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AGENDA
Aspen Planning and Zoning Commission
SPECIAL MEETING
October 25, 2016
4:30 PM Sister Cities Meeting Room
130 S Galena Street, Aspen
I. SITE VISIT
II. ROLL CALL
III. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
IV. MINUTES
V. DECLARATION OF CONFLICT OF INTEREST
VI. PUBLIC HEARINGS
VII. OTHER BUSINESS
A. Discussion of Draft Commercial Design Guidelines, and AACP-LUC
Coordination Policies
VIII. ADJOURN
Typical Proceeding Format for All Public Hearings
1) Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legaJ notice (affi d avit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clari fications of applicant
7) Public comments
8) Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal /clarification of evidence presented by applicant and public comment
1 1 ) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met o r not met.
Revised April 2, 2014
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MEMORANDUM
TO: Aspen Planning & Zoning Commission
FROM: Jessica Garrow, Community Development Director
Phillip Supino, Principal Long-Range Planner
Justin Barker, Senior Planner
Reilly Thimons, Planner Technician
MEETING DATE: October 25, 2016
RE: AACP / Land Use Code Revisions Update
REQUEST OF P&Z:
The purpose of this meeting is to provide a general overview of the work to update the Land Use Code.
Staff will provide a presentation at the meeting outlining the direction received to date – this is also
summarized in Exhibits A to this memo. The Planning and Zoning Commission is asked to provide
additional feedback.
BACKGROUND AND SUMMARY:
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 Standards
• Public Amenity
• Commercial Use Mix
• Off-Street Parking and Mobility
• Residential Uses
• View Planes
• Employee Housing Mitigation
City Council has been meeting in a number of work sessions over the summer and into the fall on the
issues above. Attached as Exhibit A are the most recent work session summaries that highlight the
general direction Council has provided to date. Staff will present the initial direction on each of the
topic areas at the meeting and will ask for P&Z feedback on the work. Additional meetings in October
and November will also be scheduled to ensure P&Z is able to provide feedback on the code
amendments.
Also attached as Exhibit D are the dimensional standards from 2000 to today, as well as the initial draft
policy recommendations from the off-street parking consultants. Each of the code amendment topic
areas listed above is address in the following memorandum, including discussion of Council.
COMMERCIAL DESIGN GUIDELINES:
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Included in the packet as Exhibit B is a draft copy of the Introduction, General Guidelines and
Pedestrian Amenity Chapters of the Commercial, Lodging and Historic District Design Standards and
Guidelines, which is intended to replace the existing document. Exhibit C is the current Commercial
Design Guidelines for comparison. 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.
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. P&Z 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 places to provide an
alternative solution to on-site pedestrian amenity in certain situations, such as when a property is
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very small or constrained, or when there are several additional Pedestrian Amenity sites nearby. The
proposed requirements are stricter 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.
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.
COMMERCIAL USE MIX:
In November 2015, Council expressed a desire to understand the opportunities and constraints related to
regulating uses in commercial buildings. There was a general concern that if current trends continue, the
commercial market will fail to serve locals and a diverse base of visitors. Over time, that could threaten
Aspen’s vitality and economy. There was also an interest in understanding the “nooks and crannies”
around town and how they create opportunity for small business and vitality. In order to achieve their use
mix policy objectives, Council favored design and incentive-based tools to achieve its policy vision of more
locally serving businesses, vibrant uses such as restaurants, and a reduction in the predominance of high-
end retail uses.
The concept of defining and regulating specific types of commercial uses less desirable or essential for the
needs of year-round residents was supported by Council. Council did not support the proposal to regulate
chain stores, nor did they support the development of a Legacy Business Program to provide financial and
regulatory support to existing businesses.
Providing development incentives such as height and floor area bonuses to motivate the creation of second
tier spaces or affordable housing in commercial zones was not favored, with Council directing staff instead
to develop a Locally Serving Business Overlay zone as an alternative. Council also directed staff to
develop design guidelines and dimensional standards which provide an opportunity to create new second
tier commercial spaces. The intent of these spaces is to house locally serving businesses that may not
otherwise locate in downtown Aspen.
The synergy between Council direction, public input and the work of the consultant team lead to the
development of a suite of interrelated policies to achieve Council’s use mix policy goals. The following
policies are proposed for implementation in the land use code:
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1. Establish a new Locally Serving Business zoning overlay (LSB) to encourage businesses that
accommodate the basic consumer needs of Aspen residents and visitors in the Neighborhood
Commercial (NC) and Service/Commercial/Industrial (SCI) zones. This would be an incentive-
based, voluntary overlay in the SCI and NC zones to provide an additional tool with new strategies
to allow for quality redevelopment to achieve desired use and form outcomes. The LSB would
allow for redevelopment on a parcel by parcel basis that meets owners’ and the City’s needs and
may be applied through a formal rezoning process that would supersede but not eliminate the
underlying zoning designation.
The LSB would provide alternative dimensional and use standards from the underlying zoning to
allow redevelopment to create spaces useful to locally serving businesses. The LSB would also
provide opportunities for public-private partnerships, where agencies and developers partner to
create useful spaces, including live-work, cohousing and other mixed-use development models.
The City’s existing rezoning process, including Planning and Zoning Commission and City Council
review, would be required to obtain the LSB designation for a property, and approval would be
contingent upon meeting very specific use and design criteria
2. Promote the creation of “second tier” commercial spaces, such as along an alley, in a basement, on a
second floor, or on a mid-block walkway, to allow for non-traditional commercial spaces that cater
to a greater diversity of businesses. This policy includes developing definitions and standards for
“second tier” spaces to support the LSB and Commercial Design Guideline-based incentives for the
development of those spaces. The definitions and standards would identify the location and
percentage of net leasable area within a development where second tier spaces may be located.
These definitions and standards may also provide incentives through reductions in exactions or
other requirements in exchange for the creation of such spaces in a development. This is proposed
to be implemented through the use of the Commercial Design Guidelines, growth management, and
dimensional standards.
3. Add a “commercial replacement” requirement that any redevelopment preserve its existing ratio of
“second tier” commercial spaces, and that all new development or redevelopment devote a given
proportion of its commercial space toward second tier spaces. Properties proposed for
redevelopment would be required to preserve some portion of their existing second tier spaces, to
the extent they are present on the property, and make them available for occupancy by commercial
tenants. New development would be required to include “second tier” spaces in their development
per the “second tier” space requirements in the zoning code and Commercial Design Guidelines and
as described in the policy above. This policy is designed to ensure no net-loss of existing “second
tier” space in commercial zones while allowing for the redevelopment of commercial properties and
ensuring that new development provided those spaces at a meaningful ratio to traditional
commercial spaces and other uses.
4. Revise the allowed uses in commercial zones to limit unwanted uses, such as high end commercial
businesses, and encourage desired uses, such as restaurants and businesses providing basic
consumer needs. This includes the development of generalized use categories for the CC, C1, MU,
SCI and NC zones, in order to ensure that the permitted and conditional uses allowed in those zones
meets the community’s commercial needs, as well as the development of use list tables which more
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accurately reflect the existing and desired future condition of each zone. Within the general
category descriptions, permitted and allowed uses will be identified in tables which more clearly
conveys information to the user. Certain uses would be eliminated or added to zones to ensure that
the proliferation of no single use can undermine the integrity of the zone district. Additionally,
definitions of certain zones, particularly the NC zone, would be revised to better reflect both the
existing development patterns and use mix, as well as to promote the development of desired uses in
the future. The development of general use categories, as well as more targeted use lists, will
increase clarity for property and business owners, encourage the development of desired uses and
reduce pressure on zones from less desirable uses.
OFF-STREET PARKING:
Since May, Council has discussed off-street parking in work sessions. The discussion first focused on the
results of extensive surveys and field research conducted by staff and the project consultant team on the
existing condition and use patterns of Aspen’s off-street parking inventory. Following analysis of the field
work results and industry best practices, staff and the consultant team proposed amendments to overhaul
off-street parking regulations and better coordinate those regulations with the City’s transportation demand
management programs and policies. Upon review of those proposals, Council directed staff to develop
regulations to achieve the following: reduce traffic and parking demand, provide alternative modes of
transportation through parking-based regulations and programs, aid in achievement of the City’s
sustainability goals and ensure there is an adequate supply of publicly accessible parking for the City’s
commercial areas.
Based on Council direction, public input and the findings of the consultant team, the following policies are
proposed to achieve Council’s goals for off-street parking and mobility:
1. Integrate the parking and Transportation Impact Analysis sections of the LUC into a “Mobility
Requirement” designed to ensure that development off-sets its transportation, parking and mobility
impacts. The “Mobility Requirement” will establish a developments mobility requirement and
provide options to meet it including but not limited to parking spaces, multi-modal transit facilities,
cash-in-lieu and shared parking facilities.
2. Increase the availability of off-street parking while encouraging development of facilities that
promote alternative transportation modes, such as walking, biking, and transit. This can be
accomplished by the use of public and private funds for the development of additional parking
facilities, as well as providing for and encouraging shared parking as an option for commercial
development, and coordinate shared spaces with the management of on-street parking spaces.
3. Generate public funds to finance improvements to parking infrastructure and continue to develop
multi-modal infrastructure. This may be achieved through mandating cash-in-lieu for mobility
enhancements for properties on pedestrian malls, and retain it as option in other commercial zones.
4. Maintain existing parking requirements, while adding a “soft” maximum ratio to the required
number of parking spaces, where a given number of parking spaces provided on-site triggers
alternative transportation and mobility mitigation requirements. The cash-in-lieu rate may also be
raised to ensure adequate funds to achieve these policy priorities.
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Finally, the parking requirements is proposed to be changed to a mobility standard which encapsulates both
parking requirements and alternative transit incentives and programming. Rather than using side-by-side
parking and transportation impact analysis requirements for development, the two programs will be
combined to provide development with a coordinated suite of options for meeting its over-all mobility
requirements. Taken together, these policies are designed achieve Council’s goals of simultaneously
making parking more convenient and available while ensuring that development bears an equitable
proportion of the costs to develop and maintain alternative transit infrastructure and achieve the
sustainability and mobility policies in the AACP.
