widths. Changes in façade material, window design, façade height or decorative details are examples of techniques that should be used. These variations should be expressed throughout the depth of the structure, including its roof, such that the composition appears to be a collection of smaller buildings. Façade sculpting should be an integral part of the design of a building in the city core. P161 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 115 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street façade. All of the following should be addressed: • The design and definition of the traditionally tall first floor • The proportions of the upper level fenestration pattern • The completion of the sheer street façade(s) with capping cornice or other horizontal modeling 6.39 A building should reflect the three- dimensional characteristics of the street façade in the strength and depth of modeling, fenestration and architectural detail. Repetition of Façade Elements Patterns are also created along the street by the repetition of similarly-sized building elements. For example, the repetition of upper story windows across some building fronts creates a unifying effect. In particular, windows, details, ornaments and cornice moldings reoccur frequently. These details also have substantial depth, such that they cast shadow lines and add a three-dimensional feel to the façade. They combine to form a composition for each building that has variations of light and dark, solid and void, rough and smooth surfaces. This variety within an overall composition is an essential characteristic, and should be incorporated in new designs. 6.40 Maintain the repetition of similar shapes and details along the block. • Upper story windows should have a vertical emphasis. In general, they should be twice as tall as they are wide. • Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street façade. P162 IV.A. Commercial Core Historic District City of Aspen page 116 Commercial, Lodging and Historic District Design Objectives and Guidelines Rhythm of Entries Most primary entrances to buildings are recessed, providing a shaded area that helps to define doorways and to provide shelter to pedestrians. The repetition of this feature along the street contributes to the human scale of the area, and should be continued in future projects. Entrance doors were traditionally topped with transom windows that extended the vertical emphasis of these openings. 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block. • Set the door back from the front façade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians. • Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s). • Use transoms over doorways to maintain the full vertical height of the storefront. Alignment of Horizontal Elements A strong alignment of horizontal elements exists that reinforces the overall two-story scale of the district. Alignment is seen at the first floor level with moldings that are found at the top of display windows; at upper floor levels, alignment is found among cornices, window sills and headers. This alignment of horizontal features on building façades is one of the strongest characteristics of the street and should be maintained in new construction. 6.42 The general alignment of horizontal features on building fronts should be maintained. • Typical elements that align include window moldings, tops of display windows, cornices, copings and parapets at the tops of buildings. • When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the façade elements. The alignment of horizontal features on building façades is one of the strongest characteristics of the street and should be maintained in new construction. The repetition of this feature along the street contributes to the human scale of the area, and should be continued in future projects. P163 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 117 Street Level Character Aspen is widely recognized for its visually vibrant and attractive street character. Several characteristics combine to create this. They include the stature and also the design character of the traditional first floor retail frontage. New development within the central area of the city should be designed to acknowledge, reflect and interpret these characteristics. The quality of the design of the first floor is also essential to the creation of an attractive and successful secondary frontage to the side or the rear of the building. Floor Stature The architectural proportion of the street façade is an established characteristic of both traditional and successful urban form, and the current character of the Commercial Core. The design of a new building should respect the heights of traditional building design, in the stature of the first floor and in the hierarchy and the proportion of upper floors as expressed in the building façade. The street level features of traditional Aspen commercial buildings are clearly distinguishable from the upper floors. First floors are predominantly fixed plate glass with a small percentage of opaque materials. Upper floors are the reverse; opaque materials dominate, and windows appear as smaller openings puncturing the solid walls. These windows are usually double-hung. The street level is generally taller than the upper floors. Storefronts of 12 to 14 feet high are typical, whereas second floors of 10 to 12 feet are typical. 6.43 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. Buildings in the Commercial Core in Aspen have a typically fixed plate glass first floor and subordinate upper floors. The architectural proportion of the street façade is an established characteristic of both traditional and successful urban form, and the current character of the Commercial Core. P164 IV.A. Commercial Core Historic District City of Aspen page 118 Commercial, Lodging and Historic District Design Objectives and Guidelines 6.44 Maintain the distinction between the street level and upper floors. • No upper floor shall be taller than the first floor. • Floor-to-floor heights should appear to be similar to those seen historically. In particular, the windows in new construction should appear similar in height to those seen traditionally. • The first floor of the primary façade should be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. • Highly reflective or darkly tinted glass is inappropriate. • Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. 6.45 A new building should be designed to maintain the stature of traditional street level retail frontage. • This should be 13-15 ft. in floor to floor height on the first floor. • The minimum required first floor height must be maintained for at least the first 50 foot depth of the lot, and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offices, restaurant kitchens, alley commercial spaces, or similar secondary uses. Recessed entry Cornice Upper story windows Belt course Transom Display win- dow Kickplate Typical façade elements of commercial buildings in Aspen. Maintain the stature of the traditional first floor store frontage. P165 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 119 The alignment of first floor elements as well as articulation of the storefront and façade are important to the character of Downtown Aspen. 