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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
November 02, 2016
11:30 AM City Council Meeting Room
130 S Galena Street, Aspen
I. SITE VISITS
II. INTRODUCTION (15 MIN.)
A. Roll call
B. Approval of minutes
C. Public Comments
D. Commissioner member comments
E. Disclosure of conflict of interest (actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
J. Call-up reports
K. HPC typical proceedings
III. OLD BUSINESS
IV. NEW BUSINESS
A. Commercial Design Guidelines
V. ADJOURN
Next Resolution Number:
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW
BUSINESS
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation (5 minutes)
Board questions and clarifications (5 minutes)
Applicant presentation (20 minutes)
Board questions and clarifications (5 minutes)
Public comments (close public comment portion of hearing) (5 minutes)
Applicant Rebuttal
Chairperson identified the issues to be discussed (5 minutes)
HPC discussion (15 minutes)
Motion (5 minutes)
*Make sure the motion includes what criteria are met or not met.
No meeting of the HPC shall be called to order without a quorum consisting of at least four (4)
members being present. No meeting at which less than a quorum shall be present shall conduct
any business other than to continue the agenda items to a date certain. All actions shall require
the concurring vote of a simple majority, but in no event less than three (3) concurring votes of
the members of the commission then present and voting.
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Jessica Garrow, Community Development Director
Phillip Supino, Principal Long-Range Planner
Justin Barker, Senior Planner
Amy Simon, Historic Preservation Officer
MEETING DATE: November 2, 2016
RE: Commercial Design Guidelines Update
REQUEST OF P&Z:
The purpose of this meeting is to provide HPC with a draft of the new Commercial Design Guidelines
Character Areas. The Historic Preservation Commission is asked to provide initial feedback.
BACKGROUND AND SUMMARY:
The City has conducted design review in the historic districts since 1974 and on a case-by-case basis
only in other parts of town until 2007, when city-wide Commercial Design Review guidelines were
adopted. The guidelines have not been amended since then. In August 2015, City Council adopted a set
of “Top Ten Goals” to work on for the next two years. One of the goals is to “reconcile the land use
code to the Aspen Area Community Plan so the land use code delivers what the AACP promises.”
During a November 2015 work session, Council identified seven policy areas that should be updated in
the Land Use Code. These included:
• Commercial Design
• Public Amenity
• View Planes
• Land Uses and Commercial Mix
• Off-Street Parking and Mobility
• Employee Housing Mitigation for existing commercial spaces
The focus of this meeting’s discussion will be on Commercial Design. On October 19th, HPC reviewed a
draft of the Introduction, General Guidelines applicable to all project, and Public Amenity Guidelines.
An additional work session is scheduled to review the progress of all seven policy areas as well as the
entire Commercial Design document on November 16th.
October 19th HPC meeting summary:
Summaries of the changes to the document that were discussed at the October 19th meeting are provided
below for reference.
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
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principles that should be incorporated into every project. HPC supported the direction of a General
Guidelines chapter.
Standards vs. Guidelines: Under the current system, commercial design standards are located in the
Land Use Code, and the guidelines are in a separate document. To simplify, these have both been
combined into one document to be reviewed in tandem. HPC supported the use of both Standards and
Guidelines in one document but questioned some of the topics that were identified as Standards. The
direction was to go light on the number of Standards and address most information as Guidelines. HPC
provided feedback on specific requirements including height variation, entries and materials.
Pedestrian Amenity (currently Public Amenity): The Pedestrian Amenity design related content has
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. The main policy discussions for this Chapter are 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. HPC agreed that Pedestrian Amenity spaces need to be meaningful with careful
design parameters.
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. Each space
is limited to certain Character Areas to retain historic integrity and appropriateness. Some members
of HPC felt that landscape strips could be considered a Pedestrian Amenity in the right context. HPC
only supported subgrade courtyards in select locations, for instance on south facing lots.
Cash-in-lieu/off-site requirements – These options are expected to remain in place to provide an
alternative solution to on-site pedestrian amenity in certain situations, such as when a property is
very small or constrained, or when there are several additional Pedestrian Amenity sites nearby. The
proposed requirements are more strict and limited than the existing code provisions. HPC supported
these options, particularly in situations where on-site amenity would be difficult or repetitive.
DISCUSSION:
Included in the packet is a draft copy of the Character Area Chapters of the Commercial, Lodging and
Historic District Design Standards and Guidelines (Exhibit A), which is intended to replace the existing
document. The new document is essentially a complete rewrite of the existing document, although
several of the concepts and guidelines have been retained. The changes are too comprehensive to
provide a red-lined version indicating all new and removed language. The proposed and existing
guidelines are provided for reference. Additionally, a summary of the organization and key changes
within these chapters is provided below.
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 outside of the two historic districts.
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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. The existing map,
proposed revisions and final map are attached as Exhibit C.
Additional Character Area history: Short 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 these histories can help better inform design decisions.
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 through the end of the year is included in the table
below.
DATE MEETING TOPIC
11/2 Council work session View planes, draft code language
11/9 Public outreach event Policy & process update
11/14 Council meeting Ordinances first reading
11/15 P&Z All moratorium topics/full Commercial Design draft
11/16 HPC All moratorium topics/full Commercial Design draft
11/28 Council meeting Ordinances public hearing
12/5 Council meeting Ordinances public hearing
12/12 Council meeting Ordinances public hearing
On November 9, staff will conduct an additional public outreach event to inform the public of draft
policies and code amendments and seek their input before bringing those items to Council. Following
that meeting, staff anticipates bringing first draft ordinances to Council for a First Reading on November
14th. Additional meetings will be conducted with the boards on November 15th and 16th for additional
input prior to second readings.
ATTACHMENTS:
Exhibit A: Draft Design Standards and Guidelines: Character Areas
Exhibit B: Existing Commercial, Lodging and Historic District Design Objectives and Guidelines
Exhibit C: Character Area Map Revisions
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Caption
Commercial Core Historic District
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Existing Character
The Commercial Core Historic District has strong
connection to its 19th century mining heritage which
creates a defined sense of place that resonates
with the community and visitors. Almost half of
the Commercial Core buildings are designated
landmarks, including three AspenModern buildings
that reference Aspen’s mid-century renaissance.
Substantial Victorian era masonry structures of
local masonry and expert craftsmanship indicate a
clear pattern of development and that era’s feeling
of pride and optimism for the future of this once
remote town. The buildings were built to last.
Modern architecture woven into the core reflects
the post war success of Aspen as a ski resort with
international stature.
History of the Commercial Core
In 1880, based on promising evidence of silver mining
potential, two men vied to be the first to officially
plat the town and control its early development.
Clark Wheeler succeeded by snow-shoeing over
Independence Pass to Leadville in February 1880
and named the city Aspen. His Aspen Town and Land
Company, with the backing of eastern investors,
laid out a 2.5 acre area which is primarily today’s
Commercial Core. Initially, growth was hampered
by lack of infrastructure to make mining profitable,
however this quickly changed within the first five
years of development, when better roads into the
valley were constructed and telegraph, telephone,
water and electrical service were all established.
A newcomer, Jerome B. Wheeler, added an all
important smelter to process ore.
The design of buildings in the Commercial Core
should celebrate the historic character.
Commercial Core Historic District
Reinforce 19th century historic context and
development patterns through compatible
design solutions that highlight Aspen’s sense
of place downtown and small town character.
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Construction boomed and the town had a brick
factory, sawmills and lumberyards by the mid
1880’s. Even so, according to the 1886 Sanborn Fire
Insurance maps, much of the core was occupied by
dwellings, with a limited number of businesses.
After several devastating fires affected the
downtown, many new buildings were constructed of
masonry.
This house, at 302 E. Hopkins, built in 1883
appears to be the oldest frame structure in
Aspen. There are seven Victorian era homes left
in the Commercial Core. Photo courtesy Aspen
Historical Society.
The Aspen Block, at 303 S. Galena appears to
be the oldest masonry building in Aspen, begun
in 1886. It was constructed of red brick and
featured white sandstone quarried at Maroon
Creek. This is reported to be the first cut stone
used in Aspen.
In 1887, Aspen was served by railroads and by
1892, the town’s population had increased to 12,000
people, making Aspen the third largest City in the
state.
Aspen seen from the Durant Street fire tower
in 1908. Photo courtesy of the Aspen Historical
Society.
Commercial CorePage 3P6
IV.A.
Aspen’s most grand, iconic buildings of the period
were the Wheeler Opera House built in 1889 at 320
E. Hyman, the Hotel Jerome, built in 1889 at 330
E. Main and the Elk’s Building, constructed in 1891
at 210 S. Galena. The Hotel Jerome and the Elk’s
Building are primarily red brick, with beautifully
carved red sandstone details. The Wheeler Opera
House was faced entirely with red sandstone. There
were only two other Victorian era stone buildings in
Aspen; the Hyman Brand Building at 203 S. Galena
and the Cowenhoven block at 501 E. Hyman. While
brick and masonry structures are the majority of the
surviving Victorian commercial buildings in Aspen
(25 of the 36 19th century buildings still standing)
this is likely due to their substantial construction
and may create a misconception that this type of
building was the most common in the 1800s.
Early Aspen was a very isolated place and its very
short development heyday before the silver crash
prevented it from reaching the potential it might
have seen. The Victorian era material palette was
very much locally based and limited, the exception
being cast iron storefronts and pressed tin accents
that could be delivered by train. These limitations
are important facts of Aspen history that should
be considered in current choices for development.