RESIDENTIAL USE MIX:
Residential use mix is intrinsically linked to commercial use mix and dimensional standards. To the extent
that residential uses are allowed in commercial zone districts, having dimensional standards in place to
govern the relationship between those two uses is an important regulatory tool. Council was clear that no
new free-market residential uses should be allowed in zones where there is a danger they would erode the
commercial viability of the zone. The policies proposed in the Policy Resolution meet that standard.
Council also acknowledged the importance of allowing for on-site affordable housing mitigation on
commercial properties as called for in the AACP. Given the different use and development patterns in the
mixed-use zones, Council supported developing different standards for those zones.
Staff proposes the following policy changes regarding residential uses in commercial zones:
1. Eliminate new free-market residential uses in the CC, C1, MU, SCI and NC zones while allowing
existing free market residential uses to continue.
2. Limit the amount of affordable housing that can be built in the CC, C-1, NC, and SCI zones. The
proposed changes prioritize commercial uses over residential uses, so new affordable housing
would be limited to the larger of the existing amount of affordable housing on site or a floor area
ratio of .25:1. In addition, new units could not be used to create Affordable Housing Tax Credits.
VIEW PLANES:
In work sessions Council has unanimously supported strengthening view plane protections in order to
continue to achieve the AACP policies calling for preservation of mountain views from downtown and
architectural heritage by maintaining the sense of place created by the preserved viewshed. Council
directed staff to maintain the location of the existing view planes and did not propose the addition of a view
plane under the moratorium.
Staff proposes the following changes which would preserve the location and effect of view planes while
improving upon the regulations and code language:
1. Define foreground, middle-ground and background within each view plane cone and develop
standards for compliance with the view plane regulations for each;
2. In order to improve the clarity and effectiveness of the view plane regulations, define “minimal
impact” to a view plane from structures and other development;
3. To achieve a higher degree of certainty for applicants while providing clearer design standards
for projects above the 8040 Greenline boundary, tie the linear extent of each view plane to the
8040 Greenline, so that the view planes end where the 8040 Greenline regulations begin;
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4. Rewrite the view planes review code language to improve the clarity and ease of use of the
code while strengthening the effect of the regulations. This includes development of
definitions, boundaries and standards for “foreground,” “middle ground” and “background”
buildings, developments and parcels. This will provide greater clarity for assessing “minimal
impact” to view planes under different development scenarios, and recognize that development
immediately in front of a view plane can have a more significant impact on a view plane than
development farther away.
AFFORDABLE HOUSING MITIGATION:
Council has expressed an interest in increasing the affordable housing mitigation rate from the current 60%,
based on the need to house Aspen’s workforce in town. Council suggested providing development with the
opportunity to reduce their affordable housing mitigation rate from a newly adopted, higher rate to the
current rate in exchange for providing public goods or meeting specific design and use criteria. Also
discussed was the concept of requiring affordable housing mitigation for commercial spaces slated for
redevelopment where no prior mitigation has been assessed.
Based on Council direction and the guidance of legal and planning consultants, staff proposes the following
policy changes:
1. Continue to explore requiring affordable housing mitigation for existing spaces that have not
previously mitigated when the building is redeveloped.
2. Establish an increase in mitigation requirements, particularly for prime retail locations. One
potential option is to increase in current commercial and lodging mitigation requirements that can
be reduced to today’s mitigation rate of 60% in exchange for valued public goods such as public
amenity space, second-tier commercial space and similar assets.
DIMENSIONAL STANDARDS:
Given the relationship between Council’s use mix, parking and view plane policy priorities, discussion of
the dimensional standards in the Zoning section of the Land Use Code was held until later in the process.
The intent of this phasing of the discussion was to allow those other elements of the coordination process to
help determine the changes needed to the zoning dimensional standards to right-size commercial
development. Council has directed staff to revise the dimensional standards to achieve the policy direction
provided for all of the topic areas in the coordination process. Council highlighted floor area ratio, building
height and use-specific floor area allocations as important changes to be made. A history of dimensional
requirements from 2000 to today is attached in Exhibit D.
The policies underpinning the Commercial Design Guidelines are directly related to Council’s policy goals
for use mix, residential uses and dimensional standards. In general, the Guidelines limit commercial and
mixed-use development to two stories throughout Aspen, while the updated dimensional standards provide
floor area ratios to match lower building heights. The Commercial Design Guidelines also provide design
guidance to illustrate the relationship between the location and extent of public amenity space, the provision
of “second tier” commercial spaces and achieving appropriate variation in building form. The revised
Guidelines will ensure that development is contextually appropriate within the various character areas of
Aspen and that new development meets the AACP policies enumerated above. In order to ensure that
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commercial development meets the standards outlined in the AACP and Guidelines, staff proposes the
following dimensional changes:
1. Reduce building heights. Building height maximums are proposed to be reduced to 28 feet on both
sides of the street in all zones but the Service/Commercial/Industrial, where the maximum would
remain 35 feet.
2. Reduce maximum floor area ratios (FAR). Staff proposes maximum FAR be reduced to match the
adjusted building height maximums, provide for development on a scale appropriate with the
Guidelines and allow for the development of second tier commercial spaces.
3. Update internal floor area ratios to reflect desired uses. All FAR allowances for individual use
types – residential, lodging, commercial, etc. – are proposed to be updated to reflect the use mix
discussions. For instance, if a use is removed from a zone district, the floor area allowances for that
use would also be removed.
The reduced height and floor area ratio maximums reflect Council direction and public input, as well as
return many zones to standards similar to those in place before the Infill Standards were adopted.
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
10/24 Council work session Policy Resolution
Late Oct /
Early Nov
P&Z, HPC Commercial design, use mix, dimensional
standards
11/2 Council work session View planes, draft code language
11/7 Council work session Draft code language
11/9 Public outreach event Policy & process update
11/14 Council meeting Ordinances first reading
11/15 P&Z Commercial design
11/16 HPC Commercial design
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
On November 9th, staff will conduct a public reception to inform the public of draft policies and code
amendments and seek their input before bringing those items to Council. Following that reception and
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the Board and Commission reviews, staff will bring first draft ordinances to Council for a First Reading
on November 14th. Following first reading, staff and the consultants will make the necessary edits to the
proposed code language before bringing final ordinances to Council for review on November 28th and at
additional meetings in December.
ATTACHMENTS:
Exhibit A: Council Work Session Follow-up Memos
Exhibit B: Draft Commercial Design Guidelines
Exhibit C: Current Commercial Design Guidelines
Exhibit D: Dimensional Requirements 2000 to today
Exhibit E: Draft Parking Policies – Technical Memo #6
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ASPEN CITY COUNCIL WORK SESSION
MEETING NOTES
MEETING DATE: August 9, 2016
AGENDA TOPIC: AACP - Land Use Code coordination
PRESENTED BY: Jessica Garrow, Community Development Director; Phillip Supino, Long-Range
Planner; Alan Richman, Alan Richman Planning Services
COUNCIL MEMBERS PRESENT: Mayor Skadron, Ann Mullins, Adam Frisch, Art Daily, Bert Myrin
SUMMARY OF DISCUSSION: Planning staff members and consultant Alan Richman presented to City Council
an update on the various aspects of the process of coordinating the Aspen Area Community Plan and the Land
Use Code. The specific agenda items are discussed in more detail below. Staff also provided Council with
updates and information regarding the timeline for completion of the AACP-LUC coordination process.
COMMERCIAL USE MIX: Following a presentation by Richman of the various regulatory tools available to
create the desired commercial use mix in Aspen, Council discussed the effect of those options and expressed
interest in some of the 15 tools listed. A majority of Council members supported the following items for additional
research and discussion: expand/modify NC and SCI boundaries, amendments to the zone use lists or dimensional
standards, creation of a locally serving business district or overlay, modification of the commercial design
standards, a GMQS scoring system, a legacy business program, and commercial replacement requirements. Staff
will return to Council at the August 29th work session with additional information and options for Council
consideration.
RESIDENTIAL USES AND REGULATIONS: Council discussed four issues related to residential uses in
mixed-use and commercial areas: micro housing, physical separation of residential from commercial uses,
occupancy restrictions, and banning free-market residential in commercial areas. Council agreed to defer further
discussion of micro housing until the expiration of the moratorium. Council supported banning free-market
residential uses from all commercial zones. A majority of Council members supported potentially allowing “free-
market” residential uses in a commercial building in the mixed-use zone district with some additional restrictions,
including occupancy restrictions or physical separation. Council agreed with the staff position that the issue of
physical separation should be based on the outcome of the revision of the Commercial Design Standards;
potentially requiring it along Main Street where the historic development pattern includes detached residential
dwellings. A majority of Council also supported allowing limited affordable housing in commercial zone districts
in an effort to have “lights on” in these areas. In general, however, Council supported prioritizing commercial
uses in the commercial zone districts.
VIEW PLANES: Council supported a thorough analysis and revision of the View Plane regulations, including
clarifying the description of the various View Planes, and analyzing the effectiveness of current View Plane
designations. Staff agreed to develop a scope of work and plan for the View Plane amendment process for Council
consideration at the August 29th Work Session, and noted that the process supported by Council would extend
into 2017, but is anticipated to be completed under the moratorium timeframe.
NEXT STEPS: Staff and the consultant teams will respond to Council direction on the aforementioned items and
return with updates and additional information for Council consideration at the August 29th Work Session.
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ASPEN CITY COUNCIL WORK SESSION
MEETING NOTES
MEETING DATE: August 29, 2016
AGENDA TOPIC: AACP - Land Use Code coordination
PRESENTED BY: Jessica Garrow, Community Development Director; Mark White, White and Smith;
Alan Richman, Alan Richman Planning Services; Thomas Brown, Nelson\Nygaard; Sara Adams,
BendonAdams; Sara Broughton, Rowland + Broughton
COUNCIL MEMBERS PRESENT: Mayor Skadron, Ann Mullins, Adam Frisch, Art Daily, Bert Myrin
SUMMARY OF DISCUSSION: Planning staff members and the consultants for the various topic areas presented
to City Council an update on the various aspects of the process of coordinating the Aspen Area Community Plan
and the Land Use Code. The specific agenda items are discussed in more detail below.