6.46 Minimize the appearance of a tall third floor. • Where a third floor height is in excess of 12 ft., it should be set back a minimum of 15 ft. from the street façade to reduce the apparent height. • Increase the parapet height to screen the visual impact of a tall top floor. • The design of a set back third floor shall be simpler in form, more subdued in modeling, detail and color than the primary façade. First Floor Character The characteristic street level storefront, the relationship between the retail entrance and sidewalk, the architectural embellishment and detail and the quality of materials combine to create the visual vitality and interest associated with the street level retail frontage. 6.47 The first floor façade and retail frontage should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. • The framework for the first floor of the façade, as identified in architectural tradition as characteristic first floor design. • An entryway, door and transom light designed to use the full storefront height. • A distinct change in the palette of materials used for the first floor design framework. • The depth and strength of the modeling of elements and details. Retail Entrance The close relationship between the level of the shop frontage and entrance with the public sidewalk is critical to a successful retail character. A new building should locate an entrance at sidewalk level. Elevated or sunken entrances should be avoided. 6.48 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be designed to maintain as close to a level entrance as possible. Concentrate interest and detail at the street level. P166 IV.A. Commercial Core Historic District City of Aspen page 120 Commercial, Lodging and Historic District Design Objectives and Guidelines 6.49 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. Transparency The transparency created by large storefront window area and the immediate relationship this creates between public and internal display, interest and attraction, should be an integral part of the design of a new building in the central commercial area. 6.50 Window area along the first floor shall be a minimum of 60% of exterior street façade area when facing principal street(s). 6.51 A building shall be designed to maintain or create the character and transparency of the traditional street level retail frontage. This shall be achieved using more than one of the following: • A traditional recessed retail entrance • Retail display cases • Appropriately designed signage and lighting Storefront Design The traditional storefront, where architectural display was frequently used to draw attention to retail goods display, remains an essential feature of the attractive and vibrant commercial center. The role and relationship of the traditional storefront can readily be interpreted through contemporary design. A new building shall be designed to express these principles. Design of the first floor storefront should include particular attention to the basic elements and proportions of storefront design. Concentrate interest at street level using the highest quality of design, detailing and materials. P167 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 121 6.52 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design • Depth and strength of modeling • The palette of materials and finishes used in both the structural framework and the storefront window • The concentration of architectural detail to ensure a rich visual experience • The careful and complementary use of signage and lettering to enhance the retail and downtown character • The careful use of lighting to accentuate visual presence. Side and Rear Façades 6.53 Side and rear building façades should be designed and articulated to reduce the apparent scale of the building and create visual interest. 6.54 Side and rear façades providing retail frontage shall include a distinct definition of the first floor, fenestration, design articulation, and/or display cases. 6.55 Retail frontage facing onto side courts or rear alleys should follow similar design principles to street frontage, adjusted for the scale of the space. Corner Lots 6.56 Special features that highlight buildings on corner lots may be considered. • Develop both street elevations to provide visual interest to pedestrians. • Corner entrances, bay windows and towers are examples of elements that may be considered to emphasize corner locations. • Storefront windows, display cases and other elements that provide visual interest to façades along side streets are also appropriate. The Wheeler Opera House uses a combination of storefront and smaller windows to articulate the façade along the secondary street. P168 IV.A. Commercial Core Historic District City of Aspen page 122 Commercial, Lodging and Historic District Design Objectives and Guidelines A building should be designed to respect the traditional lot width and scale in the roofscape. Roofscape design is an important element within the city core since it is often seen from Aspen Mountain above. Roofscape City roofscape should be regarded as one architectural 'elevation', given its visibility from nearby buildings and mountain slopes. Specific attention should be paid to creating a varied and interesting roofscape. The form seen from above should reinforce the rhythm and scale of the street façade. 6.57 A larger building should reflect the traditional lot width in the form and variation of its roof in order to maintain the scale of the area. This should be achieved through the following: • A set back of the top floor from the front façade • Reflect the traditional lot width in the roof plane 6.58 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Group and screen mechanical units from view. • Locate mechanical equipment to the rear of the roof area. • Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. • Use materials which complement the design of the building façades • Design roof garden areas to be unobtrusive from the street. • Use 'green roof' design best practice, where feasible. P169 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 123 Architectural Materials The Commercial Core of Aspen is comprised of a rich variety of building materials, some of local origin. Predominant within this palette is the range of generally high quality brick and natural stone used for prominent commercial and civic buildings. In contrast, wood is the material for the construction of early residential buildings. The combination, quality and variation traditionally found in these materials within the Commercial Core area creates and maintains a sense of history, durability and permanence. This should be preserved. A range of façade materials should be used to reduce the apparent scale of a larger building. The immediate setting of a historic building will require particular care in the choice of materials. A new building should respect the range and quality of these existing materials. The palette of materials adopted for all façades of the building should reflect, complement and enhance the evolving form and character of the center of the city. 6.59 High quality, durable materials should be employed. • The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features: • Convey the quality and range of materials seen historically • Reduce the scale and enhance visual interest • Convey human scale • Have proven durability and weathering characteristics within this climate Stone is high quality material that has been used traditionally in Aspen. Its use should be continued where feasible. P170 IV.A. Commercial Core Historic District City of Aspen page 124 Commercial, Lodging and Historic District Design Objectives and Guidelines 6.61 The palette of materials used for new buildings within the core should reflect the predominantly masonry (brickwork and natural stonework) palette of this area. 6.62 A building or additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. 