Most of the historic fabric of the core of Aspen was
modest wood construction.
A view of the Commercial Core in the 1950s.
After the silver crash a number of the original
buildings were removed, leaving a sparse
landscape downtown.
A view of Aspen in 1981, substantially built up in
the ensuing three decades.
Commercial Design Standards and Guidelines Page 4 P7
IV.A.
In 1974 the City of Aspen made the Commercial
Core of Aspen one of the earliest historic districts in
the State. Design review has been undertaken since
then to ensure that new construction reflects the
history of the town. The premise is that Victorian
era building are to be the guide.
This effort must acknowledge the fact that the
Victorian landmarks do not comprise the majority
of the buildings in the Core today. Many of the
buildings in this neighborhood were built in the 60s
through 80s. Some are significant examples of other
eras of architecture, including three AspenModern
landmarks which are distinctly different than their
19th century predecessors. Many existing buildings
are non-descript and could be redeveloped in a way
that meets a number of goals related to downtown,
creating historically compatible, pedestrian
oriented, economically viable development that
speaks to the authentic story of Aspen.
It is important that new construction avoid
reinterpreting Aspen’s story by introducing
architecture that does not reinforce the long period
of time, called “The Quiet Years,” when the town
struggled to survive. There is no documentation of
any significant construction of new buildings in the
Commercial Core from 1893 until the late 1940s,
when businesses like the Prospector Lodge (since
demolished and rebuilt at 301 E. Hyman) began to
appear with the start of the ski resort.
Victorian era buildings have witnessed over
100 years of Aspen’s exciting history. Car race
on Mill Street, 1952. Photo courtesy Aspen
Historical Society.
Guido’s Swiss Inn, seen in 1963, has been heavily
remodeled but stands at 403 S. Galena, adding
to the variety of architecture in the Commercial
Core. Photo courtesy Aspen Historical Society.
Commercial CorePage 5P8
IV.A.
119 S. Mill, built in 1956. Photo courtesy of Aspen
Historical Society.
In terms of scale, a mix of building heights is an
important component to the historic character of
downtown, and it should be recognized that the area
has traditionally featured buildings of a relatively
small footprint mixed amongst the more significant
commercial block structures.
A number of examples of mid-century architecture
can be found in the Commercial Core. They add to
the richness of the neighborhood but are limited in
number, each unique, and not considered to provide
direction for future development.
The most character shaping modern addition to
the Commercial Core Historic District was the
Pedestrian Malls, built in 1976. The malls claimed
entire streets as sidewalks, brought nature into the
City, and offered a dynamic contrast between new
and old. In the same way, new development can
enrich downtown and respect the unique character
of Aspen through careful and historically informed
choices of materials, architectural references,
scale, and proportion.
Early additions to the Red Onion,420 E. Cooper,
seen in 1958, reflect the modest scale of some
periods of development in Aspen.
Hyman Pedestrian Mall. Photo courtesy of
Aspen Historical Society.
Commercial Design Standards and Guidelines Page 6 P9
IV.A.
Building Placement
A clearly delineated street edge is important within
the Commercial Core Historic District because it
supports commercial use, pedestrian experience,
and aligns with traditional development patterns
that set commercial buildings at the front property
line. There were small pockets of open space
and setbacks throughout the District; however,
these open areas were located toward the outer
boundaries of the commercial downtown. Current
policies encourage downtown open space, which
must be factored carefully into site planning.
2.1 Maintain the alignment of facades at the
sidewalk’s edge.
•Place as much of a building at the property
line as possible to reinforce historic development
patterns.
•A minimum of 70% of the first floor building
façade shall be at the property line.
•A building may be setback from the property
line more than 70% to accommodate onsite
pedestrian amenity as described in Chapter 1,
General Guidelines.
2.2 Consider a 45-degree chamfer for corner
lots where appropriate.
•Analyze all four corners of the intersection
for compatibility.
•Primary entrance into the building should
be through the chamfered corner.
The chamfer corner of the Wheeler Opera House.
In the Commercial Core the buildings typically
define the lot line at the street and alley.
Commercial CorePage 7P10
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The three story Hotel Jerome is an iconic 19th
century building.
Creative and diverse storefront experiences are
prevalent today.
Originally a residence, this historic cabin has an
addition, which serves its commercial use.
Architecture
The buildings which define the desired
characteristics of the Commercial Core Historic
District were built within a 10-year period between
1883 – 1893. Usually between one to three stories
in height in Aspen, late 19th century commercial
buildings were divided into two distinct bands. The
first floor was more commonly transparent for the
display of retail goods and to invite pedestrian in,
while the second story has smaller windows and is
usually reserved for more private spaces such as a
residential or office space which are less accessed
by the public, or not at all. With the introduction of
cast-iron, the weight of second and third stories of
these Victorian commercial structures was able to
be carried over larger expanses of glass on the first
floor.
No new construction occurred for more than 50
years following. This development gap is unique and
important to local history. This distinction should
not be blurred by the introduction of architectural
references which are not part of Aspen’s heritage.
Imitation faux- Victorian architecture and unrelated
contemporary architecture is inappropriate in the
Commercial Core Historic District. Appropriate
new buildings or additions balance differentiation
and compatibility with an emphasis on the later.
Tipping the scale toward differentiation, instead of
compatibility, by introducing contrasting styles or
statement buildings within a historic district leads
to the gradual erosion of historic character and
sense of place. More than relating to context with a
flat roof or a tall commercial storefront, compatible
buildings share common fundamental elements
of architecture: spatial relationships, hierarchy,
proportion, details, materials, texture and character.
The focus should be more on supporting a sense
of place rather than creating a sense of time. The
goal is not boring new architecture: development
which is creative, responsible, simple, elegant and
familiar is desired.
Commercial Design Standards and Guidelines Page 8 P11
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Development should be sensitive to single story
historic structures.
Stone was a prelevant building material.
2.3 Development should be inspired by
traditional late 19th century commercial
buildings to reinforce continuity in architectural
language within the Historic District. Consider
the following design elements: proportion,
materials, and fenestration. Projects must
strongly relate to at least two of these design
elements:
•When relating to proportion, clearly define
hierarchy of spaces with a tall first floor and
shorter second floor.
•When relating to materials, use traditional
application of materials commonly found in the
Historic District such as brick and stone and
use similar texture and color to historic context.
•When relating to fenestration, large vertical
windows on the ground level and punched
vertical openings on upper levels, with a similar
solid to void ratio, are appropriate.
We should strive to develop pedestrian, as well as,
vehicular storefronts.
Commercial CorePage 9P12
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Remodels can enhance pedestrian experience.
Building Scale, Height and Width
The range and variety of building heights and widths
in the Commercial Core Historic District reflect
traditional 19th century development, and create a
dynamic pedestrian experience. The original town
site lots are 30 feet by 100 feet in size. Historically,
building widths downtown were as small at 15 feet
and as large as 90 feet. Buildings that are taller than
they are wide reinforce late 19th century traditional
building character. Today, where large properties
are being developed the design should incorporate
the 30 foot historic lot width by breaking a building
into modules which reinforce the smaller scaled
buildings of the 19th century. One story buildings
on lots of more than 3,000 square feet are unusual
in the Commercial Core Historic District. The
proportioning of these buildings requires special
care. In general, new buildings with a horizontal
emphasis are inappropriate.
2.4 Respect, preserve and enhance the setting
of iconic historic structures.
•Development near historic landmarks may
consider pedestrian amenity design, such as
second floor amenity space, that promotes
interaction with and highlights the importance
of these structures.
•Use simple architectural details, materials
and massing that do not detract from nearby
historic landmarks.
2.5 The scale of a new building or addition
should respond to the historic context and
enhance the pedestrian experience.
•Two story buildings are encouraged.
•Verticality should be emphasized in building
scale and through architectural details and
features such as windows, materials, and floor
to ceiling heights.
•Design a building to have pedestrian scaled
elements, such as an appropriately detailed
base to the building.
•Align architectural details and features
similar to the surrounding historic context.
The scale of additions should respond to the historic
context.
The Stein Building is a traditional 19th century
building commercial building.
Commercial Design Standards and Guidelines Page 10 P13
IV.A.
2.6 One story buildings on lots of more than
3,000 square feet with a horizontal emphasis
may be considered.
•This guideline includes buildings that
read as “one story” from the street and have a
significant second floor setback.
•Evaluation of appropriateness shall be
based on existing context, impact on historic
character of the Historic District, impact on
adjacent landmarks, and other restrictions such
as viewplanes.
2.7 Buildings on lots larger than 6,000
square feet shall incorporate architectural
features that break up the mass and reinforce
traditional lot widths.
•Pick one of the following options to determine
appropriate module width:
1. Provide historic precedent using historic
maps for smaller or larger module widths. This
includes photographs, dimensioned drawings,
figure grounds, and other similar tools to illus-
trate smaller or larger modules.
2. Provide 30 ft. modules that reinforce tradition-
al lot widths.
2.8 Composition of the façade, including
choices related to symmetry and asymmetry,
should reflect the patterns established by the
19th century structures.
Articulation of building materials can break up
mass.
There are many historic references for material,
symmetry and asymmetry in Aspen.
Reference to historic lot width is preferred.