COMMERCIAL DESIGN GUIDELINES: Following a presentation of the draft revised Commercial Design
Guidelines, Council discussed the relationship between Character Area boundaries and zone district boundaries.
Council suggested focusing the Main Street guidelines on favoring residential character, ensuring the guidelines
preserve and enhance each character area and requested more information on architectural outcomes from the
new guidelines. Council expressed support for accessible, useable, meaningful public amenity spaces, and
supported allowing cash-in-lieu of public amenity on the pedestrian malls to ensure the pedestrian experience on
the malls is reinforced with strong building edges that are consistent with the 19th century building character in
the district. In addition, Council strongly supported guidelines to encourage ‘nooks-and-crannies,’ including
allowing certain buildings to have second floor or basement public amenity spaces. Council also asked for
additional information about the interrelationship between Character Areas and Zoning.
COMMERCIAL USE MIX: Based on the direction provided at the August 9th study session, Mark White
described to Council the regulatory tools and incentives proposed to preserve and enhance the commercial use
mix in downtown. Council favored focusing the allowed uses in the SCI and NC zones on commercial uses,
eliminating free-market residential uses in all commercial zones and suggesting that affordable housing was not
appropriate except as ancillary to commercial uses. Council supported using general use tables in the zone
districts, as opposed to a very specific use list, and supported removing or further restricting lodge uses in
commercial zones. There was some support for a Locally Serving Business Overlay in certain areas, perhaps the
Neighborhood Commercial zone, but specific direction was not given. Additional information will be presented
at a future work session about this issue. Council also supported using the Commercial Design Guidelines to
provide incentives for the creation of desired commercial spaces, particularly “nooks and crannies.” Finally,
Council chose not to pursue consideration of the Legacy Business Program, or regulation of pop-up retail uses.
RESIDENTIAL USES AND MITIGATION: Council supported allowing resident-occupied, free-market
housing as an ancillary use in mixed-use buildings on Main Street which does not create use conflicts. Council
also supported continuing to allow multi-family housing as a single use in the Mixed Use zone district. Council
also reiterated support for limited affordable housing in commercial zones. The discussion of whether and how
to increase the affordable housing mitigation rate resulted in direction to staff to explore what the process would
require and whether it could be accomplished under the moratorium.
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OFF-STREET PARKING: Council supported the concepts presented by Nelson/Nygaard, including better
coordinating the City’s mobility and TDM objectives with the parking regulations, developing regulations to better
incentivize and regulate shared parking, allowing greater flexibility in achieving TIA and parking requirements and
exploring the impact of soft-maximum parking requirements. In general Council supported parking requirements
that lead to an overall mobility shift.
NEXT STEPS: Counselors Myrin and Frisch requested the staff bring to Council proposals to reduce the maximum
Floor Area Ratio for commercial buildings, as well as any other potential dimensional changes. These issues will
be discussed in an upcoming September work session. The next AACP-LUC coordination work session is
scheduled for September 13th, 2016.
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ASPEN CITY COUNCIL WORK SESSION
MEETING NOTES
MEETING DATE: September 13, 2016
AGENDA TOPIC: AACP - Land Use Code coordination
PRESENTED BY: Jessica Garrow, Community Development Director; Justin Barker, Senior Planner;
Phillip Supino, Long-Range Planner; Alan Richman, Alan Richman Planning Services;
COUNCIL MEMBERS PRESENT: Mayor Skadron, Ann Mullins, Adam Frisch, Art Daily, Bert Myrin
SUMMARY OF DISCUSSION: Planning staff members and Mr. Richman discussed the scheduling for future
work sessions and public hearings needed for the completion of the AACP-LUC coordination process, aspects of
the draft Commercial Design Guidelines revisions and potential changes to the process for Council call-up of land
uses cases before boards and commissions. Discussion of View Planes and Affordable Housing Mitigation were
moved to September 19.
AACP-LUC COORDINATION SCHEDULE: Given the constraints of the current timeline to bring Policy
Resolution to Council on October 10, 2016, Council suggested extending that deadline to October 24th and adding
work sessions in October and November to ensure there is sufficient time to discuss draft code language during
the ordinance adoption process. Council supported extending the timeline, favored adding Wednesday or
Thursday work sessions to avoid extending the moratorium.
COMMERCIAL DESIGN GUIDELINES: Council supported the continued use of Character Areas in the
Commercial Design Guidelines (CDG) to provide fine-grained design guidance to projects beyond simply using
the basic dimensional standards provided in the zoning section of the LUC. Council also supported the proposed
changes to the Character Area boundaries as presented at the August 29th Work Session. Regarding cash-in-lieu
of providing public amenity, Council supported continuing to allow it as an option for properties where on-site is
not feasible. Council suggested adding the cash-in-lieu standards to the criteria for call-up of projects and directed
staff to create clearer standards for when cash-in-lieu might be permitted. Council reiterated support for having
development on the pedestrian malls at the lot line to reinforce the pedestrian experience, and supported
alternative methods of public amenity in these areas, including second level, off-site on the pedestrian malls, or
cash-in-lieu to support maintenance of the pedestrian malls. Council supported allowing architectural arcades to
meet public amenity requirements in certain circumstances. They directed staff to draft language allowing arcades
in limited circumstances while not allowing them to become pervasive in downtown. In addition, Council
supported exploring unit size limitations for commercial spaces accessed off of an arcade or mid-block walkway.
CALL-UP: After some discussion, Council favored continuing to use call-ups as a way to provide additional
over-sight to specific land use applications under consideration by boards and commissions. Council directed
staff to develop clearer standards for when projects might be called-up, requirements for Council to provide a
clearer rationale for the call-up and allow opportunities for Council to provide more detailed direction when
remanding call-ups back to the appropriate board or commission. Some Council members also supported moving
any substantive changes to the call-up process to after the moratorium.
NEXT STEPS: The next AACP-LUC Coordination work session is schedule to cover View Planes and Affordable
Housing Mitigation on September 19, 2016. The September 27th work session is scheduled to cover draft policy
language on Off-Street Parking and Use Mix, as well as provide additional details on the anticipated timeline for
completion of the Coordination process. More information and dates for public meetings, work sessions and public
hearings will be made available at the September 19th work session.
P13
VII.A.
1
ASPEN CITY COUNCIL WORK SESSION
MEETING NOTES
MEETING DATE: September 19, 2016
AGENDA TOPIC: AACP - Land Use Code coordination
PRESENTED BY: Jessica Garrow, Community Development Director; Phillip Supino, Long-Range
Planner; Alan Richman, Alan Richman Planning Services;
COUNCIL MEMBERS PRESENT: Ann Mullins, Adam Frisch, Art Daily, Bert Myrin
SUMMARY OF DISCUSSION: Staff presented to Council information relevant to the coordination of the Aspen
Area Community Plan (AACP) with the Land Use Code (LUC) including the following topics: View Plane
regulations, Affordable Housing mitigation rate and dimensional standards.
VIEW PLANES: Staff provided an over-view of the current view plane regulations, a survey of view plane
preservation regulations in other communities and facilitated a discussion about the purpose and intent of revised
View Plane standards. Council acknowledged the importance of the View Plane regulations to achieving a
number of AACP goals, and that the language in the current regulations requires adjustment to improve ease of
use. Council also noted the importance of dimensional standards and Commercial Design Guidelines relative to
the preservation of the downtown viewshed, and directed staff to prioritize revisions to those standards and
guidelines above revisions to the View Plane regulations. Council directed staff to include in the revisions a
definition of “minimal impact,” and Council supported staff commencing with the visual analysis portion of the
View Plane revision process on the timeline provided in the memorandum.
AFFORDABLE HOUSING MITIGATION RATE: Staff presented background information on how the
current mitigation rate was established, its administration and scenarios of how adjusted mitigation rates would
play-out in a hypothetical development. Staff requested direction from Council as to whether they desired to
adjust the current mitigation rate, and provided options for potential adjustments. Staff suggested that any
adjustment be tied to the assessment that the present rate does not achieve AACP policy goals. Council requested
that staff assemble additional background information from existing studies and documents on the need for
affordable housing relative to the existing stock. Conceptually, Council favored offering a reduced rate in
exchange for valued public goods such as public amenity space, second-tier commercial space and similar assets.
Staff will return with additional information at a subsequent meeting.
DIMENSIONAL STANDARDS: Council discussed commercial building height, floor area ratio and setbacks.
Council reiterated their preference for focusing on ‘right-sizing’ commercial development through revised
dimensional standards and requested that staff return to Council with proposals for reduced floor area ratios and
new public amenity space requirements for commercial buildings in the commercial and mixed-use zones.
Council supported the maintenance of the 28-foot height limit for commercial buildings in most zones, and
continuing to allow for 35 feet in the SCI zone. Council discussed and directed staff to return with additional
information about the potential for allowing a third floor in exchange for desired uses in commercial buildings.
NEXT STEPS: There is a Council work session scheduled for 9/27/16, at which Use Mix and Off-street Parking
will be discussed. The specially scheduled 10/5 work session will focus on Commercial Design Guidelines and
additional policy issues prior to the Policy Resolution hearing on 10/24/16.
P14
VII.A.
1
ASPEN CITY COUNCIL WORK SESSION
MEETING NOTES
MEETING DATE: September 27, 2016
AGENDA TOPIC: AACP - Land Use Code coordination
PRESENTED BY: Jessica Garrow, Community Development Director; Phillip Supino, Long-Range
Planner; Reilly Thimons, Planning Technician, Alan Richman, Alan Richman Planning Services;
COUNCIL MEMBERS PRESENT: Mayor Skadron, Ann Mullins, Adam Frisch, Art Daily, Bert Myrin
SUMMARY OF DISCUSSION: Staff presented to Council information relevant to the coordination of the Aspen
Area Community Plan (AACP) with the Land Use Code (LUC) including off-street parking standards and
commercial use mix.
OFF-STREET PARKING: Staff outlined the policy proposals for amendments to the off-street parking
regulations, which include changes to the Transportation Impact Analysis, Transportation Demand Management and
cash-in-lieu of parking policies and regulations in addition to the parking section of the LUC. Council supported
maintaining the current parking minimums and adding a soft maximum standard. Council supported updating the
regulations for and encouraging shared parking as an option for commercial development, but expressed that they
would like more information on how these policy options would coordinate with on-street parking management.