6.63 Where contemporary materials are used they shall be: • High quality in durability and finish • Detailed to convey a human scale • Compatible with a traditional masonry palette 6.64 Materials used for third floor accommodation set back from the street façade(s) should be more subdued than the primary façades. Reflect the quality and detail found traditionally. Reflect the materials found traditionally. P171 IV.A. Commercial Core Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 125 Paving and Landscaping Certain settings and buildings within the city are markedly enhanced by the quality of design and materials in paving and/or landscaping. It is important that this is recognized and retained where it exists. It is equally important that the opportunity is taken in all development to create paving and landscaping design of the highest quality with the consequent enhancement of the city setting. Proposed enhancements within the public right of way shall form part of a comprehensive improvement proposal for the street or area, and will be assessed and approved in relation to these objectives. 6.65 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. Paving and landscaping should be designed to complement and enhance the immediate setting of the building area as well as amenity spaces. Decorative paving can enhance the experience of the Commercial Core. P172 IV.A. Commercial Core Historic District City of Aspen page 126 Commercial, Lodging and Historic District Design Objectives and GuidelinesP173 IV.A. City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 127 Main Street Historic DistrictEncompassing portions of the Mixed Use Zone DistrictDesign Objectives and Guidelines This chapter presents guidelines for new construction and alterations to existing non- historic structures in the Main Street Historic District. First, the goals for and characteristics of this district are summarized, and then specific guidelines are presented. Location This area covers the Main Street Historic District and is defined by the rear alleys to either side of Main Street itself in the western approach to the city center. Policy: Creative solutions that are compatible with the historic mining character of the Main Street Historic District are strongly encouraged, while designs that seek to contrast with the existing context simply for the sake of being different are discouraged. This will help protect the established character of the district, while also allowing new, compatible design. The Main Street Mixed Use Area extends nine blocks along West Main Street. Existing Character Development in what is now called the Main Street Historic District began with housing built during the early mining era in Aspen. Soon a few small, commercial businesses sprang up on corners in the neighborhood, along with civic buildings such as churches. The early streets were lined with trees which was typical of a residential area. Starting in the 1940s, development of lodging occurred, either as stand-alone hotels and motels or as bed and breakfasts. While some of these more recent buildings may also be of significance, they do not establish the historic context for Main Street. Main Str e e t Aspe n S t r e e t P174 IV.A. Main Street Historic District City of Aspen page 128 Commercial, Lodging and Historic District Design Objectives and Guidelines Street Pattern The historic area is defined by the portion of the street block immediately flanking the street. The east-west alignment of the street and the regular street grid imparts a quiet background, discipline and formality within the predominantly small scale variety of older and more recent buildings. Original lot and garden areas still frame the majority of the buildings along the street. Setbacks should reflect a traditional residential character. Setbacks should be in line with historic and residential context to the extent feasible and they should convey a lawn character. The intent is to reflect the traditional residential appearance at the street, while accommodating new uses. Streetscape features • Mature cottonwood trees in the right-of-way provide a shaded environment and sense of rhythm along the street. • Bands of grass lie between the sidewalk and curb. • The primary walkway is along the north side of Main Street; however, closer to the Commercial Core District, concrete sidewalks exist on both the north and south sides of Main Street. Traditional tree-lined streets with smaller residential structures remain an important part of this district.New development should respect the scale and character of historic structures. Building Character Where larger-scale development has taken place, its impact tends to be moderated by the immediate character and scale of the setting. This smaller scale of development, against a dramatic mountain backdrop, creates a memorable streetscape of generally narrow lots and residential building scale. Building height averages two stories with many single story buildings. Roof form and profile, as well as building orientation, are important characteristics. Building setbacks define a detached relationship to the street and a particular rhythm and character. Wood is the most common building material and, along with the series of cottonwood trees, helps to maintain a sense of tranquil shade, historical continuity and urban maturity. Residential fencing helps to define lot and street lines, and brings an additional level of detail to the street scene. Brickwork was an early material for larger residences and other materials, such as stucco and manufactured logs, have been introduced by later lodge development. P175 IV.A. Main Street Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 129 Design Objectives 1. Preserve the integrity of the historic district. The primary period of significance for Main Street is the mining era in Aspen. The primary objective is to preserve this character while accommodating compatible development and change. Individual buildings from later periods may also be of historic significance. They should be preserved and their context should be respected in future development. 