Commercial CorePage 11P14
IV.A.
Flat roof forms are indicative of commerical use.
A centered, recessed primary entrance has clear
hierarchy.
Some historic structures have pitched roof forms
that relate to their historic function.
Roof Form
19th century commercial buildings primarily had
flat roofs with decorative cornices or parapet walls.
Mostly two story buildings, a flat roof facilitated a
full second story for residential or office purposes.
Today, flat roof forms are indicative of commercial
uses which relates to historic 19th century context.
It is important to analyze existing context when se-
lecting an appropriate roof form.
2.9 Flat roofs should be the dominant roof
form.
•Consider integrating or concealing rooftop
railings or mechanical behind a parapet.
•Alternate roof forms may be considered for
new development on landmark properties with
pitched roofs.
First Floor
A rhythm of recessed entryways and tall commercial
storefronts is integral to the commercial character
of Aspen’s Commercial Core Historic District.
The repetition of these features along the street
contribute to a stimulating pedestrian experience,
downtown vitality, and human scale. First floor
storefronts that are taller than upper levels help
to reinforce the traditional appearance. Entrances
facing both the primary and secondary streets
add vitality to the streetscape and create versatile
commercial spaces with the potential to be divided
into smaller spaces in the future. Historically,
individual commercial spaces were smaller than
they are today. Additional entries, reinforce the
repetition of entries along a block.
2.10 Recessed entries are required.
•Set a primary entrance back from the front
façade a minimum of 4 feet.
•Alternative options that define an entry and
reinforce the rhythm of recessed entryways may
be considered.
•o For corner lots, primary entries must the
face front lot line as determined by the Land Use
Code and/or be located in the chamfer corner
where applicable.
Commercial Design Standards and Guidelines Page 12 P15
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Window design has an influence on architectural
style. Photo credit: Brent Moss Photography
Storefront proportions are important for the
pedestrian experience.
Window rhythm is important for retail storefronts.
2.11 Secondary recessed entrances are
required on corner lots and on buildings on
lots larger than 6,000 square feet.
2.12 Door opening and entrance scale should
be similar in proportion to surrounding historic
landmarks.
•Larger openings may be considered but
must reference historic proportions through
mullions or other similar elements.
2.13 Maintain a minimum floor to ceiling height
of 13 feet for all commercial storefronts.
•The ability to reduce the minimum
requirement of 13 feet shall be based on
demonstration of historic precedent amongst
adjacent landmarks within the block and across
the street supports the proposed floor to ceiling
height, and that the proposed storefront is taller
than the upper floors.
2.14 Maintain distinction between the street
level and upper floors.
•Upper floors must have a shorter floor to
ceiling height than street level.
•Maintain traditional hierarchy of floors,
with the first floor, floor to ceiling height, being
greater than upper floors.
2.15 Street level commercial storefronts must
be predominately transparent glass. Mullions
should only be used to express a transom.
•Window design including the presence or
absence of mullions has a significant influence
on architectural style. Avoid windows which
suggest historic styles or building types which
are not part of Aspen’s story.
Commercial CorePage 13P16
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Details and Materials
As 19th century commercial construction evolved,
the amount of ornamentation and high style
influences evolved as well. Cornice and mid-belt
moldings became more prominent, more elaborate
window and door openings were used and much
of the facade was covered with varying degrees of
applied ornamentation. Architectural details and
material selection for new buildings or remodels
are paramount to a successful and contextual
building within the Commercial Core Historic
District. While it is inappropriate to mimic historic
details because it creates a false sense of history,
subtle reference to 19th century commercial details
may be appropriate.
Materials should reflect those found within the
Commercial Core Historic District: unpainted brick,
textured large pieces of locally sourced sandstone,
and sometimes painted wood. Painted metal details
are found on some historic landmarks. Application of
the material is of utmost importance. For example,
stone tiles convey a different sense of weight and
building construction than a more substantial stone
veneer which better relates to historic applications.
A new brick building with a contemporary pattern
may be appropriate.
2.16 Architectural details should reinforce
historic context of the block.
•It is inappropriate to mimic historic
architectural details.
•Consider a simple cornice or belt course to
relate to surrounding historic context.
2.17 Materials should meet at least two of the
following features:
•Color or finish traditionally found downtown.
•Texture to create visual interest, especially
for larger buildings.
•Traditional material: Primary materials
are brick and stone, secondary materials are
typically metal and wood.
•Traditional application: for example, a
running bond for masonry.
•Stone, ceramic or similar tiles are not
allowed.
Unpainted brick is an appropriate building material.
Cornice and mid-belt moldings were a prominent
detail in 19th century design.
Historic buildings create a unique context for
visitors to Aspen.Commercial Design Standards and Guidelines Page 14 P17
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Commercial CorePage 15P18
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caption
Main Street Historic District
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Recognize an important change in character
between North 3rd Street and Garmisch Street
where 1950s/60s era lodge development changed
the neighborhood, and then another character shift
where a collection of Victorian residential structures
have been adapted to commercial uses. Reflect
but do not expand these distinctions with design
solutions appropriate to the context of the block.
Existing Character
For many, Main Street is the first impression of
Aspen. It is a snapshot of Aspen’s history. The rhythm
of mature cottonwoods, ditches and sidewalks, and
generous yards with one and two story Victorian
buildings strongly convey Aspen’s mining heritage.
Small lodges are mixed within the district along
with modernist architecture. More than half of the
buildings in the Main Street Historic District are
designated landmarks. Preservation of the context Main Street Historic District is defined by
Victorian style architecture.
Main Street Historic District
of historic Main Street is vital to the designated
landmarks and to Aspen’s small town character. The
majority of Main Street is 19th century residential
buildings with gable roof forms. Painted wood siding,
simple picket fences, and perpendicular walkways to
porches are character defining features among the
Victorians. As Main Street approaches downtown, the
residential feel gradually transitions into commercial
character with smaller yards, a greater intensity of
uses, and pockets of cottonwood trees. New buildings
and remodels should reflect these characteristics.
Small lodges and the examples of Modernism
are unique and not the driving influence. Because
most properties in the district are landmarked or
fall into the Small Lodge Character Area, there are
few opportunities for new buildings or non-historic
remodels in the Character Area.
Preserve the entrance to Aspen to reflect small
scale 19th century residential structures,
maintaining a pattern of generous front yards
and reinforcing the rhythm of cottonwoods
and ditches.
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A typical miner’s cottage at 208 E. Main.
A Victorian brick structure, at 201 E. Main, covered
in stucco in the 1940s.
128 E. Main, built in 1890 by Jack Atkinson, an
early prospector who made his fortune after
locating the Little Annie and Midnight Mines.
The Atkinson family also owned the brickyard
that supplied the material for this home.
Main Street Historic District
Initially, development in Aspen was located in
close proximity to the core of town and the mines.
Development along Main Street was sparse until
the mid 1880s, when homes began to line the street.
The creation of a horse drawn street-car line in
1889 contributed to the spread of construction
along Main Street and into the West End. Some of
the largest Victorian era homes in Aspen were here
between 1888 and 1893. These highly visible and
ornate buildings housed some of the families who
prospered the most from silver mining.
From its beginnings, Main Street from 7th Street
to Monarch was almost entirely residential. The
majority of the buildings were one story “miner’s
cottages,” with only a handful of other uses, mixed
in, such as churches and a grocery store. Buildings
were primarily wood frame with gable roofs, though
examples of false front buildings and flat roofed
brick structures from the Victorian period appeared
as well.
Main Street Historic DistrictPage 3P21
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One of the most beloved characteristics of Main
Street is its design as a wide boulevard lined with
cottonwoods. Ditch companies began to be formed
in the City in the early 1880s to bring water into
the townsite. Small trees were relocated from
the banks of local streams, and planted in orderly
rows. Though these trees did not reach maturity
during the mining era, Main Street, for much of its
history, has had a soft edge and clearly residential
character, with landscaped front yards and low
fences surrounding many properties.
Another reflection of Main Street’s early
development can be seen in the alleys, some of
which feature small scale historic sheds, carriage
houses and garages. Many of the alleys in this area
are unpaved. No roads in Aspen were paved until
the early 1960s.
The 300s block of Main Street in 1890.
Alleys feature small scale historic sheds. Looking east on Main Street in 1925.
Commercial Design Standards and Guidelines Page 4 P22
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Lodging at 435 W. Main Street, c. 1930s.
The original Aspen Public Library at 120 E. Main.Left: Car racing on Main Street, 1953. Right:
Winterskol parade, 1991.
More than 50% of the lots in this character area
contain Victorian era structures, which was the
justification for naming Main Street a historic district
in 1976. There are other important structures in
this neighborhood. For instance, starting in the
1930s, development of lodging occurred along Main
Street, first as small scale cabins and then as larger
motels. Most of those that remain are small lodges
and reviewed as a separate character area.
Modernism is also found on Main Street, for
instance the original public library designed by Fritz
Benedict and built at 120 E. Main in 1960. Though
these buildings tell Aspen’s story, they are generally
one of a kind and are not expected to be the guide
for future development.
Main Street is Aspen’s front porch and the first
impression as one enters town. It is the setting
for races, parades, and banners announcing
community events. Though the area is affected by
vehicular traffic more so today than in the past, the
scale and architectural character that define the
area still reinforce that Aspen is a small town.