Council supported mandating cash-in-lieu of parking for properties on pedestrian malls, leaving it as optional in other
commercial zones. Council suggested analyzing whether the cash-in-lieu rate is appropriate for Aspen and the
impacts of parking and supported using cash-in-lieu funds for the development and maintenance of alternative
transportation infrastructure and programs. Council expressed interest in changing parking requirements to a
‘mobility’ requirement which encapsulates both parking requirements and alternative transit incentives and
programming.
COMMERCIAL USE MIX: Staff presented to Council five proposals for promoting a diverse mix of commercial
uses in the CC, C1, MU, SCI and NC zones. For residential uses, Council supported eliminating free-market
residential in the SCI and NC zones. Council requested further analysis of how resident-occupied free-market
housing would function in the MU, SCI and NC zones. Council supported the presence of but requested further
analysis and specific proposals regarding the allowed proportion of affordable housing relative to commercial spaces
in mixed-use projects in the CC and C1 zones. The concept of allowing dimensional incentives for desired uses in
commercial zones was not supported. The Locally Serving Business Overlay Zone was supported in concept, and
more information was requested about how it would function, including what dimensional standards may be included.
Council continued to back the development of Commercial Design Guidelines which allow for the development of
second tier commercial spaces through public amenity space requirements, the allowance of basement and alley
commercial spaces, form and massing that generates second floor spaces and other techniques. Finally, Council
supported revisions to the allowed use lists, zone purpose and intent descriptions and the development of use
categories for the commercial zones.
NEXT STEPS: Given his anticipated absence, Mayor Skadron requested that the October 5th work session be
rescheduled to a later date. As of this writing, that date has not been determined. The next work session will include
follow-up discussion on the items requested at the September 27th work session, proposals for changes to some of
the dimensional standards contained in the Zoning chapter of the LUC and presentation of a draft Public Outreach
Report.
P15
VII.A.
1
ASPEN CITY COUNCIL WORK SESSION
MEETING NOTES
MEETING DATE: October 10, 2016
AGENDA TOPIC: AACP - Land Use Code coordination
PRESENTED BY: Jessica Garrow, Community Development Director; Phillip Supino, Long-Range
Planner; Alan Richman, Alan Richman Planning Services
COUNCIL MEMBERS PRESENT: Mayor Skadron, Ann Mullins, Adam Frisch, Art Daily, Bert Myrin
SUMMARY OF DISCUSSION: Staff presented to Council information relevant to the coordination of the Aspen
Area Community Plan (AACP) with the Land Use Code (LUC) including view plane regulations, dimensional
standards and use mix.
VIEW PLANES: Staff presented new information about the City’s view planes and discussed the proposed direction
for rewriting the view plane regulations in accordance with Council’s direction from previous work sessions. To
create better certainty for development in view planes, Council directed staff to draft regulations to decrease the
subjectivity of view plane reviews and strengthen their over-all effect. Council supported retaining all of the view
planes in their current locations to ensure their ongoing protection. In order to clarify the language and increase ease
of use, Council directed staff to define “minimal impact” to view planes. That definition should be linked to
definitions and standards for “foreground,” “middle ground” and “background” distances and impacts. Development
within view planes but fully hidden behind historic structures could be afforded additional flexibility in review criteria
within the definitions and extent of the fore-, middle and background. Beyond the “background,” Council favored
limiting the linear extent of view planes to the 8040 Greenline, beyond which the 8040 regulations would apply to
limit the visual impact of development to view planes. Staff will complete the review and drafting process and return
to Council for additional direction in November.
DIMENSIONAL STANDARDS: Staff reviewed draft dimensional tables for each commercial zone. Council
generally supported the direction for heights and floor areas, all of which are proposed to be reduced. Council
supported 28 feet in all commercial zones except SCI, which was supported to be retained at 35 feet. Floor areas
were proposed at 2:1 and lower to reflect the lower heights. In terms of affordable housing, Council supported
allowing some on-site affordable housing in commercial zones, and directed staff to leave the replacement of
affordable housing square footage in redevelopment projects to developers on a project-to-project basis. A
majority of Council stated the maximum existing free market residential unit size in SCI was too big, favoring a
reduction in maximum allowable size. Council also did not support allowing for the combination of existing
residential units in the SCI zone.
USE MIX: Staff presented Council with a review of past proposals to regulate chain stores in commercial areas and
asked Council if they continued to favor taking no action to regulate them. Council did not choose to pursue
regulating chain stores but directed staff to explore opportunities for promoting the desired use mix by other means,
such as a Certificate of Appropriateness review, following the completion of the AACP-LUC coordination process.
NEXT STEPS: Staff returns before Council on October 24th with the Policy Resolution. Following that hearing,
staff will return to Council will draft code amendment ordinances on November 14th, 28th, December 5th and 12th in
anticipation of adoption of ordinances to complete the AACP-LUC coordination process in January, 2017. Staff
will provide Council with an additional update on the view planes project in November.
P16
VII.A.
Commercial, Lodging, and Historic District
Design Standards and Guidelines Updated 2017
City of Aspen, Colorado
P17
VII.A.
P18
VII.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 ###
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Exisitng Conditions
Building Placement
Architecture
Materials and Details
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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
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P19
VII.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 1P20
VII.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 P21
VII.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 3P22
VII.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 P23
VII.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 5P24
VII.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 P25
VII.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.
P26
VII.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 P27
VII.A.
IntroductionPage 9P28
VII.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 1P29
VII.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 P30
VII.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 3P31
VII.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 P32
VII.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 5P33
VII.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 P34
VII.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 7P35
VII.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 P36
VII.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 9P37
VII.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 P38
VII.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 11P39
VII.A.
Commercial Design Guidelines and Standards Page 12 P40
VII.A.
Pedestrian Amenity
P41
VII.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.
P42
VII.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 3P43
VII.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?Galena StreetHopkins Avenue
Commercial Design Standards and Guidelines Page 4 P44
VII.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 5P45
VII.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 P46
VII.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 7P47
VII.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 P48
VII.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 9P49
VII.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 P50
VII.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 11P51
VII.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 P52
VII.A.
Pedestrian AmenityPage 13P53
VII.A.
Commercial, Lodging and Historic District Design Objectives and Guidelines
CITY OF ASPEN, COLORADO
Final DraftJune, 2007
P54
VII.A.
Prepared by:Winter and Company1265 Yellow Pine AvenueBoulder, CO 80304Phone: (303) 440-8445Fax: (303) 443-0725www.winterandcompany.net
P55
VII.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
P56
VII.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
P57
VII.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
P58
VII.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
P59
VII.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.
P60
VII.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.
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VII.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.
P62
VII.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.
P63
VII.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 5
City of Aspen
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P64
VII.A.
Introduction
page 6 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
P65
VII.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
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VII.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.
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VII.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.
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VII.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
P69
VII.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.
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VII.A.
Introduction
page 12 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
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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 Spring StreetP72
VII.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.
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VII.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.
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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.
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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.
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VII.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.
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VII.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.
P78
VII.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.
P79
VII.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.
P80
VII.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.
P81
VII.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.
P82
VII.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.
P83
VII.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'
P84
VII.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.
P85
VII.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.
P86
VII.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.
P87
VII.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.
P88
VII.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.
P89
VII.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
P90
VII.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.
P91
VII.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.
P92
VII.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.
P93
VII.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.
P94
VII.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.
P95
VII.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 StreetMain Stree
t
Main Str
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Monarch StreetP96
VII.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.
P97
VII.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.
P98
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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.
P99
VII.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.
P100
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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.
P101
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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.
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VII.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.
P103
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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.
P104
VII.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.
P105
VII.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.
P106
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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.
P107
VII.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.
P108
VII.A.
Central Mixed Use Character Area City of Aspen
page 50 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP109
VII.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
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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.
P111
VII.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.
P112
VII.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.
P113
VII.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.
P114
VII.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.
P115
VII.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.
P116
VII.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.
P117
VII.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.
P118
VII.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.
P119
VII.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.
P120
VII.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.
P121
VII.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.
P122
VII.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.
P123
VII.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
Monarch Street
P124
VII.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.
P125
VII.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.
P126
VII.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.
P127
VII.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.
P128
VII.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.
P129
VII.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.
P130
VII.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.
P131
VII.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.
P132
VII.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.
P133
VII.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.
P134
VII.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.
P135
VII.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.
P136
VII.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).
P137
VII.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
P138
VII.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.
P139
VII.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.
P140
VII.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.
P141
VII.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
P142
VII.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.
P143
VII.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.
P144
VII.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.
P145
VII.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.
P146
VII.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.
P147
VII.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.
P148
VII.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.
P149
VII.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
Galena StreetP150
VII.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.
P151
VII.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.
P152
VII.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.
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Commercial Core Historic DistrictCity of Aspen
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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.
P154
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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.
P155
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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.
P156
VII.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.
P157
VII.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.
P158
VII.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.
P159
VII.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.
P160
VII.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.
P161
VII.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.
P162
VII.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. Mill StreetS. Galena StreetThe 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. Mill StreetS. Galena StreetThe Wheeler Opera House Pedestrian Mall
Pedestrian MallP163
VII.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.
P164
VII.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.
P165
VII.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!
P166
VII.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.
P167
VII.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.
P168
VII.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.
P169
VII.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
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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.
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VII.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.
P172
VII.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.
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VII.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.
P174
VII.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.
P175
VII.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.
P176
VII.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.
P177
VII.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.
P178
VII.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.
P179
VII.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.
P180
VII.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.
P181
VII.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.
P182
VII.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.
P183
VII.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.
P184
VII.A.
Commercial Core Historic District City of Aspen
page 126 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP185
VII.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 Aspen StreetP186
VII.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.
P187
VII.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.
P188
VII.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.
P189
VII.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.
P190
VII.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.
P191
VII.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.
P192
VII.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.
P193
VII.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.
P194
VII.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.
P195
VII.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.
P196
VII.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.
P197
VII.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.
P198
VII.A.
Main Street Historic District City of Aspen
page 140 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP199
VII.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
P200VII.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
P201VII.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
P202VII.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
P203
VII.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.
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VII.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.
P205
VII.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.
P206
VII.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.
P207
VII.A.