2. Maintain traditional building widths. People constructed many buildings that were similar in width to nearby structures, and generally in proportion to the lot size. This helped to establish a relatively uniform scale for the neighborhood and, when these buildings were evenly spaced along a block, a sense of rhythm resulted. In such a case, the perceived width of a new building should appear similar in size to that of historic buildings in the area in order to help maintain this sense of visual continuity. 3. Maintain the range of traditional building and roof forms. A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. Overall facade proportions also should be in harmony with the context. 4. Maintain the character of traditional materials. The predominant use of wood siding is another important feature in the district. Building materials of new structures and additions to existing structures should contribute to this visual continuity of the neighborhood by reflecting the scale and texture of traditional materials. While new materials may be considered, they should appear similar to those seen traditionally to establish a sense of visual continuity. Mature cottonwood trees in the right-of-way provide a shaded environment and sense of rhythm along the street. 5. Incorporate architectural details that are in character with the district. Entries are clearly defined on most structures in the neighborhood. Porches, porticos and stoops are elements that typically define entries. These features add a one-story element to the fronts of buildings, helping to establish a uniform sense of human scale along the block. They are essential elements of the neighborhood that should be maintained. Other architectural details also contribute to the sense of character of the street, adding visual interest for pedestrians. Their continued use is strongly encouraged. 6. Maintain the characteristics of traditional windows and doors. The similarity of window and door size and location contributes to a sense of visual continuity along the street. In order to maintain this sense of visual continuity, a new building should maintain the basic window and door proportions and placement patterns seen traditionally in the district. P176 IV.A. Main Street Historic District City of Aspen page 130 Commercial, Lodging and Historic District Design Objectives and Guidelines Figure Ground Draft 2 February, 2007Not To Scale STREET/ALLEY EXISTING BUILDING HISTORIC BUILDING EXISTING PASSAGEWAY LEGEND The network of streets, alleys and existing pedestrian passageways enhances access in the Main Street Historic District. Street & Alley Systems The street pattern is essential "infrastructure" to the creation and maintenance of the character of Aspen. The circulation pattern provided by the network of streets and alleys should be retained for maximum public access. It should not be enclosed by gating and it should not be spanned by development above. Wherever possible, pedestrian access should be enhanced. The creation of additional public walkways to rear alleys and other public spaces enhances the attraction, permeability, intricacy and interest of the city center. Street Grid 7.1 Preserve the historic district’s street plan. • Three distinct street grids intersect in the neighborhood (Main Street, side streets and alleys). This layout should be retained. Alleys 7.2 Maintain the traditional character and function of an alley where it exists. • Locate buildings and fences along the alley’s edge to maintain its narrow width. • Paving alleys is strongly discouraged. • Closing an alley is inappropriate. Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. The character of the alley can be enhanced by building form. Maintain the traditional character and function of an alley. P177 IV.A. Main Street Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 131 Parking The character of the Main Street District is one which is most appreciated on foot. The human- scale, walkable concentration of streets and spaces lies at the heart of the attraction of the area. The visual impact of parking shall be minimized. 7.3 Parking shall not be positioned between the building and the street. Visual impacts shall be minimized in one or more of the following ways: • Parking shall be placed underground or in a structure wherever possible. • Where surface parking must be provided, it shall be located to the rear or the interior of the property, behind the structure. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften parking areas. 7.4 Underground parking access shall not have a negative impact on the character of the street. Underground parking access shall be: • Located on a secondary street where feasible - except where alley access is feasible. • Designed with the same attention to detail and materials as the primary building façade. • Integrated into the building design. Where surface parking must be provided, it shall be located to the rear of property, behind the structure. P178 IV.A. Main Street Historic District City of Aspen page 132 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Placement Setbacks & Building Alignment The pattern of principal and side street, as well as the alley, should be retained and enhanced. The predominant pattern and scale of development is varied but well defined. Building alignment varies along the street, but in larger buildings perpendicular ridge lines and street facing gables predominate. The slightly varying setbacks create an orchestrated visual vitality which, along with building scale, should be respected in further development. Mature trees also should be safeguarded. Corner sites present the scale of the building in a very public three dimensions. Particular attention to design and building configuration to accord with this scale and presence will be required. Site design features • Residential buildings have relatively uniform front-setbacks. Although front setbacks are not identical, the minimal variation creates a sense of rhythm along the street. • Larger homes along Main Street generally have larger front-setbacks, while the smaller miner cottages have smaller front- setbacks. • Larger residential units are generally located on multiple lots, and centered within the lots. • Side-setbacks of larger homes are often half- or full lot width. • Smaller homes have minimal side-setbacks and fill most of the lot width. • Despite the variety in setback patterns between house sizes, houses generally are oriented towards the street, with their primary entrance facing the street. • Secondary structures are set towards the rear and sides of the lots along the alleys. • Commercial units were historically located on corner lots and fronted the sidewalk. More recent commercial buildings are sited similarly to residential patterns. A variety of building setbacks exist along Main Street. Appropriate: When constructing a new building, locate it to fit within the range of yard dimensions seen in the block. Inappropriate: Although this building has placed a fence in the typical setback range, the building is setback too far from the street. P179 IV.A. Main Street Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 133 7.5 Respect historic settlement patterns. • Site a new building in a way similar to historic buildings in the area. This includes consideration of building setbacks, entry orientation and open space. 