Main Street Historic DistrictPage 5P23
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Building Placement
Aspen’s Victorian era buildings are oriented with
the primary entrance facing the street. This helps
establish a pedestrian friendly quality associated with
the Main Street Historic District. A front yard serves as
a transitional space between the public sidewalk and
the private building entry. For many block within the
Main Street Historic District, front yards are similar
in depth, resulting in a relatively uniform alignment
of building fronts which contributes to the sense
of visual continuity. Maintaining the established
range of setbacks is important to maintaining
that continuity. In the Main Street Historic District
consider the effect an addition or new building may
have on the character of the area, as seen from the
public right of way. For example, a side addition may
change the sense of rhythm established by side yards
in the block. Locating the addition to the rear would
be a better solution in such a case.
3.1 Orient the new building to the street.
•Aspen Victorian buildings should be arranged
parallel to the lot lines, maintaining the traditional
grid pattern.
•AspenModern alignments shall be handled case-
by-case.
•Generally, do not set the new structure forward
of any historic resources within the block. Alignment
of front setbacks is preferred. An exception may be
made on a corner lot or where a recessed is a better
preservation outcome.
Building placement varies from one end of Main
Street to another.
Primary entrances should face the street.
Commercial Design Standards and Guidelines Page 6 P24
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Architecture
Imitation faux- Victorian architecture and unrelated
contemporary architecture is inappropriate in the
Main Street Historic District. Appropriate new
buildings or remodels balance differentiation
and compatibility with an emphasis on the later.
Tipping the scale toward differentiation, instead
of compatibility, by introducing contrasting styles
or statement buildings within a historic district
leads to the gradual erosion of historic character
and sense of place. More than relating to context
with a gable roof form, compatible buildings share
common fundamental elements of architecture:
spatial relationships, hierarchy, proportion, details,
materials, texture and character. Most historic
buildings in Aspen are composed of simple forms –
a simple rectangular solid with a gable or flat roof
is typical. In some cases, a building consists of a
combination of simple forms. A new building within
the Main Street Historic District should respect
these traditions. The focus should be on supporting
a sense of place.
3.2 Design a new structure to be recognized
as a product of its time.
•Consider these three aspects of a new
building; form, materials, and fenestration. A
project must relate strongly to the historic district
in at least two of these elements. Departing
from one of these categories allows for creativity
and a contemporary design response.
- When choosing to relate to building form,
use forms that are similar to the historic
district.
- When choosing to relate to materials, use
materials that appear similar in scale and
finish to those used historically in the district
and use building materials that contribute to
a traditional sense of human scale
- When choosing to relate to fenestration,
use windows and doors that are similar
in size and shape to those in the historic
district.
3.3 The imitation of older historic styles blurs
the distinction between old and new buildings
And is discouraged.
•Overall, details shall be modest in character.
Front yards and gardens are prevelant along Main
Street.
Front porches are a traditional way to create a
transition from public to private.
Building materials are typically painted wood or
brick.
Main Street Historic DistrictPage 7P25
IV.A.
Building Scale, Height and Width
More than half of the properties within the Main
Street Historic District are designated 19th Century
landmarks that are one to two story Victorians.
Victorian era homes in Aspen were typically 1,000 to
2,200 square feet in size. The maximum perceived
mass of new buildings or remodels within the
Main Street Historic District should reflect these
sizes through detached buildings on a property
or through one building that is clearly broken up
into distinguishable modules using connecting
elements, material changes, or roof forms for
example.
3.4 Roof forms shall be in character with
surrounding historic buildings.
•Roof forms shall be simple.
•Roof forms should not compete with
surrounding historic buildings and should not
dominate the street.
•If applicable, gable ends should be oriented
toward the street.
Roof forms shall be in character with surrounding
historic buildings.
The perception of mass can change with the
material used.
Maintain relationships of scale and setbacks.
Commercial Design Standards and Guidelines Page 8 P26
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3.4 Construct a new building to appear similar
in scale and proportion with the historic
buildings in the district.
•Subdivide larger masses into smaller
“modules” that are similar in size to the historic
buildings in the district.
•Reflect the heights and proportions that
characterize the historic district.
3.5 Design an addition to be compatible in size
and scale with the main building.
•An addition that is lower than, or similar to
the height of the primary building, is preferred.
3.6 Design a front elevation to be similar in
scale to historic buildings in the district.
•The primary plane of the front elevation shall
not appear taller than the historic structure.
3.7 When planning an addition to a building in a
historic district, preserve historic alignments
on the street.
•Some roof lines and porch eaves on historic
buildings may align at approximately the same
height.
•An addition cannot be placed in a location
where these relationships would be altered or
obscured.
3.8 Clearly define the primary entrance to
a new building with a front porch or similar
feature.
•The front porch shall be functional, and used
as the means of access to the front door.
•A new porch must be similar in size and
shape to those seen traditionally.
The following Design Standards and Guideline
apply to all properties subject to Commercial
Design Review and located within the Main Street
Historic District with the exception of small
lodges. Small Lodges within the Main Street
Historic District are subject to the Small Lodge
Chapter. Historic Landmark properties are
also subject to the Historic Preservation Design
Guidelines.
New buildings should appear similar in scale to
historic buildings in the district.
The Mesa Store building is the last original false
storefront in Aspen.
Front elevations are typically residential in form and
articulation.
Main Street Historic DistrictPage 9P27
IV.A.
Details and Materials
Wood and brick are the primary building materials
found on Victorian era buildings within the Main
Street Historic District. Details are typically simple
in character. It is important to maintain consisten-
cy in material palette throughout the Main Street
Historic District. Carefully consider existing material
colors, finishes and textures within the block before
selecting materials.
3.9 Architectural details should reinforce
the historic context of the block.
•It is inappropriate to imitate historic details
by adding Victorian inspired gingerbread details
for example.
3.10 Primary materials must be wood or
brick.
•Alternate primary materials may be
considered on a case by case basis depending
on the historic context of the block.
3.11 Secondary materials must relate to
the historic context of the block and reflect
traditional building techniques.
•For example, a two story stone façade,
even if only a portion of the overall building, is
inappropriate. A stone foundation or a stone
base is a more traditional application of the
material within the Main Street Historic District.
Primary materials must be wood or brick and
reinforce the historic context.
New construction can be referential without copying
historic details.
Painted wood mixed with natural wood is
appropriate.
Commercial Design Standards and Guidelines Page 10 P28
IV.A.
Main Street Historic DistrictPage 11P29
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Caption
Commercial Area
P30
IV.A.
Existing Character
The Commercial Area is an extension of the
Commercial Core Historic District: two and three
story, flat roofed buildings with storefronts are
prominent. Open space ranging from front yard
setbacks and below grade courtyards to zero lot
line development are important features that add
variety and openness to the neighborhood. These
more urban characteristics define the commercial
character of this neighborhood. There are more
AspenModern properties than 19th century historic
landmarks in this neighborhood. Flexibility in
design compared to the adjacent Commercial Core
Historic District design guidelines is evident in the
range of architecture and site design. While some
properties are completely residential, the overall
character of the district is commercial.
History of the Neighborhood
The Commercial Character Area was primarily
occupied by a mix of miner’s cottages and
commercial spaces during the Victorian period. No
Victorian era commercial buildings remain in this
neighborhood today.
Commercial Area
An extension of the Commercial Core Historic
District with an emphasis on pedestrian walk-
ability and a balanced mix of traditional and
modern architecture.
A composition of moss rock, exposed concrete
beams and wood siding at the entrance to the
Steak Pit restaurant, in the City Market building,
1965. Photo courtesy Aspen Historical Society.
P31
IV.A.
Instead, the commercial architecture in these
blocks is predominantly 1950s and 60s Modernist
structures, many of which served as the informal
headquarters for the artist community and
counter culture of the day. Personalities central
to this time and place like artist and architect Tom
Benton, writer Hunter S. Thompson, architect
Ellie Brickham, and gallery owner Patricia Moore
created an environment of residential, commercial,
and cultural spaces distinct from more traditional
Aspen architectural forms. A new Aspen Post
Office, built in 1960 at Hyman and Spring, and City
Market, Aspen’s first chain grocery store built at
711 E. Cooper in 1967 fulfilled the practical needs
of residents while also contributing to the new
neighborhood aesthetic and activity level. Benton’s
1969 Crandall Building at 630 E. Hyman reflects this
dynamic era as well.
On a larger scale, Fritz Benedict’s Aspen Square at
617 E. Cooper, built in 1969, introduced a commercial
lodge with balconies and an arcade surrounding the
buildings which occupy an entire city block.
Many of these still existing commercial buildings,
including Alpine Bank, built at 600 E. Hopkins in
1973, used moss rock, highly textured brick, heavy
timbers, and other organic materials to merge
modern architecture with a local material palette.
Recent redevelopment projects like the Aspen Art
Museum, at 637 E. Hyman in 2014 and the Spring
Building at 119 S. Spring in 2013 are once again
transforming the Commercial Character Area in the
introduction of new forms, scale and architectural
styles.
Patricia Moore’s art gallery and residence, designed
by Ellie Brickham, as seen in 1966. Photo courtesy
Denver Public Library.
Aspen Square, a mix of shops and lodge units.
Photo courtesy Aspen Historical Society.
The Spring building at Hopkins and Spring Street.Tom Benton’s Crandall building, redwood siding and
unpainted concrete block, 1969. Photo courtesy X.