Glossary City of Aspen
page B-6 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP208
VII.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
P209
VII.A.
Appendices City of Aspen
page C-2 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP210
VII.A.
Infill Code 06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
42, 46 for areas
setback
15 feet
28 for 2-story buildings; 3
stories 38, which may be
increased to 42 by
Commercial Design Review
28 for 2-story buildings; 3
stories up to 40 allowed on n
side of street if for
lodging
28 for 2-story buildings
25%25%25%25%
0, 0, 0 0, 0, 0 0, 0, 0 0, 0, 0
1/1,000. 0 for res.1/1,000. 0 for res.1/1,000. 0 for res.1/1,000. 0 for res.
3:1 2.75:1 2.75:1 2:1
1.5:1, may be
increased to 2:1 if
60% additional FAR is
AH
2:1 2:1 2:1
3:1 2.75:1 2.75:1 2:1
3:1 0.5:1; 1.5:1 w/ sm. units 0.5:1; 2.5:1 w/ sm. units 0.5:1; 1.5:1 w/ sm. units
No limitation No limitation No limitation Greater of Exisiting FAR or
0.25:1; cannot create
housing credits
1:1 0.5:1; 0.75:1 w/ equal
amounts FM & AH
Limited to existing FAR Limited to existing FAR
1:1 1:1 1:1 1.5:1
Use removed ---
Use removed ---
2,000 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR
Commercial Core (CC) Zone District
The immediate downtown. Main to Durant, from Monarch to Hunter Streets.
Commercial to
Residential ratio
-
Single Family FAR Same as R-6
Duplex FAR Same as R-6
Max. Residential
unit size (Sq Ft)
No limitation
Setbacks: Front,
Rear, Sides (Feet)
0, 0, 0
Commercial Parking 2/1000
Maximum Total FAR 1.5, may be increased
to 2:1 by S.R. & 60%
AH
Commercial FAR
Governed by Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
Where
pre-infill code
Height (Feet)40, not to exceed 4
stories
Public Amenity 25%P211VII.A.
Infill Code 06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
38 - pitched, 42 - flat 28 for 2-story buildings; 3
stories 36, which may be
increased to 40 by
Commercial Design Review
28 for 2-story buildings; 3
stories up to 38 allowed on n
side of street if for
lodging
28 for 2-story buildings
25%25%25%25%
0 0 0 0, 0, 0
1/1000, 0 for res.1/1000, 0 for res.1/1000, 0 for res.1/1,000. 0 for res.
3:1 2.5:1 2.5:1 1.75:1
1.5:1, may be
increased to 2:1 if
60% additional FAR is
AH
1.5:1 1.5:1 1.75:1
3:1 2.5:1 2.5:1 1.75:1
3:1 0.5:1; 1.5:1 w/ sm. units 0.5:1; 2:1 w/ sm. units 0.5:1; 1.5:1 w/ sm. units
No limitation No limitation No limitation Greater of Exisiting FAR or
0.25:1; cannot create
housing credits
1:1 0.5:1; 0.75:1 w/ equal
amounts FM & AH
Limited to existing FAR Limited to existing FAR
1:1 1:1 1:1 1.5:1
80% of R-6 80% of R-6 Use removed -
80% of R-6 80% of R-6 Use removed -
No limitation 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR
Commercial (C-1) Zone District
A one-block strip east of the Commercial Core. Main to Cooper, from Hunter to Spring streets.
Commercial to
Residential ratio
-
Single Family FAR Same as R-6
Duplex FAR Same as R-6
Max. Residential
unit size (Sq Ft)
No limitation
Commercial Parking 1.5/1000
Maximum Total FAR 1.1, may be increased
to 1.5:1 by S.R. &
60% AH
Commercial FAR
Governed by Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
pre-infill code
Height (Feet)40, not to exceed 4
stories
Public Amenity 25%
Setbacks: Front,
Rear, Sides (Feet)
0
Where
P212VII.A.
Where
06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
Height (Feet)35 35 35
Public Amenity 25%25%25%
Setbacks: Front,
Rear, Sides (Feet)
0, 0, 0 0, 0, 0 0, 0, 0
Commercial Parking 1/1000 1/1000 1/1000
Maximum Total FAR 2.25:1 2.25:1 2.25:1
Commercial FAR 1.5:1; 0.25:1 for primary
care offices if 0.75:1 of other
commercial uses on same
parcel
1.5:1; 0.25:1 for primary
care offices if 0.75:1 of other
commercial uses on same
parcel
1.5:1; 0.25:1 for primary
care offices if 0.75:1 of other
commercial uses on same
parcel
Arts/Civic FAR ---
Lodging FAR ---
AH Res. FAR 0.5:1 0.5:1 Greater of Exisiting FAR or
0.5:1; cannot create housing
credits
FM Res. FAR 0.25:1 - 0.5:1 if 0.75:1 - 1:1
of other commercial uses on
same parcel
0.25:1 - 0.5:1 if 0.75:1 -
1:1 of other commercial uses
on same parcel
Limited to existing FAR
Commercial to
Residential ratio
---
Single Family FAR ---
Duplex FAR ---
Max. Residential
unit size (Sq Ft)
2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 1,500, 2,000 w/ TDR
Service, Commercial, Industrial (S/C/I)
Obermeyer Place, North Mill and Puppy Smith area, and the US Post Office.
-No limitation
-0.5:1
-0.5:1 only if a min. of
0.75:1 commercial
uses on parcel
--
--
--
1.5/1000 1/1000
1:1, may be increased
to 2:1 if minimum of
1:1 is AH
2:1
Governed by Maximum
Total FAR
1.5:1
--
--
pre-infill code Infill Code
35 35, may be increased
No requirement No requirement
0, 0, 0 0, 0, 0
P213VII.A.
Infill Code 06-07 Moratorium Changes Current Code Draft Proposed
Dimensions
25 to 32 28, may be increased to 32 by
Commercial Design Review
28, may be increased to 32 by
Commercial Design Review
28
25%25%25%25%
10 (5 w/ S.R.), 5, 5 10 (5 w/ S.R.), 5, 5 10 (5 w/ S.R.), 5, 5 10 (5 w/ S.R.), 5, 5
1.5/1000 1.5/1000 1.5/1000 1.5/1000
Historic Dist.: 1:1
Non-Historic: 2:1
Historic Dist.: 1:1, may be
increased to 1.25:1 by S.R.
Non-Historic: 2:1
Historic Dist.: 1:1, may be
increased to 1.25:1 by S.R.
Non-Historic: 2:1
Historic Dist.: 1:1, may be
increased to 1.25:1 by S.R.
Non-Historic: 1.5:1
0.75:1, may be
increased to 1:1 by S.R.
0.75:1, may be increased to
1:1 by S.R.
0.75:1, may be increased to 1:1
by S.R.
1:1, may be increased to
1.25:1 in Hist Dist or 1.5:1 in
Non-Hist District by S.R.
0.75:1, may be
increased to 1:1 by S.R.
0.75:1, may be increased to
1:1 by S.R.
0.75:1, may be increased to 1:1
by S.R.
1:1, may be increased to
1.25:1 in Hist Dist or 1.5:1in
Non-Hist District by S.R.
0.75:1, may be
increased to 1:1 by S.R.
0.75:1, may be increased to
1:1 by S.R.
0.75:1, may be increased to 1:1
by S.R.
0.75:1, may be increased to
1:1 by S.R.
No limitation No limitation No limitation No limitation
0.75:1; 1:1 w/ S.R.0.5:1; 0.75:1 w/ equal amounts
FM & AH
0.5:1; 0.75:1 w/ equal amounts
FM & AH
Mixed Use Building: Limited to
existing FAR; For stand-alone
building: 0.5:1; 0.75:1 w/
equal amounts FM & AH
1:1 1.5:1 1.5:1 Mixed Use Building: 1.5:1
80%of R-6 100% - 80% of R-6 100% - 80% of R-6 100% - 80% of R-6
80% of R-6 100% - 80% of R-6 100% - 80% of R-6 100% - 80% of R-6
2,000 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 1,500, 2,000 w/ TDR
Mixed-Use (MU)
Main Street, a one-block strip west of the CC between Main and Hyman, and one-block strip east of the C1 between Main and Cooper.
Commercial to
Residential ratio
N/A
Single Family FAR Same as R-6
Duplex FAR Same as R-6
Max. Residential unit No limitation
Public Amenity No requirement
Setbacks: Front, Rear, 10, 15, 5
Commercial Parking 3/1000
Maximum Total FAR 0.75:1, may be
increased to 1:1 by S.R.
& 60% AH
Commercial FAR
Governed by Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
Where
pre-infill code
Height (Feet)25
P214VII.A.
Infill Code 06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
32 28, may be increased to
32 by Commercial Design
Review
28, may be increased to
32 by Commercial Design
Review
28
25%25%25%25%
5, 5, 5 5, 5, 5 5, 5, 5 5, 5, 5
1/1000 1/1000 1/1000 1/1000
1.5:1 1.5:1 1.5:1 1.5:1
1:1 1:1 1:1 1:1
1:1 1:1 1:1 1:1
1:1 1:1 1:1 -
0.5:1 0.5:1 0.5:1 Greater of Exisiting FAR or
0.5:1; cannot create housing
credits
0.5:1 0.25:1; 0.5:1 w/ equal
amounts FM & AH
0.25:1; 0.5:1 w/ equal
amounts FM & AH
Limited to existing FAR
1:1 1:1 1:1 1:1
----
----
2,000 1,500, 2,000 w/ TDR 1,500, 2,000 w/ TDR 1,500, 2,000 w/ TDR
Commercial to
Residential ratio
N/A
Single Family FAR -
Duplex FAR -
Max. Residential
unit size (Sq Ft)
No limitation
Neighborhood Commercial (NC)
The City Market block and the Clark's Market area.
Commercial
Parking
4/1000
Maximum Total
FAR
1:1
Commercial FAR
Governed by
Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
pre-infill code
Height (Feet)28, may be
increased to 32 by
S.R.
Public Amenity 25%
Setbacks: Front, 10, 5, 5
Where
P215VII.A.