7.6 Where a sidewalk exists, maintain its historic material and position. • Historically, sidewalks were detached from the curb, and separated by a planting strip. 7.7 Minimize the use of curb cuts along the street. • Provide auto access along an alley wherever possible. • New curb cuts are not permitted. • Whenever possible, remove an existing curb cut. Site 7.8 Provide a walk to the primary building entry, perpendicular from the public sidewalk. Orientation 7.9 Orient a new building in a manner that is similar to the orientation of buildings during the mining era, with the primary entrance facing the street. • The building should be oriented parallel to the lot lines, maintaining the traditional grid pattern of the block. • A structure, or each street-facing unit in the case of a multifamily structure, should have a primary entrance that faces the street. The entrance to the structure should be at an appropriate residential scale and visible from the street. Provide a walk to the primary building entry, perpendicular from the public sidewalk. Orient a new building in a manner that is consistent with the orientation of traditional development along Main Street. Respect historic settlement patterns in a new building. P180 IV.A. Main Street Historic District City of Aspen page 134 Commercial, Lodging and Historic District Design Objectives and Guidelines Victorian residences remain a beloved historical style throughout Aspen. Building Alignment 7.10 When constructing a new building, locate it to fit within the range of yard dimensions seen in the block historically during the mining era. • These include front yard , side yard and rear yard setbacks. • Setbacks vary in some areas, but generally fall within an established range. A greater variety in setbacks is inappropriate in this context. • Consider locating within the average range of setbacks along the block. Secondary Structures 7.11 Locate a new secondary structure in a manner that is similar to those seen historically in the district. • Secondary structures should be placed along the alley edge. Building Form A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order to maintain this feature, a new building should have basic roof and building forms that are similar to those seen traditionally. Overall facade proportions also should be in harmony with the context. The character of the roof is a major feature of historic buildings in the Main Street District. The similar roof forms contribute to the sense of visual continuity when repeated along the street. In each case, the roof pitch, its materials, size and orientation are all important to the overall character of the building. New construction should not break from this continuity. New structures and their roofs should be similar in character to their historic neighbors. Similarity of building forms also contribute to the visual continuity along Main Street. Building and roof form on new structures should be similar in character to their historic neighbors. P181 IV.A. Main Street Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 135 New infill should maintain the mass and scale of existing development. One story porches and variation in massing reflect the building tradition of the area. Building Height, Mass & Scale The well-defined pattern of building height, mass and scale on Main Street should be preserved. Here the building spacing, scale, height and roof profiles create a design discipline for the form of future development. Larger buildings within the area should step down in scale next to residential units. 7.12 A new structure should step down in scale where it abuts a single story historic structure. 7.13 A new building or addition should reflect the range and variation in building height of the Main Street Historic District. • Refer to the zone district regulations to determine the maximum height limit on the subject property. • A minimum second story floor to cieling height of 9 ft. should be used in a method that is respectful to historic buildings. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - The primary function of the building is civic. (i.e. the building is a Museum, Performance Hall, Fire Station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved daylighting. Building Scale 7.14 Design a new building to appear similar in scale to those in the district during the mining era. • Generally, a new building should be one to two stories in height. Subdivide the mass of larger structures into smaller "modules" to reflect the traditional scale of development on Main Street. 7.15 On larger structures, subdivide the mass into smaller “modules” that are similar in size to single family residences or Victorian era buildings seen traditionally on Main Street. • Other subordinate modules may be attached to the primary building form. P182 IV.A. Main Street Historic District City of Aspen page 136 Commercial, Lodging and Historic District Design Objectives and Guidelines Building Design & Articulation Entries are clearly defi ned on most structures in the neighborhood. Porches, porticos and stoops are elements that typically defi ne entries. These features add a one-story element to the fronts of buildings, helping to establish a uniform sense of human scale along the block. They are essential elements of the neighborhood that should be maintained. Other architectural details also contribute to the character of the street, adding visual interest for pedestrians. Their continued use is strongly encouraged. Architectural features • The Main Street District has developed into a mixture of commercial and residential forms. • The Main Street District is composed of varying architectural styles refl ecting the development phases of Aspen. • The historic mining era is responsible for the majority of small miner’s cottages and larger high-style homes, although considerable infi ll has occurred due to the ski industry. • Infi ll buildings include samples of Chalet style and Rustic style buildings. • Residential buildings are primarily vernacular designs, with highlights of Queen Anne buildings. 7.16 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally on Main Street. • These include windows, doors and porches. • Overall, details should be modest in character. Final Review Design Guidelines The following design guidelines shall apply at the fi nal review stage. Use building components that are similar in size and shape to those seen traditionally on Main Street. P183 IV.A. Main Street Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 137 7.17 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Highly complex and ornately detailed revival styles that were not a part of Aspen’s history are especially discouraged. Windows & Doors The similarity of window and door size and location contributes to a sense of visual continuity along the street. In order to maintain this sense of visual continuity, a new building should maintain the basic window and door proportions and placement patterns seen traditionally in the district. 