Commercial AreaPage 3P32
IV.A.
Building Placement
There is a slight transition from the traditional
commercial buildings found in the Commercial Core
Historic District to the Commercial Character Area,
where historic landmarks are not as prominent and do
not create a clear sense of place. New development
should reinforce commercial character by reflecting
traditional 19th century commercial buildings with
an emphasis on pedestrian experience through
creative design solutions, architectural diversity,
and well-planned open space. Building placement
should respond to the existing context and propose
spaces that highlight existing context and contribute
to the pedestrian experience.
4.1 Properties adjacent to the Commercial Core
Historic District require careful consideration
when siting a new building.
•A narrow range of setbacks, or no setback,
may be appropriate for properties closest to the
Commercial Core Historic District.
Having a building with no setbacks can work with a
sufficient pedestrian amenity.
Pedestrian experience can drive a relationship to
the street.
Commercial Design Standards and Guidelines Page 4 P33
IV.A.
Architecture
Architecture in this neighborhood should promote
versatile commercial spaces and maintain a
balanced mix of traditional and modern architecture
that references the Commercial Core Historic
District and encourages creative design solutions.
This balance is especially important for properties
that are adjacent to the Historic District where
a sensitive transition from the historic context
is desired. Two story flat roofed buildings are
appropriate in this neighborhood as long as there
is height variation between buildings to prevent a
continuous cornice line that appears as one massive
building. Similar roof forms and overall building
shape create cohesion within a neighborhood
which is important to establish a sense of place
within the Commercial Character Area. Flat roofs
are prominent within this neighborhood which
reduce the perceived height of a building, relate to
the adjacent Historic District and can encourage
creative roofscape design - adding visual interest
in town as viewed from Aspen Mountain, Smuggler
Mountain, or Red Mountain.
The area is home to some AspenModern designs.
This design offers a flat roof broken up by a varied
silhouette.
Modern uses of materials and detailing.
Commercial AreaPage 5P34
IV.A.
This entrance emphasizes verticality though the use
of proportion
This building uses its form to define the difference
between street and upper levels.
Flat roofs are a defining a characteristic of the area.
4.2 Variations on traditional 19th century
commercial design are encouraged.
•Design solutions should reference some
traditional commercial characteristics.
•Creative interpretations of 19th century
design is recommended.
•Design should support but not imitate
historic architecture.
•Properties adjacent to an AspenModern
landmark may relate to the AspenModern
architecture rather than traditional 19th century
commercial design. This may be considered
on a case by case basis considering the context
of the block. Crandall, Cunniffe’s office, corner
of Hyman and Hunter are AspenModern
landmarks.
4.3 Two story buildings are appropriate.
•Verticality should be emphasized in building
scale and through architectural details and
features such as windows, materials, and floor
to ceiling heights.
4.4 Maintain distinction between the street
level and upper floors to reinforce 19th century
commercial traditions.
•The first floor should be the tallest floor in
the building.
•Express the traditional distinction between
floor levels through architectural details. For
example: detailing, materials, belt course, and/
or fenestration may be appropriate tools to
differentiate between floors.
4.5 Flat roof forms are appropriate and
reinforce the commercial nature of the
neighborhood.
•Other roof forms may be considered on a
case by case basis depending on the context
of the block, adjacent historic landmarks, and
other restrictions such as viewplanes.
Commercial Design Standards and Guidelines Page 6 P35
IV.A.
The material selection here is more flexible that in
the historic areas of the city
The pedestrian amenities of this building help
strengthen its form.Traditional materials help eclectic buildings have
a relationship.
Building Scale, Height and Width
Pedestrian related elements should be related to
commercial character through storefront design
and street level open space, rather than through
more residential based elements such as front
porches or small street level windows. Large store-
fronts are recommended, but not required. Building
materials in the Commercial Character Area consist
of mostly brick, masonry, metal and wood. There
are some examples of stucco and other less famil-
iar, trendy materials. While material selection in
this character area is more flexible than the Com-
mercial Core Historic District, materials should be
subtle and applied using traditional techniques.
Commercial AreaPage 7P36
IV.A.
Commercial Design Standards and Guidelines Page 8 P37
IV.A.
caption
Mountain Base
P38
IV.A.
In the Mountain base streets give way to ski runs.
Mountain Base
Existing Character
Originally the site of early mining operations, this
neighborhood is primarily residential and lodge
uses. The connection between properties and the
townsite grid is eroded in this neighborhood due
to the steep topography and the elimination of
alleyways. Traditional block sizes, street pattern
and traditional building orientation diminish as the
streets approach Aspen Mountain. Open space is
generally internalized within a development in the
form of a pool area or in the form of a large surface
parking area facing the street. A mix of mountain
vernacular styles is characteristic of the area and
an important feature to preserve.
What is Mountain Vernacular?
In order to reinforce the residential character
of the neighborhood, front yard setbacks are
appropriate and, oftentimes required by the
assigned Zone District. Increased porosity on
the site by incorporating open space around a
building is important to a successful transition
from this neighborhood to the adjacent residential
neighborhoods. It is equally important to create
versatile open space, not just landscaping, that can
be used by commercial businesses.
Enhance connection between built
environment and mountain topography,
provide mountain access, maintain mountain
vernacular character, and improve pedestrian
experience.
Commercial Design Standards and Guidelines Page 2 P39
IV.A.
History of the Neighborhood
In the Victorian era, Aspen was the largest silver
producer in the country, providing 1/16th of all the
silver in the world. Most of the mining activity took
place in this neighborhood, on Aspen Mountain.
At right, the neighborhood as seen in the 1893
Bird’s Eye View of Aspen. The south side of
Durant was lined with commercial structures
and public buildings such as City Hall and the
fire tower. Mining structures and many small
homes sat on the base of the hill. None of
the Victorian structures, except for one home,
remain standing.
After the crash of the mining industry and a long
period of halted development and economic growth,
Aspen was a relic of its former self. In 1936, hope
returned after Swiss mountaineer Andre Roch
surveyed the area to study the potential for the new
recreational sport of skiing. By 1938 Roch’s Run
was cut and the Boat Tow, two wooden toboggans
hoisted with old mining equipment and a Model
A engine, pulled four people at a time 600 feet up
the hill to ski. World War II brought the momentum
of this endeavor to a stop, until 1945, when Walter
Paepcke, a visionary businessman from Chicago
visited Aspen and saw the possibilities for a utopian
community nurturing the mind and body. In 1946
the Aspen Skiing Company was founded by Paepcke,
and Lift 1, then the longest chairlift in the world
opened in 1947, with it’s base on Aspen Street.
The base of Aspen Mountain, picturing remaining
mining structures and homes in 1923. Photo
courtesy Aspen Historical Society.
Mountain BasePage 3P40
IV.A.
Shadow Mountain Chalet. Photo courtesy Aspen
Historical Society.
The original Little Nell lodge and today’s hotel.
Photo courtesy Aspen Historical Society.
Ski lodges began to be built in the vicinity, starting
with Norway Lodge in 1949 and followed by a series
of buildings modeled after the European Chalet
style characterized by gabled roofs, decorative
carvings and moldings, and balconies. Buildings
like the Mountain Chalet at 333 E. Durant Avenue,
begun in 1954, and the Skiers Chalet lodges at 710
S. Aspen Street and 233 Gilbert Street, begun in
1955, provided an appropriate imagery to the new
resort. A number of residential developments, such
as Alpenblick at 711 S. Galena Street, 1965, adopted
this style as well. Shadow Mountain Condominiums
at 809 S. Aspen, 1965, melded chalet and modern
elements to create an architecturally striking
complex at the upper edge of the neighborhood.
The Little Nell ski run was accessed by a T-bar
starting in the 1950s, which was soon replaced with
a chairlift. A modest base lodge was in this location,
and with the construction of the gondola and the
current Little Nell hotel in the mid 80s, the energy
of the ski era shifted significantly from the Lift 1/
Aspen Street side of the hill to Galena and Durant.
Upcoming redevelopment along Aspen Street along
with lift upgrades is expected to restore a balance
between the two portals to the mountain.
Left: Skiers Chalet.
Photo courtesy Aspen
Historical Society.
Right: Mountain Chalet.
Photo courtesy Aspen
Historical Society.
Commercial Design Standards and Guidelines Page 4 P41
IV.A.
Fasching Haus in 1970. Photo courtesy Aspen
Historical Society.
The Tipple Inn, seen in 1966. Photo courtesy Aspen
Historical Society.
Ritz Carleton, now St. Regis, built in the 1980’s.
Other architectural influences on the built
environment in this neighborhood have included
the previous mining structures, as reflected in the
Tipple Inn, built in 1956 and since demolished.
Wrightian architecture also characterizes the
area in examples like the Fasching Haus at 747 S.
Galena, designed by Ted Mularz and built in 1966
and the North of Nell condominiums, 555 E. Durant,
designed by Taliesen trained firm Erickson and
Stevens in 1965.
Perhaps more than anyone else, Fritz Benedict,
who studied with Frank Lloyd Wright and became
Aspen’s first resident architect in 1945, left a lasting
influence on this neighborhood with the Aspen
Alps, a complex of lodge condominiums set on 7 ½
acres at the base of the mountain, with ski in ski out
access. Benedict was a pioneer in the design of ski
areas and favored timber, bricks, and stone, all in
neutral colors, setting his low slung buildings into
the landscape.