[NAME OF DOCUMENT] [NAME OF DOCUMENT] [NAME OF DOCUMENT] [NAME OF DOCUMENT] | | | | VOLUMEVOLUMEVOLUMEVOLUME
[Client Name]
Nelson\Nygaard Consulting Associates Inc. | i
DRAFT UPDATES
Recommendations for Parking Code Reform
Off-Street Parking & Mobility Updates Study
City of Aspen
September 2016
P216
VII.A.
Table of ContentsTable of ContentsTable of ContentsTable of Contents
Page
Table of FiguresTable of FiguresTable of FiguresTable of Figures
Page
Figure 1 Parking Minimums and Maximums .......................................................................... 4
Figure 2 Public Parking Replaced for Private Parking at Residential Development ........ 6
Figure 3 Allow CIL Option for All Parking Minimums ............................................................. 6
Figure 4 Restrictions Reduce the Effective Capacity of Existing Parking Supplies........... 9
Figure 5 Minimum Requirements for Bike Parking .............................................................10
Figure 6 Driveways Can Significantly Disrupt Pedestrian Facilities ..................................15
Figure 7 Guidelines Should Seek Sidewalk Continuity Across Driveways ........................15
Figure 8: Curb Extension Provides Place for Drivers to Wait Beyond Sidewalk................16
Figure 9: Double Stop Signs Buffer Sidewalk Traffic ............................................................16
Introduction ........................................................................................................................................... 1
Priority Objectives............................................. Error! Bookmark not defined.Error! Bookmark not defined.Error! Bookmark not defined.Error! Bookmark not defined.
Infill Area Code Updates ..................................................................................................................... 3
Retain Minimum Parking Requirements ....................................................... 3
Add a “Soft” Maximum on Private Parking ................................................... 3
Allow CIL for All Parking Requirements ....................................................... 5
Adopt a Progressive CIL Rate Structure ....................................................... 7
Mandate CIL In Apprporiate Sub-Districts ................................................... 7
Update Shared Parking Credits .................................................................... 8
Allow Off-Peak Sharing of Required Parking ............................................... 9
Add Bike Parking Requirements ................................................................ 10
Add Car-share Parking Requirement ......................................................... 10
Incentivize Driving Alternatives ................................................................. 11
TIA Strategies .....................................................................................................................................12
Add a Parking-Plan Category .................................................................... 12
Add a Resident-Trip-Reduction Category ................................................. 12
Add Lodging-Trip-Reduction Category ..................................................... 13
Design Standards ...............................................................................................................................14
Shared Parking ......................................................................................... 14
Driveways ................................................................................................. 14
Buffer-Area CoDe Updates ................................................................................................................17
Expand CIL Option .................................................................................... 17
Incentivize Driving Alternatives ................................................................. 17
Supportive Strategies ........................................................................................................................18
P217
VII.A.
INTRODUCTION
This document presents a set of recommended changes to update the parking code for
development within Aspen’s Infill Area. This set of recommendations is followed by
complementary sets of strategies, selected for their potential to help further the effectiveness and
benefits of the recommended Infill Area code changes. These represent the final results of the
City’s Off-Street Parking and Mobility study.
CODE CHANGE OBJECTIVES
The recommendations included in this document were identified to serve the following objectives,
as identified by the City of Aspen for the Off-Street Parking and Mobility study.
Reduce Car Dependency.
Support Community Plan Goals for:
- Reducing traffic in town,
- Reducing trips over the Castle Creek Bridge, and
- Encouraging alternative modes of transportation.
Expand the Code’s Focus Beyond Parking.
- Emphasize parking as but one option to ensure access to new land uses, and
mobility for a project’s residents, tenants and visitors.
PRIORITY OPPORTUNITIES
During the study, a core set of code-update opportunities emerged during through an analysis of
conditions and a series of stakeholder outreach activities. Those opportunities, identified below,
guided the development of the recommendations identified in this document.
Avoid Oversupply of Private Parking
The current parking supply within the Infill Area was constructed, and is
managed, in direct response to a historic emphasis on minimum parking
requirements for new development.
When supplies are managed as private resources, they provide far less effective
capacity in meeting area-wide parking needs.
This overemphasis on facilities that are inherently inefficient needs to be counter-
balanced by code regulations that emphasize public or shared access to most
supply added to accommodate future development.
Avoid Undersupply of Public Parking
To the extent that the City tracks parking supply sufficiency as a performance
measure for its development code, it should focus on public parking supplies,
rather than overall supplies, which are predominantly private today.
A combination of incentives and requirements should provide resources to
ensure adequate investments in new, public parking supplies, whether via on-site
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parking at new development, or via CIL contributions for public parking,
mobility, and TDM investments.
An updated code can also create opportunities to make existing facilities more
broadly available, expanding the supply of public parking without any net
increase in overall supply.
Build Upon Cash-in-Lieu Progress
The Cash-in-Lieu (CIL) program provides a unique and important funding source
for the development of public parking.
- Counterintuitively, adding public parking can reduce car dependency, if it
shifts more parking activity into City-managed facilities, and reduces activity
captured in private facilities.
- By, ultimately, creating a Park Once environment, the provision of public
parking will facilitate and encourage walking, cycling, and transit for short
trips in the Infill Area, reducing local traffic and activating the public realm
- Less obviously, public parking can reduce car-ownership and driving rates by
shifting more parking activity into facilities that are priced, and managed in
coordination with Mobility and TDM programs.
The CIL also provides funding to directly reduce car dependency and parking
demand through investments in Mobility improvements and TDM programs.
The fact that the CIL is already working to minimize on-site parking at new
development is an important accomplishment that should be fully embraced in
order to realize its full potential.
Continue to Emphasize Efficiency over Redundancy
Discourage the provision of private/reserved parking spaces at new development,
in favor of contributions to shared parking and mobility resources
Address the poor efficiency of existing private/reserved parking facilities through
encouragement of shared parking
Continue to Emphasize Mobility over Parking Alone
Emphasizing the CIL as the normative response to parking requirements in the Infill Area will
continue to emphasize that providing parking is but one way to make new developments
accessible to residents, employees, and visitors.
Adding options to provide
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INFILL AREA CODE UPDATES
RETAIN MINIMUM PARKING REQUIREMENTS
The current parking requirements appear to have little impact on how much on-
site parking developers provide at their projects.
Rather, because most developers opt for the CIL option, these requirements
trigger, and determine the level of, contributions to a fund maintained for
investments in Shared Parking, Mobility, and TDM.
The current minimum requirements are at levels generally considered
appropriate for walkable, downtown districts
ADD A “SOFT” MAXIMUM ON PRIVATE PARKING
Add a maximum parking ratio to complement the current minimum-parking
ratios.
- Set this ratio at 125% of the minimum requirement ratio — see examples in
table below.
- Allow developers to provide more parking by either paying a CIL fee or by
allowing shared access to all spaces, minus those that meet the minimum
requirement for residential uses on site.
- Link the fee option to the CIL for the minimum parking requirement, and
capture resulting revenue within the same fund.
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Figure 1 Parking Minimums and Maximums
* 100% may be provided by cash in lieu.
Land Uses
Aspen Infill Area
Spaces Required
Private Parking
Maximum
CommercialCommercialCommercialCommercial 1/1,000 sf net leasable
space.*
1.25 /1,000 sf net
leasable space
SingleSingleSingleSingle----Family and DuplexFamily and DuplexFamily and DuplexFamily and Duplex Lesser of 1/bedroom or
2/unit.
Greater of 1.25/bedroom
or 2.5/unit
Accessory Dwelling Units Accessory Dwelling Units Accessory Dwelling Units Accessory Dwelling Units
and Carriage and Carriage and Carriage and Carriage HousesHousesHousesHouses 1/unit. 1.25/unit
MultiMultiMultiMulti----Family (as a single Family (as a single Family (as a single Family (as a single
use)use)use)use) 1/unit. 1.25/unit
MultiMultiMultiMulti----Family within a Family within a Family within a Family within a
mixedmixedmixedmixed----use building use building use building use building
1/unit.*
None in CC or C-1 Districts
1.25/unit
Hotel/LodgeHotel/LodgeHotel/LodgeHotel/Lodge 0.5/unit.
None in CC and C-1 Districts 0.625/unit
All Other UsesAll Other UsesAll Other UsesAll Other Uses Established by special
review.
125% of the minimum
required
Code Example 1: Arlington County, VA
The parking standards included in the Columbia Pike code, which was adopted in 2003,
are summarized below. Key provisions are in underlined, white text.
A minimum of 1 and 1/8 parking spaces per residential unit, of which a
minimum of 1/8 parking space per residential unit shall be provided as shared
parking.
A minimum of one space per 1,000 square feet of non-residential Gross Floor
Area (GFA) shall be provided as shared parking.
New on-street parking spaces created in conjunction with the development,
which did not previously exist, may be counted toward the minimum
requirement for shared parking.
A maximum of one space per 1,000 square feet of non-residential GFA or two
spaces per residential unit may be made available for reserved parking.
Reserved parking above the maximum may be provided upon payment to the
County.
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ALLOW CIL FOR ALL PARKING REQUIREMENTS
Some of the most inefficient, private parking facilities in the Infill Area are linked to “stand alone”
residential developments, for which the CIL option remains unavailable. See image below.
Code Example 2: Orlando, FL
1 Definition. For purposes of this Part, "Parking Bonus" shall mean authorization
given by the City to a landowner to provide parking spaces in excess of the
maximum requirements set forth in (a) above, in exchange for a payment.
2 Purpose. The Parking Bonus system is established to further the following
objectives:
a. Ensure that uses and proposed uses in the Downtown Parking Area are
competitive in the local real estate market;
b. Discourage the provision of parking spaces in excess of absolute need;
and
c. Ensure that off-street parking spaces are available for use by Downtown
Parking Area residents and the general public.
3 Bonus Payment. The total amount of a Parking Bonus payment shall be
calculated by multiplying the total number of parking spaces provided in excess of
the maximums…, by the corresponding payment per space amount indicated in the
tables below.
Uses
Payment Per Space
West of I-4 East of I-4
Residential $1,500 $1,500
Non-Residential $0 $1,500
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Figure 2 Public Parking Replaced for Private Parking at Residential Development
Allow the CIL option for all land uses allowed within the Infill Area, for up to
100% of a project’s parking requirements.