7.18 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be as close to a level entrance as possible. 7.19 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. Maintain the scale and proportion of window and door size and location along Main Street. P184 IV.A. Main Street Historic District City of Aspen page 138 Commercial, Lodging and Historic District Design Objectives and Guidelines Architectural Materials The existing palette of building materials within the Main Street Historic District is an essential part of the sense of evolution of the area and its current character. Primarily wood and masonry define the majority of the area and express both human scale, structure, detail and a sense of historical continuity. These materials have been used in recent lodge development within the area. The predominant use of wood siding is another important feature in the district. Building materials of new structures and additions to existing structures should contribute to this visual continuity of the neighborhood by reflecting the scale and texture of traditional materials. While new materials may be considered, they should appear similar to those seen traditionally to establish a sense of visual continuity. Materials • Historically, masonry and wood buildings characterized the district. • Stucco and manufactured logs are seen among the infill buildings from the early ski-era. 7.20 Use building materials that are similar to those used historically. • When selecting materials, reflect the simple and modest character of historic materials and their placement. Roofing Materials 7.21 Use roofing materials that are similar in appearance to those seen historically. Use materials on the exterior façade of buildings that convey a human scale. Wood is one of the most common building materials along Main Street. P185 IV.A. Main Street Historic DistrictCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page 139 Paving & Landscaping Certain settings and buildings within the city are associated with the quality of design and materials in paving and/or landscaping. It is important that this be recognized and retained where it exists, is of historic relevance, or otherwise successful. The site and setting of all development shall be enhanced by design of both paving and landscaping within any proposal. Proposed enhancements within the public right of way shall form part of a comprehensive improvement proposal for the street or area, and approval will be required. Landscape design features • Some historic houses still retain their front yard original fence patterns that create a distinct residential character. These fences are low and transparent in nature. • Landscaping is dominated by shade trees along the right-of-way, although lilacs are common plantings adjacent to houses. 7.22 Landscaping and paving should have the following characteristics: • Enhance the street scene • Integrate the development with its setting • Reflect the quality of the architectural materials 7.23 Landscaping should create a buffer between the street and sidewalk. Landscaping should create a buffer between the street and sidewalk. P186 IV.A. Main Street Historic District City of Aspen page 140 Commercial, Lodging and Historic District Design Objectives and GuidelinesP187 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 1 8 8 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 1 8 9 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 1 9 0 I V . A . GlossaryCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page B-1 Adaptive reuse. Refers to the recycling of an old building for a use other than that for which it was originally constructed. This can involve a sensitive rehabilitation that retains much of a building's original character, or it can involve extensive remodeling. Alignment. The arrangement of objects along a straight line. Appurtenances. An additional object added to a building; typically includes vents, exhausts hoods, air conditioning units, etc. Arch. A structure built to support the weight above an opening. A true arch is curved. It consists of wedge-shaped stones or bricks called Voussoirs (vu-swar’), put together to make a curved bridge that spans the opening. Ashlar. A square, hewn stone used in building. It also refers to a thick, dressed, square stone used for facing brick walls. Asphalt Shingles. A type of roofing material composed of layers of saturated felt, cloth or paper, and coated with a tar or asphalt substance and granules. Association. As related to the determination of "integrity" of a property, association refers to a link of a historic property with a historic event, activity or person. Also, it refers to the quality of integrity through which a historic property is linked to a particular past time and place. Balcony. A platform projecting from the wall of an upper story, enclosed by a railing or balustrade, with an entrance from the building and supported by brackets, columns or cantilevered out. Baluster. A short, upright column or urn-shaped support of a railing. Balustrade. A row of balusters and the railing connecting them. Used as a stair or porch rail. Bargeboard. A projecting board, often decorated, that acts as trim to cover the ends of the structure where a pitched roof overhangs a gable. Bay Window. A window or set of windows which project out from a wall, forming an alcove or small space in a room; ordinarily begins at ground level, but may be carried out on brackets or corbels. Beltcourse. A flat, horizontal member of relatively slight projection, marking a division in the wall plane. Block Facade. The composition of the front or side facades of the buildings which comprise the street block enclosing that part of the street. Board and Batten. Vertical plank siding with joints covered by narrow wood strips. Bracket. A supporting member for a projecting element or shelf, sometimes in the shape of an inverted L and sometimes as a solid piece or a triangular truss. Building. A resource created principally to shelter any form of human activity, such as a house. Clapboards. Narrow, horizontal, overlapping wooden boards, usually thicker along the bottom edge, that form the outer skin of the walls of many wood frame houses. The horizontal lines of the overlaps generally are from four to six inches apart in older houses. Column. A slender upright structure, generally consisting of a cylindrical shaft, a base and a capital; a pillar. Usually a supporting or ornamental member in a building. Commercial Type Building. This historical building type is here often characterized by large display window(s) and doorway set within a first floor store frontage. Such buildings may be single or multi-story. Glossary of Terms P191 IV.A. Glossary City of Aspen page B-2 Commercial, Lodging and Historic District Design Objectives and