All of the forces described above contribute to the
character of the Mountain Base neighborhood. Along
Durant Avenue, this is a highly activated pedestrian
environment. As one moves up the hill the sense
of transitioning into an alpine area, separated from
the town below increases. In this neighborhood,
architectural context, nature, topography, and the
visibility of buildings from far away vantage points
are all important considerations. As illustration of
the thoughtful design necessary here in particular,
the late 1980s construction of the Ritz Carleton,
now St. Regis, a 300 room hotel fronting Dean
Street required several redesigns and was highly
controversial, reflecting the community’s goal that
large scale new construction be a good fit for the
City.
Mountain BasePage 5P42
IV.A.
Building Placement
This neighborhood has significant steep slopes that
do not encourage spontaneous pedestrian traffic
and create challenging sites for new development.
The pedestrian experience can be greatly improved
by design that encourages walkability, accessibility
and minimizes retaining walls when placing a
building on the mountain. Site the building into
the topography and carefully plan parking areas
and loading zones to minimize visual impacts. The
location of this neighborhood on the mountain
means a certain level of visibility from downtown
that should be carefully considered when siting a
building.
6.1 Place a building into the topography to
minimize visual impacts from downtown
and to reinforce a strong relationship to the
mountain.
•Consider mountain access when siting a
building.
•Emphasize horizontal elements to blend the
building into the topography.
•Consider a stepped building to minimize
visual impacts.
6.2 Minimize retaining walls where possible by
siting building into the topography.
6.3 Incorporate porosity and open space into
building placement and site design.
•Create views through the property to the
mountain slopes to strengthen mountain
connection to the neighborhood and pedestrian
experience.Aspen Alps Condominiums designed by Fritz
Benedict in 1945.
The Skiers Chalet built in 1955
Commercial Design Standards and Guidelines Page 6 P43
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Easily identifiable architectural details are
encouraged.
Architecture
A mix of architectural styles that respond to the
mountain topography define this neighborhood and
allow visitors to locate their lodging. It is important
that buildings within this neighborhood respond to
the steep slopes, but equally important is a variety
of building styles, types and eras.
6.4 Primary roof forms should be gable or
pitched to reinforce the mountain character of
the neighborhood. Flat roofs are appropriate
as secondary forms.
•Other roof forms may be considered on a
case by case basis depending on the context
of the block, adjacent historic landmarks, and
other restrictions such as viewplanes.
•Barrel vaulted roofs are inappropriate.
Materials and Details:
Similar to the range of architectural styles, there is
a mix of materials and details. Many of the buildings
within this neighborhood have be renovated in the
past 10 years with new materials, windows and
details. A wide range of materials and architectural
details are appropriate in this eclectic neighborhood.
6.5 Easily identifiable architectural details are
encouraged.
•Colorful front doors or character defining
details are recommended to engage the
pedestrian, to promote variety of architecture,
and to aid in wayfinding.
A mix of architectural styles is found in Mountain
Base.
Stone as a base material is appropriate.
Mountain BasePage 7P44
IV.A.
caption
Neighborhod Mixed Use
P45
IV.A.
Existing Character
The Neighborhood Mixed Use character area is
largely residential with a mix of office and service
uses interspersed. A variety of sloped roof forms
and more open building placement is found in this
neighborhood creating a predominate residential
character that is clearly distinguished from the
Commercial Area.
This is the only Character Area that is divided into
two locations. There are two separate Neighborhood
Mixed Use Areas (NMU): NMU East is to the east
of the Commercial Character Area and contains
mostly two story residential buildings with fences
defining front yards; NMU West is to the west of
the Commercial Core Character Area and contains
a more diverse range of heights, building sizes,
and a mix of uses including large lodge buildings,
residential, office and service uses.The Francis Whitaker Park sits on the edge of the
Commerical Core and Neighborhood Mixed Use West.
Neighborhood Mixed Use
A distinct transition from commercial to
residential character with an emphasis on
pedestrian walkability, front yards, and
smaller scale architecture.
History of the neighborhood
This character area bookends downtown along the
east and west. The area to the east of Spring Street,
with a few notable exceptions, has throughout
its history been primarily defined by residential
use, especially in the Victorian period, when the
blocks were filled with small houses. A handful of
business structures and a large planing mill needed
to supply the fast paced development of town taking
during that time did exist here, but none of the early
structures remain today.
P46
IV.A.
Hannah Dustin building, 1969
Aspen Athletic Club, 1976
Like the Commercial Character Area, modern
architecture of the 1960s and 70s appeared in
this neighborhood and remains influential today,
particularly commercial buildings like the Aspen
Athletic Club at 720 E. Hyman, designed by Frank
Lloyd Wright student Robin Molny in 1976, and
the 1969 Hannah Dustin building at 300 S. Spring,
designed by Heneghan and Gale, architects of the
iconic Prince of Peace church at the roundabout. In
both cases, heavy timber framing, brick, and glass
curtain walls were chosen for the buildings, which
also feature tall atrium lobbies to let in plenty of
natural light
The recent approval of the Base Lodge to be
constructed at 730 E. Cooper will add to this
commercial legacy. Today, beyond these important
exceptions, this segment is predominantly defined
by multi-family (both affordable and free-market)
residential development.
Neighborhood Mixed UsePage 3P47
IV.A.
The western segment of this character area, west
of Monarch Street, was predominantly residential
during the Victorian period. Three landmarked
residences from the Victorian period continue to
provide reflection of this history. As seen in the
photo at right, taken circa early 1950s and with
the character area highlighted, many buildings
disappeared during the Quiet Years following the
silver crash. This persisted until the development
of several small lodges in the 1960s. Examples
include the Edelweiss cabins, which were replaced
in the 1980s with the notable Hotel Lenado, designed
by Harry Teague and reflecting a balance of new
architectural ideas and Aspen personality.
Edelweiss Lodge. Photo courtesy Aspen Historical
Society.
Hotel Lenado (need photo permission.)
Lift 1 with the Neighborhood Mixed Use West
highlighted. Photo courtesy Aspen Historical
Society.
Commercial Design Standards and Guidelines Page 4 P48
IV.A.
This neighborhood was home for twenty five years
to celebrated blacksmith Francis Whitaker, who
worked out of the Mountain Forge at 230 E. Hopkins.
Whitaker was so influential as an artist and teacher
that the NEA named him a National Heritage Fellow.
The large public park at Hopkins and Monarch is
named in his honor.
In recent years, some of the remaining small
lodges in the area have been replaced. The original
Limelight lodge, built in the early 50s was replaced
with a new, much larger hotel in 2007. Similarly,
Dancing Bear replaced the modest Aspen Court
Lodge in 2008.
Francis Whitaker’s studio seen in 1965. Photo
courtesy Aspen Historical Society.
Original Limelight lodge.
New Limelight lodge.The Dancing Bear replaced the Aspen Court Lodge.
Neighborhood Mixed UsePage 5P49
IV.A.
Increased porosity on the site is important as the
scale transitions from commercial to residential.
Front yard setbacks should be provided.
Material selection in this character area is more
flexible.
Building Scale, Height and Width
Pedestrian related elements should be related to
commercial character through storefront design and
street level open space, rather than through more
residential based elements such as front porches
or small street level windows. Large storefronts are
recommended, but not required. Building materials
in the Commercial Character Area consist of mostly
brick, masonry, metal and wood. There are some
examples of stucco and other less familiar, trendy
materials. While material selection in this character
area is more flexible than the Commercial Core
Historic District, materials should be subtle and
applied using traditional techniques.
Building Placement
In order to reinforce the residential character
of the neighborhood, front yard setbacks are
appropriate and, oftentimes required by the
assigned Zone District. Increased porosity on
the site by incorporating open space around a
building is important to a successful transition
from this neighborhood to the adjacent residential
neighborhoods. It is equally important to create
versatile open space, not just landscaping, that can
be used by commercial businesses.
5.1 Incorporate porosity and open space into
building placement and site design.
•Consider a transparent fence to define the
street edge.
•Soft and informal landscape design is
encouraged.
•Useful open space that supports a variety of
uses is recommended.
5.2 A front yard setback should be provided.
Commercial Design Standards and Guidelines Page 6 P50
IV.A.
Architecture
There are a variety of building types built during
different eras for a variety of uses. The predominate
use within both the east and west neighborhoods
is large multi-family residential buildings. There
are only a handful of mixed use buildings and lodge
buildings that contribute some variety in architecture
and intensity of use to the neighborhood. The only
two mixed use buildings in the east neighborhood –
720 East Hyman Ave. and 300 South Spring Street -
were designed by important mid-century architects,
the former being a designed AspenModern
landmark.
Architecture in this neighborhood should support
the existing residential character by introducing
smaller scaled buildings with street level open
space. Roof form and overall building shape can
create cohesion within a neighborhood: look at
neighborhood context for appropriate design. A
variety of roof forms, with an emphasis on gable
or pitched slopes, that are native to Aspen are
appropriate in this neighborhood.
5.3 Gable or pitched roof forms are appropriate,
historically found in Aspen, and reinforce the
residential character of the neighborhood.
•Other roof forms, such as flat roofs, may be
considered on a case by case basis depending
on the context of the block, adjacency to historic
landmarks, and other restrictions such as
viewplanes.
•Barrel vaulted roofs are inappropriate.
Architecture should support the existing residential
character.