Figure 3 Allow CIL Option for All Parking Minimums
* 100% may be provided by cash in lieu.
Land Uses
Aspen Infill Area
Spaces Required*
Private Parking
Maximum
CommercialCommercialCommercialCommercial 1/1,000 sf net leasable
space.
1.25 /1,000 sf net
leasable space
SingleSingleSingleSingle----Family and DuplexFamily and DuplexFamily and DuplexFamily and Duplex Lesser of 1/bedroom or
2/unit.
Greater of 1.25/bedroom
or 2.5/unit
Accessory Dwelling UnitsAccessory Dwelling UnitsAccessory Dwelling UnitsAccessory Dwelling Units
and Carriage Housesand Carriage Housesand Carriage Housesand Carriage Houses 1/unit. 1.25/unit
MultiMultiMultiMulti----Family (as a single Family (as a single Family (as a single Family (as a single
use)use)use)use) 1/unit. 1.25/unit
MultiMultiMultiMulti----Family within a Family within a Family within a Family within a
mixedmixedmixedmixed----use building use building use building use building
1/unit.
None in CC or C-1 Districts
1.25/unit
Hotel/LodgeHotel/LodgeHotel/LodgeHotel/Lodge 0.5/unit.
None in CC and C-1 Districts 0.625/unit
All OtherAll OtherAll OtherAll Other UsesUsesUsesUses Established by special
review.
125% of the minimum
required
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ADOPT A PROGRESSIVE CIL RATE STRUCTURE
For a CIL option to be successful, it must offer meaningful cost savings compared to meeting
minimum requirements via on-site parking. Nonetheless, the fee must be significant enough to
provide sufficient revenue for the City to accommodate the parking/travel demand created by the
approved development project; whether that accommodation is in the form of added public
parking capacity, mobility improvements, or expanded/enhanced TDM programs. Fortunately,
City-built parking capacities tend to be much more cost effective than private, on-site parking
capacities, providing a significant range within which a CIL fee rate can be effective. This range is
even wider if the City has the option to invest in mobility improvement and TDM, as well as
public parking.
Based on upon available information, stakeholder feedback, and a survey of In Lieu Fee rates
across the country, the current rate of $30,000 seems appropriate, should the City choose to
retain a flat fee rate.
However, we recommend considering a progressive rate structure in which the per-space fee
increases with the project’s parking requirement. Such an approach would make the CIL option
manifestly attractive to those proposing “infill” and other smaller scale projects, which tend to
have very limited options for on-site parking. The same rate structure can make the fee less
attractive for developers of very large projects, which will tend to have more suitable site
dimensions for the efficient inclusion of on-site parking.
MANDATE CIL IN APPRPORIATE SUB-DISTRICTS
It is anticipated that the City’s overall zoning update will include the
identification of areas in which private, on-site parking is unwanted.
On-site parking should be prohibited as an on-site use for developments in any
such areas
CIL payment should be required, set based on what the minimum requirement
would be in any other area of the Infill Area.
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UPDATE SHARED PARKING CREDITS
Use the Shared Parking Model developed by the Urban Land Institute to calculate
reductions to minimum parking requirements for mixed-use projects.
Code Example: Montgomery County, MD
Shared Parking
a. An applicant proposing development with more than one use may submit a
shared parking analysis using the Urban Land Institute Shared Parking Model
(Second Edition, 2005) instead of using the parking table in Section 6.2.4.B.
Code Example: To Come
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ALLOW OFF-PEAK SHARING OF REQUIRED PARKING
Allow required parking spaces to be shared.
Make retroactive for existing developments and the parking spaces provided on-
site to meet parking requirements.
Figure 4 Restrictions Reduce the Effective Capacity of Existing Parking Supplies
Code Example: Arlington County, VA
Shared Parking
Parking spaces in C, C-O, M, RA-H or R-C districts which are required by this
zoning ordinance may be used by persons other than persons engaging in uses on
the site, provided that said spaces shall be made available at all times to persons
engaging in uses on the site at least at the same rates as to persons not engaging in
uses on the site, and provided that there is no demand for said spaces by persons
engaging in uses on the site.
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ADD BIKE PARKING REQUIREMENTS
Include distinctions between Class 1 and Class 2 facilities, as noted below.
- Class One facilities are secure, weather-protected facilities intended for use
as long-term, overnight, and work-day bicycle storage by dwelling unit
residents, non-residential occupants, and employees.
- Class Two facilities are located in a publicly-accessible, highly visible location
intended for transient or short-term use by visitors, guests, and patrons to
the building or use.
Figure 5 Minimum Requirements for Bike Parking
ADD A CAR-SHARE PARKING REQUIREMENT
Require that on-site facilities containing at least 50 spaces make a minimum
number of spaces availability to any recognized car-share service provider, free of
charge, on a “right of first refusal” basis.
Land Uses
Bike Spaces Required
Min. Requirement % in Class One Facilities
CommercialCommercialCommercialCommercial (Office)(Office)(Office)(Office) 1 / 5K SF NLS 85%
Commercial (Other)Commercial (Other)Commercial (Other)Commercial (Other) 1 / 10K SF NLS 15%
SingleSingleSingleSingle----Family and Family and Family and Family and
DuplexDuplexDuplexDuplex No Requirement
Accessory Dwelling Accessory Dwelling Accessory Dwelling Accessory Dwelling
Units and Carriage Units and Carriage Units and Carriage Units and Carriage
HousesHousesHousesHouses
No Requirement
MultiMultiMultiMulti----Family (as a Family (as a Family (as a Family (as a
single use)single use)single use)single use) 1 / 2 units 95%
MultiMultiMultiMulti----Family within Family within Family within Family within
a mixeda mixeda mixeda mixed----use building use building use building use building 1 / 2 units 95%
Hotel/LodgeHotel/LodgeHotel/LodgeHotel/Lodge 1 / 10 Guest Rooms 100%
All Other UsesAll Other UsesAll Other UsesAll Other Uses Established by special review
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INCENTIVIZE DRIVING ALTERNATIVES
Credit Shared Parking
Use the Shared Parking Model developed by the Urban Land Institute to calculate
reductions to minimum parking requirements for mixed-use projects.
Credit Car-Share Parking
Credit each car-share space as equal to 2 required parking spaces for residential
uses or 3 required parking spaces for commercial uses.
Credit Unbundled Residential Parking
Reduce parking requirements by half, for multifamily uses when spaces are sold
or rented separately from the purchase or lease of a residential unit.
Credit Bike-Share Facility
Credit a bike-share facility with a minimum of 10 spaces as equal to 3 vehicle
parking spaces.
Credit Changing Facilities
Reduce the required number of vehicle parking spaces by 3 spaces for each
changing facility that includes a shower and set of lockers.
Code Example: Montgomery County, MD
1. A parking facility with 50 to 149 parking spaces must have a minimum of one
car-share parking space. One additional car-share parking space is required for
each 100 parking spaces more than 149, up to a maximum requirement of 5. A
parking facility may provide more car-share parking spaces than required.
2. If the property owner cannot find a car-share organization willing to make use of
the spaces, the property owner may use the spaces for publicly-available parking. If
a County recognized car-share organization notifies the property owner that the
organization wants to use the car-share spaces, the property owner must make the
spaces available to the car-share organization within 90 days after receiving
written notice of interest from the County recognized car-share organization.
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TIA STRATEGIES
The following changes are recommended to enhance the existing TIA program in complement to
the Code changes recommended above. All recommendations are proposed for the TDM Input
Page, completed for proposed Infill Area projects.
ADD A PARKING-PLAN CATEGORY
Sub-category – Share of parking that will be shared
Questions:
What proportion of the project’s minimum parking requirement will be met
through a “cash in lieu” payment?
What proportion of on-site parking spaces will be provided as public parking
(publicly accessible for a minimum of 12 hours in any 24-hour period, with an
hourly rate set equivalent to the base rate in effect at the nearest City of Aspen
off-street facility)?
Sub-category – Share of parking that will be Unbundled
Question:
What proportion of on-site parking spaces will be provided inclusive of the
purchase or lease of building space or dwelling units?
ADD A RESIDENT-TRIP-REDUCTION CATEGORY
Sub-category – Cycling Amenities
Questions:
What is the ratio of Class A bike parking spaces, per dwelling unit?
Will a sheltered bicycle repair station be provided?
Sub-category – Carshare Program
Questions:
Is carshare participation being implemented?
How many resident memberships have been purchased?
What percentage of residents is eligible?
Sub-category – Bikeshare Program
Questions:
Is bike-share participation being implemented?
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How many resident memberships have been purchased?
What percentage of residents is eligible?
Sub-category – Transit Amenities
Questions:
Will a “Transit Screen” display, or similar, be maintained in the lobby to display
“real time” transit arrival, departure, and “next ride” information?
Will there be a dedicated room, or area off the lobby for waiting on rides, and
monitoring the Transit Screen display?1
ADD LODGING-TRIP-REDUCTION CATEGORY
Sub-category – Promotions & Information
Questions:
Will driving-alternatives be actively promoted to guests?
- Transit, taxi, Uber, bike-share, car-share, walkability, etc. promoted on
Home and Reservations web-pages, including links to relevant programs
- When relevant: The same webpages also provide links to the City’s TDM
program’s Car-Free Stays program
Sub-category – Ride-share Program
Questions:
Will guests be provided with Uber/Lyft allowances?
- One comped ride for each night’s stay
Sub-category – Bikeshare Program
Questions:
Will guests be provided with bike-share memberships?
- 24-hour pass for single-night stays
- 3-day passes for all others
1 https://www.washingtonpost.com/news/local/wp/2016/08/17/this-new-apartment-building-
has-an-uber-room-to-wait-for-your-ride/
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DESIGN STANDARDS
The following elements of parking-facility design are recommended for consideration for the
City’s update to the Infill Area’s development design guidelines.
SHARED PARKING
Establish facility-design standards for on-site parking facilities approved as Shared parking
within the Infill Area. At a minimum, these should cover the following facility-design
components.
Location and visibility relative to the building’s primary entrance
Identification and way-finding signage
Signage identifying any restrictions on public access
DRIVEWAYS
Establish design standards for all Infill Area projects that emphasize restrictions on driveway
placement and design to preserve sidewalk continuity, especially on primary streets.