Guidelines Composition Shingles. (See "asphalt shingles.") Conjectural. Design based on or involving guesswork or an unsubstantiated theory. Contributing Resource. A building, site, structure, or object adding to the significance of a historic district. Corbelling. A series of projections, each stepped out further than the one below it; most often found on brick walls and chimney stacks. Cornice. The continuous projection at the top of a wall. The top course or molding of a wall when it serves as a crowning member. Design. As related to the determination of "integrity" of a property, design refers to the elements that create the physical form, plan, space, structure and style of a property. Dormer. A window set upright in a sloping roof. The term is also used to refer to the roofed projection in which this window is set. Dentil Molding. A molding with a series of small blocks that look like teeth, usually seen under a cornice. Eave. The underside of a sloping roof projecting beyond the wall of a building. Elevation. A mechanically accurate, "head-on" drawing of a face of a building or object, without any allowance for the effect of the laws of perspective. Any measurement on an elevation will be in a fixed proportion, or scale, to the corresponding measurement on the real building. Facade. Front or principal face of a building; any side of a building that faces a street or other open space. False Front. A front wall which extends beyond the sidewalls of a building to create a more imposing facade. Fascia. A flat board with a vertical face that forms the trim along the edge of a flat roof, or along the horizontal, or "eaves," sides of a pitched roof. Rain gutters are often mounted on it. Fenestration. The arrangement and design of windows in a building. Finial. The decorative, pointed terminus of a roof or roof form. Form. The overall shape of a structure (e.g., most structures are rectangular in form). Frame. A window component. (See also "window parts.") Gable. The portion that is above eave level, on an end wall of a building with a pitched or gambrel roof. In the case of a pitched roof, this takes the form of a triangle. The term is also used sometimes to refer to the entire end wall. Glazing. Fitting glass into windows and doors. Head. The top horizontal member over a door or window opening. Historic District. A significant concentration of sites, buildings, structures or objects united historically or aesthetically by plan or physical development and so designated by the City. In-Kind Replacement. To replace a feature of a building with materials of the same characteristics, such as material, texture, color, etc. Lancet Window. A narrow, vertical window that ends in a point. Lap Siding. (See "clapboards.") Lintel. A heavy horizontal beam of wood or stone over an opening of a door or window to support the weight above it. Mass. The physical size and bulk of a structure. P192 IV.A. GlossaryCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page B-3 Masonry. Construction materials such as stone, brick, concrete block or tile. Material. As related to the determination of “integrity” of a property, material refers to the physical elements that were combined or deposited in a particular pattern or configuration to form a historic property. Modillion. The projecting decorated bracket used in a series to support a cornice. Module. The appearance of a single facade plane, despite being part of a larger building. One large building can incorporate several building modules. Molding. A decorative band or strip of material with a constant profile or section designed to cast interesting shadows. It is generally used in cornices and as trim around window and door openings. Muntin. A bar member supporting and separating panes of glass in a window or door. Non-contributing Resource. A building, site, structure or object that does not add to the historic significance of a property. Oriel Window. A projecting bay with windows, which emerges from the building at a point above ground level. It is often confused with a bay window which ordinarily begins at ground level. Orientation. Generally, orientation refers to the manner in which a building relates to the street. The entrance to the building plays a large role in the orientation of a building. Generally the entrance, and thus the orientation, faces the street. Parapet. A low wall or railing often used around a balcony or along the edge of a roof. Pediment. A triangular section framed by a horizontal molding on its base and two sloping moldings on each of its sides. Usually used as a crowning member for doors, windows and mantles. Period of Significance. Span of time in which a property attained the significance. Pier. The part of a wall between windows or other openings. The term is also used sometimes to refer to a reinforcing part built out from the surface of a wall; a buttress. Pilaster. A support or pier treated architecturally as a column, with a base, shaft and capital that is attached to a wall surface. Post. A piece of wood, metal, etc., usually long and square or cylindrical, set upright to support a building, sign, gate, etc.; pillar; pole. Preservation. Keeping an existing building in its current state by a careful program of maintenance and repair. Property. Area of land containing a single historic resource or a group of resources. Protection. The act or process of applying measures designed to affect the physical condition of a property by defending or guarding it from deterioration, loss or attack, or to cover or shield the property from danger of injury. In the case of buildings and structures, such treatment is generally of a temporary nature and anticipates future historic preservation treatment. In the case of archaeological sites, the protective measure may be temporary or permanent. Quoin. (koin) Dressed stones or bricks at the corners of buildings, laid so that their faces are alternately large and small. Originally used to add strength to the masonry wall, and later used decoratively. P193 IV.A. Glossary City of Aspen page B-4 Commercial, Lodging and Historic District Design Objectives and Guidelines Rafter. Any of the beams that slope from the ridge of a roof to the eaves and serve to support the roof. Reconstruction. Involves recreating a historic building that has been damaged or destroyed by erecting a new structure that resembles the original as closely as possible. A reconstruction may be built with new or recycled building materials. Recessed Entry. A common component of a historic storefront. Historically display windows, which contained dry goods and other wares for sale, flanked the recessed entry. Rehabilitation. Making a structure sound and usable again, without attempting to restore any particular period appearance. Rehabilitation respects the original architectural elements of a building and retains them whenever possible. Sometimes also called "reconditioning." Remodeling. Changing the appearance and style of a structure, inside or out, by removing or covering over original details and substituting new materials and forms. Also