Variety of setbacks is encouraged.
Neighborhood Mixed UsePage 7P51
IV.A.
caption
River Approach
P52
IV.A.
Existing Character
The River Approach Character Area parallels the
Roaring Fork River along the edge of the Commercial
Core Historic District and the Main Street Historic
District. There is a range of building types in this
neighborhood from industrial to traditional styles,
and a range of uses including civic, service,
industrial and restaurant uses. The existing street
pattern is less rigid than the traditional grid: streets
naturally follow the river curves and the topography.
There are few alleys in this neighborhood so parking
and access is often located directly off the street.
Pathways and parks in the area have been greatly
improved to incorporate wayfinding, storm water
management techniques, and a strong connection
to the river that is organic in character.
History of the Neighborhood
The River Approach Character Area has historically
functioned as an industrial zone. In the 19th century
this was the location of the Denver and Rio Grande
railroad station, a hydro-electric plant, foundry,
brewery and various mining functions.
In 1963, freight hauling on this leg of the DR&G
came to end and a number of small businesses
began to operate in the area, forming an industrial
park providing services from vacuum and car repair
to construction materials to ski tuning to Sport
Obermeyer’s manufacturing warehouse, all housed
in very modest structures. The area was zoned as
“Service, Commercial, Industrial” to protect some
of the uses that could potentially be pushed out by
higher rent occupants if they were permitted.
Promote walkability, permeability in
architecture, connections to the river and
natural environment, and innovative new
architectural design and technology.
River Approach
The area is characterized by the topography of
the river.
P53
IV.A.
Denver and Rio Grande Station, 1947. Photo
courtesy Aspen Historical Society.
Aspen Post Office, 235 Puppy Smith Street, built
in 1980. Aspen Historical Society.
The connection to the river and the natural
environment in this area became increasingly
appreciated in the late 60s. The railroad right of way
was repurposed as a trail. In 1968 the Aspen Center
for Environmental Studies (ACES) was established
and in 1977 a master plan was adopted for the City
owned Rio Grande property, leading to the creation
of playing fields, trails, open space, and the home of
cultural organizations such as Theater in the Park
and the former Aspen Art Museum location.
The construction of North Mill Station in the 1970s
and the 1980s relocation of the Aspen Post Office,
including a statement making use of solar panels,
from downtown to Puppy Smith Street increased
activity in this part of town.
A walking platform created on top of an
abandoned railroad bridge over Hunter Creek,
1972. Photo courtesy Aspen Historical Society.
River ApproachPage 3P54
IV.A.
The entry to an architecture firm, added to this
60s era warehouse in the 90s, 412 N. Mill Street.
An influx of arts oriented businesses starting in the
1980s led to some adaptations to existing buildings
which reflected the creativity of the tenants and
a “messy vitality” that became a catchword in
the 1990s for describing the desired and eroding
character of Aspen as a whole.
Most recently, in 2006, the Obermeyer family
undertook a substantial redevelopment which
retained many of the long time businesses that had
operated on their property, and added the largest
pocket of residential development in the area.
Service oriented businesses were accommodated
in Obermeyer Place, 601 Rio Grande Place. Need
photo permission.
Commercial Design Standards and Guidelines Page 4 P55
IV.A.
Properties near the Roaring Fork River may be
subject to Stream Margin Review. Refer to the
Land Use Code for more information.
Obermeyer Place features a pedestrian friendly
streetscape.
The delineation of walkway and alley is successful
at the new Pitkin County Library.
Building Placement
Because this neighborhood is located off of the
traditional street grid, building placement is less
structured and tends to respond to steep grades and
the watercourse of the Roaring Fork River. Surface
parking needs and restrictions on development
close to the Roaring Fork River are challenges to
siting a building that relates to the pedestrian and
has a positive street presence. When designing a
new project, consider walkability, accessibility and
minimizing retaining walls and curbcuts. Working
with a landscape architect early in the design process
is strongly recommended for this neighborhood to
maximize connectivity and relationship between the
street, building and the river.
River ApproachPage 5P56
IV.A.
7.1 Place a building to respond to natural environ-
ment.
•Consider grade changes and the river when
siting a building.
•Horizontal buildings that blend into the
topography may be appropriate.
7.2 Minimize retaining walls where possible by sit-
ing building into the topography.
7.3 Incorporate porosity and open space into build-
ing placement and site design.
•Soft and informal landscape design that is
curvilinear, similar to that found on a natural
river bank, is encouraged.
•Consider views through the property to the
river to strengthen connection to the natural
environment and to the neighborhood and
pedestrian experience.
The landscape of the river can be brought into the
buildings.
Consider the porosity of the site.Curvilinear design brings the landscape into contact
with the architecture and references the river.
Commercial Design Standards and Guidelines Page 6 P57
IV.A.
Use materials that refrence the surroundings.
Work with the topography in siting the building.
River Approach should continue to be ecclectic.
Architecture
There are a mix of architectural styles in this neigh-
borhood including traditional commercial build-
ings and industrial warehouse style buildings. This
neighborhood is separated from the original Aspen
townsite by a steep grade change. This significant
change in topography draws a boundary that sepa-
rates River Approach neighborhood from the street
grid and more traditional development patterns and
styles found in downtown Aspen. Architecture in this
area should be an eclectic mix of styles. Traditional
architecture is not recommended in this neighbor-
hood, as traditional commercial styles start to blur
the line between downtown neighborhoods and River
Approach neighborhood. Industrial styles indicative
of the types of allowed uses in the neighborhood are
recommended. 1970s Aspen was funky, bohemian
and experimental. This is the neighborhood to ex-
periment with innovative building types and building
techniques. While there is an open forum for archi-
tectural design, small scaled building that do not
overwhelm the neighborhood are imperative to the
pedestrian experience. Three story buildings are not
appropriate.
7.4 Preserve funky character of the neighborhood
and encourage connection to the river and natural
environment.
•Architecture should respond to the
topography and natural environment through
setbacks, stepped buildings, and sensitive
landscape design.
•Traditional 19th century commercial building
is not recommended.
7.5 Eclectic and creative approaches to break up
building mass and scale is encouraged.
•Consider separate buildings on a property
or linked exterior walkways instead of internal
corridors.
7.6 Unique roof form and overall building shape
are encouraged in this neighborhood.
•Innovative building technology and design is
encouraged.
River ApproachPage 7P58
IV.A.
Industrial detailing can recall the utilitarian
aesthetic of sheds and trestles.
Materials and Details
Materials and details should reflect the
architectural style of the building. There are a wide
range of building materials in this neighborhood,
which creates the context for innovative material
types and applications. Promoting creativity and
innovative solutions does not translate into low
quality materials or overly simplistic manufactured
buildings with no architectural interest or details.
Low quality materials, such as stucco or vinyl
windows, are not appropriate. Architectural details
should relate to and highlight the overall design of
the building.
7.7 Enhance the natural environment and funky
character through materials and details.
•Carefully consider material application,
texture, and architectural details to not
overwhelm the neighborhood.
•Materials and architectural details should
reflect the use of the building. For example,
thick stone columns, and/or heavy timbers that
are indicative of lodging are inappropriate.
In a natural setting architectural details are spartan.
A variety of forms are appropriate.
Commercial Design Standards and Guidelines Page 8 P59
IV.A.
River ApproachPage 9P60
IV.A.
caption
Small Lodges
P61
IV.A.
Existing Character
Small Lodges are sprinkled throughout residential,
commercial and mixed use neighborhoods. These
lodges are a range of styles and sizes: existing
character is defined by the context of each site.
Some small lodges are also historic landmarks
such as the Snow Queen and the Hearthstone
House. Lodges in these areas provide a different
type of visitor experience due not just to the size of
the operation, but also because of the location in
residential neighborhoods. Most of these building
have simple character with primarily wood facades
and some character defining features that highlight
the lodge use.
History of the Neighborhood
The opening of the ski resort in the late 1940s
created a sudden need for new lodging in Aspen.
Rather than construct large hotels like the Hotel
Jerome, family run businesses with a limited
number of rooms went up, scattered around
town. These lodges provided an intimate visitor
experience due not just to the size of the operation,
but also because of their location in residential
neighborhoods allowed guests to be a part of the
community, if only for a weekend.
Entries shall be clearly defined.
Small Lodges
Encourage Small Lodges to be compatible with
neighborhood character and promote special
lodging experiences through creative design
solution.
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IV.A.
Chamber of Commerce lodging sign, 1953. Photo
courtesy Aspen Historical Society.
Many of the small lodges were Chalet style because
they were either built by Europeans or were built to
provide the imagery that a visitor to a mountain town
wanted to see. Others, such as the Tyrolean Lodge
have a rustic character. The Hearthstone House
and Boomerang Lodge, are architect designed in
the Wrightian style. The small lodges were typically
much larger than the residential context within
which they were set, and architecturally different.
As property values increased in the 1980s and some
original owners moved on, many small lodges were
demolished and replaced by new hotels or condos,
or converted into multi-family and affordable
housing. The concept of identifying properties as
small lodges that should be protected is a notion that
began in the 80s as people began to appreciate that
these were an asset to Aspen and were important
affordably priced accommodations.
Mountain Chalet, 333 E. Durant Avenue, was
constructed and is still owned by the Melville
family, beginning with their first three rooms
in 1954 and expanding multiple times as the ski
resort thrived. Photo courtesy Aspen Historical
Society.