Minimize the disruption of sidewalks at points of intersection with project
driveways.
Sidewalk-driveway interface design should reflect the reality that drivers legally
must yield to pedestrians on sidewalks.
Varying the paving treatments between the sidewalk and driveway can help
delineate these areas more clearly for motorists and pedestrians.
Driveways should ramp up to sidewalk level at the curb; the sidewalk should not
ramp down to meet the driveway.
Driveway design should be used to make location of pedestrian traffic clear to
drivers and prevent idling in the driveway areas.
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Figure 6 Driveways Can Significantly Disrupt Pedestrian Facilities
Figure 7 Guidelines Should Seek Sidewalk Continuity Across Driveways
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Figure 8: Curb Extension Provides Place for Drivers to Wait Beyond Sidewalk
Figure 9: Double Stop Signs Buffer Sidewalk Traffic
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BUFFER-AREA CODE UPDATES
The following recommendations are proposed for areas adjacent to the Infill Area, acknowledging
and enhancing the influence of Aspen’s downtown district on the travel mode-choice patterns
within these surrounding areas.
EXPAND CIL OPTION
Allow the CIL option for non-residential uses in areas immediately surrounding
the Infill Area.
- The recommended progressive rate structure will be particularly amenable to
encouraging this option among smaller developments, which might
otherwise remain physically or financially infeasible if parking requirements
must be met on-site.
INCENTIVIZE DRIVING ALTERNATIVES
Credit Shared Parking
Use the Shared Parking Model developed by the Urban Land Institute to calculate
reductions to minimum parking requirements for mixed-use projects.
Credit Car-Share Parking
Credit each car-share space as equal to 2 required parking spaces for residential
uses or 3 required parking spaces for commercial uses.
Credit Unbundled Residential Parking
Reduce parking requirements by half, for multifamily uses when spaces are sold
or rented separately from the purchase or lease of a residential unit.
Credit Bike-Share Facility
Credit a bike-share facility with a minimum of 10 spaces as equal to 3 vehicle
parking spaces.
Credit Changing Facilities
Reduce the required number of vehicle parking spaces by 3 spaces for each
changing facility that includes a shower and set of lockers.
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SUPPORTIVE STRATEGIES
INTEGRATE PARKING, TDM, & MOBILITY PLANNING
An integrated Parking, TDM, and Mobility, program would raise the profile of the benefits
generated by CIL fees. It would also facilitate a strategic process for developing investment
strategies for the enterprise fund into which these fees are collected. This would allow the City to
weigh the relative benefits of options to expand parking supplies, expand TDM programs and
benefits, and/or make strategic investments in mobility improvements across the Infill Area, as
the area’s parking and transportation needs and opportunities evolve.
Short-Term: Formalize Coordination
There are several viable models for integrating Parking, TDM, and Mobility planning, programs,
and activities within the Infill Area. At a minimum, and for the short-term, the City’s should
identify a Mobility Coordinator to initiate coordination among the following.
Key City departments, including Parking, Transportation, Community
Development, and Engineering
Roaring Fork Transportation Agency
Third-Party programs and service providers, including We Cycle, Downtowner,
Uber, etc.
The Mobility Coordinator would also provide a single point of contact for information and
engagement regarding Parking, TDM, and Mobility. This would include:
Visitors seeking information about getting around the Infill Area without a car;
Prospective residents seeking information on non-driving mobiltiy programs and
services
Developers seeking help in developing Parking, TDM, and Mobility components
for their proposals
Entrepreneurs seeking support for potential new mobility services or programs
Property owners seeking input on expanding access to their property through
effective provision and design of pedestrian, bike, and transit amenities
Employers seeking non-driving programs and information to aid in employee
attraction and retention
Medium-Term: Formalize a Parking, TDM, & Mobility Program
Use the funding provided by CIL and similar fees to develop a formal Parking, TDM, and Mobility
program. To maximize the complementary nature of parking and mobility programs, the Mobility
Program should either be incorporated within the City’s Parking Department, or identified as a
complementary program that is closely coordinated with it.
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http://www.commuterpage.com/pages/about/arlington-county-commuter-services/
Program Precedent: Arlington County, VA
Arlington County Commuter Services (ACCS) is the Transportation Demand
Management (TDM) agency of Arlington County, Virginia. Established in 1989, its
mission is to provide Arlington residents, employees, business, and visitors with
transportation information and services to support a vibrant and livable
community. ACCS implements programs and strategies that promote public
transit, walking, biking, carpooling, vanpooling, telecommuting, and other options
that reduce the demand for vehicular travel, lessen congestion and air pollution,
and improve accessibility. ACCS serves as an information and educational resource
center for residents, employees, and visitors who travel to and within the County.
ACCS is a bureau of Arlington County's Transportation Division in the Department
of Environmental Services. ACCS is funded in part by grants from the U.S.
Department of Transportation (DOT), the Virginia Department of Transportation
(VDOT) and the Virginia Department of Rail and Public Transportation (DRPT). Its
programs and services include the following.
Commuter Store – Online, mobile, and retail storefronts that offer transit
fare sales, printed transit schedules and maps, and staff to provide
information on transit, carpooling, vanpooling, bicycling, teleworking, and
other commute/mobility options.
BikeArlington – Promoting cycling options, including coordination with the
DC Region’s bike-share program.
Arlington Transportation Partners - Free services for Arlington employers,
residential buildings/communities, developers, and hotels to set up
commuter benefits programs.
TDM for Site Plan Development - Mitigates the transportation impacts of
real estate development by ensuring that development proposals include
TDM commitments in their Site Plan submissions, and monitoring and
enforcing those commitments post construction.
Research – Surveys and studies to document evolving conditions, as well as
funding for The Mobility Lab, a program that researches innovative
opportunities to develop and highlight “advanced transportation options”.
Marketing and Promotions – For all ACCS programs as well as
complementary transportation services and programs.
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COORDINATE WITH PRIVATE-PARKING OWNERS
Figure 10 The City’s Pay-by-Phone Vendor Facilitates Shared Parking in Asheville, NC
The City can play a vital role in encouraging
more shared parking within the Infill Area.
This will be essential for extracting greater
value from existing parking facilities, much of
which is privately controlled. Management
coordination and strategy development will
help generate “buy in” among private facility
owners, and facilitate use of these options
when they are available as public parking.
Coordinate with owners of private
parking facilities to encourage
shared/public access to more of the
Infill Area parking inventory.
- Help document peak and off-peak
demand conditions and schedules
at private facilities
- Identify opportunities to provide
and manage shared access during
off-peak times
This can include controlled-
sharing strategies, such as
“employee parking” and
public valet coordination
It can also include facilitating
commercial parking
opportunities, utilizing the
City’s “pay by phone” system
to allow paid public parking
during “off hours” – see image
above.
Develop coordinated information,
signage, and branding strategies to
identify these parking options when
they are available.
- Include information on shared parking facilities on the City’s parking maps
and web-pages
- Develop on-site signage and information to make these options clear, and
clearly identify when they are accessible as public parking – see map below.
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Figure 11 Downtown Parking Map with Shared Facilities (Davis, CA)
Image source: City of Davis, California via http://davisdowntown.com/wp-
content/uploads/2013/06/Downtown-Parking-Map.jpg
COORDINATE WITH TIA OUTCOMES & COMMITMENTS
The current CIL program provides important opportunity to complement private TDM and
Mobility initiatives and investments with broader, public programs. An integrated Parking, TDM,
and Mobility program can enhance this complementarity by tracking patterns of TDM and
Mobility initiatives among developers and property owners, to ensure that public investments
enhance their benefits, and to address additional opportunities and constraints. Such a program
could also include advising TIA-developers on the relative benefits of providing bike-share
memberships, compared to providing space and funding for an on-site bike-share station, at any
particular proposed-development site, based on the specific needs and opportunities of the public
bike-share program.
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Figure 12 Track TDM & Mobility Conditions to Guide Private & Public Investments
COORDINATE WITH
Figure 13 Balancing Long- and Short
Off-Street parking is often a “fallback” option for drivers who could not find suitable curbside
parking. Conversely, curbside parking
lack of suitable off-street parking options, or a resistance to off
currently employs several curbside management best practices, including the following.
Performance-based Pricing
demand conditions, in pursuit of optimal levels of availability
enhanced through a pilot program in the summer of 2015.
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Track TDM & Mobility Conditions to Guide Private & Public Investments
COORDINATE WITH CURB-MANAGEMENT PROGRAMS
and Short-Term Demand at the Curbside
parking is often a “fallback” option for drivers who could not find suitable curbside
parking. Conversely, curbside parking capacities can be overwhelmed by demand created by a
street parking options, or a resistance to off-street regulations or cost.
currently employs several curbside management best practices, including the following.
based Pricing – Setting rates in response to documented supply and
demand conditions, in pursuit of optimal levels of availability, a practice that was
enhanced through a pilot program in the summer of 2015.
Recommended Code Updates| DRAFTRecommended Code Updates| DRAFTRecommended Code Updates| DRAFTRecommended Code Updates| DRAFT
Track TDM & Mobility Conditions to Guide Private & Public Investments
PROGRAMS
parking is often a “fallback” option for drivers who could not find suitable curbside
by demand created by a
ulations or cost. The City
currently employs several curbside management best practices, including the following.
Setting rates in response to documented supply and
, a practice that was
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Residential Permit Parking – Restricting the allowed parking duration in
residential areas, and providing an exemption for vehicles displaying permits that
are made available only to area residents.
Employee Permit Parking – Making use of excess capacities along blocks
regulated via Resident Permit Parking restrictions by making a limited number of
permits available to local employees.
The City should formalize coordination with these and future management strategies as part of an
Integrated Parking, TDM, and Mobility program. This should include an emphasis on curbside
management strategies that can reduce the need for on-site parking facilities. This would include
permit strategies, such as those noted above, as well as other options worth considering, such as
the following.
Curbside loading strategies, including metering loading zones during peak hours,
and incentivizing off-peak deliveries
High-Capacity parking facilities, including bike corrals, bike-share stations, car-
share spaces, and motorcycle/scooter parking areas
Figure 14 High-Capacity Parking Areas Expand Curbside Parking Access
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