called "modernizing." Renovation. Similar to rehabilitation, except that in renovation work there is a greater proportion of new materials and elements introduced into the building. Repair. To restore to a sound or good state after decay, dilapidation, or partial destruction; to mend. Residential Type Building. This historical building type here ranges from a small compact single story scale characterized by early mining cottages to a two story plus Victorian building. Roof form tends to be pitched, with a domestic fenestration pattern. Construction ranges from wood through to brick and stone dressings. These buildings are generally set within their own lot area with front and rear yard space. Restoration. The repair or recreating of the original architectural elements in a building so that it closely resembles the appearance it had at some previous point in time. As compared with rehabilitation, restoration implies a more active approach to reproducing architectural features that may have been removed. Roof. The top covering of a building. Sash. See "window parts." Shape. The general outline of a building or its facade. Side Light. A usually long fixed sash located beside a door or window; often found in pairs. Siding. The narrow horizontal or vertical wood boards that form the outer face of the walls in a traditional wood frame house. Horizontal wood siding is also referred to as clapboards. The term "siding" is also more loosely used to describe any material that can be applied to the outside of a building as a finish. Sill. The lowest horizontal member in a frame or opening for a window or door. Also, the lowest horizontal member in a framed wall or partition. Size. The dimensions in height and width of a building's face. Soffit. The underside of a structural part, as of a beam, arch, etc. Stile. A vertical piece in a panel or frame, as of a door or window. Stabilization. The fact or process of applying measures designed to reestablish a weather resistant enclosure and the structural stability of an unsafe or deteriorated property while maintaining the essential form as it exists at present. P194 IV.A. GlossaryCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page B-5 Standing Seam Metal Roof. A roof with vertical panels. Historically, the panels were fitted together with hand rolled seams. Store Front. The street level facade of a commercial building, usually having display windows. Streetscape. Generally, the streetscape refers to the character of the street, or how elements of the street form a cohesive environment. Street Wall. The composition of the front or side facades of the buildings which comprise the enclosure of the street and street pattern by the street blocks. Stucco. An exterior wall covering that consists of Portland cement mixed with lime, applied over a wood or metal lath. It is usually applied in three coats. Traditional. Based on or established by the history of the area. Transom. A window located above a door or larger window. Vernacular. This means a building that has details associated with common regional characteristics— generally a simple building with modest detailing and form. Historically, factors often influencing vernacular building were things such as local building materials, local climate and building forms used by successive generations. Visual Continuity. A sense of unity or belonging together that elements of the built environment exhibit because of similarities among them. Window Parts. The moving units of a window are known as sashes and move within the fixed frame. The sash may consist of one large pane of glass or may be subdivided into smaller panes by thin members called muntins or glazing bars. Sometimes larger window divisions called mullions are used. P195 IV.A. Glossary City of Aspen page B-6 Commercial, Lodging and Historic District Design Objectives and GuidelinesP196 IV.A. AppendicesCity of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines page C-1 These definitions apply to terms related to compliance in this document. Appropriate - In some cases, a stated action or design choice is classified as being "appropriate". In such cases, by choosing the design approach referred to as "appropriate," the applicant will be in compliance with the guideline. However, in other cases, there may be a design that is not expressly mentioned that also may be deemed "appropriate" by the HPC. Consider - When the term "consider" is used, a design suggestion is offered as an example of one method of how the design guideline at hand could be met. Applicants may elect to follow the suggestion, but may also seek alternative means of meeting the design guidelines. In other cases, the applicant is instructed to evaluate the ability to take the course recommended in the context of the specific project. Context - In many cases, the applicant is instructed to relate to the context of the project area. The "context" relates to those properties and structures adjacent to, and within the same block as, the proposed project. Contributing Structure - Architecturally, historically or geographically significant buildings or structures are generally considered to be "contributing" to the history of an area. Historic - In general, a historic property is one that is at least 40 years old or older, associated with significant people or events or conveys a character of building and design found during the city's period of significance. In the context of this document, an "historic" property is one that is officially designated by the City and listed on the "Aspen Inventory of Historic Sites and Structures." Note that in some cases, a property is also listed on the State or National Registers of Historic Places. Imperative mood - Throughout this document, many of the guidelines are written in the imperative mood. The reader is often instructed to "maintain" or "preserve" an established characteristic. For example, one guideline states: "Maintain the original proportions of a door." In such cases, the applicant shall comply. The imperative mood is used, in part, because this document is intended to serve an educational role as well as a regulatory one. Inappropriate - Inappropriate means impermissible. When the term "inappropriate" is used, the relevant design approach should not be allowed. For example, one guideline states: "A new addition that creates an appearance inconsistent with the historic character of the building is inappropriate." In this case, a design out of character with the historic building would not be approved. Infill - A new construction project that occurs on a vacant lot within a historic neighborhood is generally considered to be "infill" development. Integrity - A building's "integrity" is a measure of the wholeness or quality of all of the historic features which make up the building. A building that has been added to and had features removed is said to have had its integrity compromised. Interpretation of Terms Related to Compliance P197 IV.A. Appendices City of Aspen page C-2 Commercial, Lodging and Historic District Design Objectives and GuidelinesP198 IV.A.