Boomerang Lodge, 500 W. Hopkins Avenue,
designed, built in phases beginning in 1956,
and operated for almost 50 years by Frank
Lloyd Wright trained architect Charlie Paterson.
Photo courtesy x.
Small LodgePage 3P63
IV.A.
The remaining small lodges that fall into this
character area include Chalet Lisl, Mountain Chalet,
and the Tyrolean Lodge, and they may participate in
a package of incentives to ensure that small lodges
be able to continue to serve Aspens’ visitors.
The small lodges are an important part of Aspen’s
skiing history fabric and a few are also historic
landmarks, including The Snow Queen, a Victorian-
era home converted to a lodge, as well as the
Boomerang, and the Hearthstone House.
Annabelle Inn, 232 W. Main Street, originally
built in 1948 as the Christmas Inn and since
remodeled. Photo courtesy Aspen Historical
Society.
The Snow Queen Lodge, 124 E. Cooper Avenue,
built as a residence in 1885, converted to a lodge
in 1972 and still operated by the same family,
with 9 rooms available. Photo courtesy Aspen
Historical Society.
Tyrolean Lodge, 200 E. Main Street, still owned
and operated by the Wille family, artists and
mountaineers, who owned Cortina Lodge on
Main Street and built this lodge in 1970.
Commercial Design Standards and Guidelines Page 4 P64
IV.A.
Shadow Mountain Lodge.
A clearly defined entrance must be provided.
Historical renovations are important for saving the
Small Lodges of Aspen.
Architecture and Site Plan
Small lodges should fit within and enhance
the existing character of the neighborhood.
Many of these lodges are located in residential
neighborhoods and are not included in a defined
Character Area. Determine the existing character of
the neighborhood before designing a new building
or addition to ensure compatibility.
Placement of a new building can greatly enhance
neighborhood character. This may be challenging
considering the special high density needs of
a small lodge. Most existing small lodges have
parking in front of the building, usually on portions
of the right of way. A redevelopment should relocate
parking to the rear of the structure where feasible,
and provide loading zone parking at the front only.
Consider walkability, accessibility, parking, and
neighborhood context when placing a small lodge
building.
8.1 Carefully design parking areas and drop
off locations that are located in front of a small
lodge with landscape features that soften the
parking area.
•Provide access to parking areas from an
alley if one is adjacent to the property.
8.2 Building scale should reflect character
of neighborhood and enhance pedestrian
experience.
•Incorporate pedestrian scaled elements and
creative landscape design that are compatible
with neighborhood context and supports
the lodging use. For example, a front porch
introduces a one story element that relates to
residential context and is human scaled.
8.3 Provide a clearly defined entrance to the
lodge.
•Entrances facing the street are preferred,
but not required.
•Entrances shall be ADA compliant.
8.4 Grand entries that are significantly taller
and larger than those seen historically are
inappropriate.
Small LodgePage 5P65
IV.A.
Balance the detail and materials of the
neighborhood context with that of a lodge function.
Brick and painted wood are appropriate materials in
all character areas.
Details and Materials
Depending on the neighborhood, window size and
shape and lobby design can create dynamic lodge
entrances that enhance the neighborhood and
strengthen relationships between the building, the
neighborhood, and the pedestrian. A prominent
front porch or covered entry is one way to distinguish
a lobby entrance, provide human scale, and relate to
neighborhood character. Materials and details for
small lodges should reflect the lodge use; however,
they also must relate to neighborhood character.
Architectural details that are unique to the lodge’s
identity are encouraged.
8.5 Building materials and details should be
thoughtful and compatible with neighborhood
character.
•Enhance neighborhood context through
materials and details.
•Balance lodge use and neighborhood
character through thoughtful architectural
details.
•Simplicity in material application,
texture, and architectural details is strongly
recommended.
Color can help give visual hierarchy to a lodge.
Commercial Design Standards and Guidelines Page 6 P66
IV.A.
Buildings should appear similar in scale to others
within the block.
Primary materials should be brick or wood.
Details can be referential to historic structures
without copying.
Small Lodges on Main Street
Wood and brick are the primary building materials
found on Victorian era buildings within the Main
Street Historic District. It is important to maintain
consistency in material palette throughout the Main
Street Historic District. Carefully consider existing
color schemes and textures within the block before
selecting materials
8.6 Construct a new building to appear similar
in scale and proportion with historic buildings
within the block.
•Subdivide larger masses into smaller
“modules” that are similar in size to adjacent
historic buildings.
•Reflect the heights and proportions that
characterize the historic resources within the
block.
8.7 Imitation of older historic styles is
inappropriate.
8.8 Design an addition to be compatible in size
and scale with the main building.
•An addition that is lower than, or similar to
the height of the primary building, is preferred.
8.9 Design a front elevation to be similar in
scale to an adjacent historic building.
•The primary plane of the front elevation shall
not appear taller than the historic structure.
8.10 Roof forms should not compete with
surrounding historic buildings and should not
dominate the street.
•If applicable, gable ends should be oriented
toward the street and ridgelines should not run
the length of the lot.
8.11 Primary materials must be wood or
brick.
•Alternate primary materials may be
considered depending on the historic context of
the block.
8.12 Secondary materials must relate to the
historic context of the block.
Small LodgePage 7P67
IV.A.
Commercial, Lodging and Historic District Design Objectives and Guidelines
CITY OF ASPEN, COLORADO
Final DraftJune, 2007
P68
IV.A.
Prepared by:Winter and Company1265 Yellow Pine AvenueBoulder, CO 80304Phone: (303) 440-8445Fax: (303) 443-0725www.winterandcompany.net
P69
IV.A.
Table of Contents
Introduction
Document Organization 1
Introduction 2
Design Objectives 7
Format of Guidelines 10
Application of Guidelines 11
Design Objectives and Guidelines for Character Areas
Commercial Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 13
Existing Character 13
Design Objectives 14
Street & Alley System P 15
Parking P 16
Public Amenity Space P 17
Building Placement P 22
Building Height, Mass & Scale P 23
Building Design & Articulation P 27
Architectural Materials P 35
Paving & Landscaping P 36
Central Mixed Use Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 37
Existing Character 37
Design Objectives 38
Street & Alley System P 39
Parking P 40
Public Amenity Space P 41
Building Placement P 43
Building Height, Mass & Scale P 44
Building Design & Articulation P 46
Architectural Materials P 49
Paving & Landscaping P 49
P70
IV.A.
River Approach Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 51
Existing Character 51
Design Objectives 53
Street & Alley System P 54
Parking P 55
Topography P 56
Public Amenity Space P 57
Building Placement P 58
Building Height, Mass & Scale P 60
Building Design & Articulation P 61
Architectural Materials P 63
Paving & Landscaping P 64
Mountain Base Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 65
Existing Character 65
Design Objectives 67
Street & Alley System P 68
Parking P 69
Topography P 70
Public Amenity Space P 72
Building Placement P 74
Building Height, Mass & Scale P 75
Building Design & Articulation P 76
Architectural Materials P 79
Paving & Landscaping P 80
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IV.A.
Small Lodges Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 81
Existing Character 81
Design Objectives 82
Street & Alley System P 83
Parking P 84
Public Amenity Space P 84
Building Placement P 85
Building Height, Mass & Scale P 86
Building Design & Articulation P 88
Architectural Materials P 89
Paving & Landscaping P 90
Commercial Core Historic District -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 91
Existing Character 91
Design Objectives 94
Street & Alley System P 95
Parking P 97
Public Amenity Space P 98
Building Placement P 104
Building Form P 107
Building Height, Mass & Scale P 108
Building Design & Articulation P 112
Architectural Materials P 123
Paving & Landscaping P 125
P72
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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
P73
IV.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 1
City of Aspen
Introduction
Introduction 2
Section 1 - Design Objectives
and Guidelines for Character
Areas
Commercial Character Area 13
Central Mixed Use Character Area 37
River Approach Character Area 51
Mountain Base Character Area 65
Small Lodges Character Area 81
Commercial Core Historic District 91
Main Street Historic District 127
Commercial, Lodging and Historic District
Section 2 - Historic
Preservation Design Guidelines
(An existing document to
be revised and incorporated
subsequently.)
Introduction to the Preservation Section
Streetscape & Lot Features
Rehabilitation of Historic Structures
Guidelines for New Construction
Painting & Maintenance
Document Organization
Organization of the Document
This document contains urban design guidelines
for the commercial and lodging areas of Aspen, as
well as guidelines for historic preservation. The
information is presented in a series of sections and
subordinate chapters that address the different
design contexts to be encountered:
Introduction
The introduction presents an overview of the
design traditions of Aspen, the varying contexts
of the commercial areas and the organization of
the document. This section will be used for any
proposed improvement within a commercial or
lodge zone district.
Section 1: Design Objectives and Guidelines
Specifi c urban design guidelines are presented
for each of the Character Areas. The guidelines
for the Commercial Core and Main Street Historic
Districts follow and also form an introduction
to Section 2, Historic Preservation Design
Guidelines. This section will be used for any
proposed improvement within a commercial,
lodge or historic district.
Section 2: Preservation Guidelines
This section presents guidelines for treatment
of historic properties throughout the city. These
may occur as "contributing" buildings within a
historic district, or as an individually designated
landmark.
P74
IV.A.
Introduction
page 2 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
The core of Aspen reflects more than a century
of building that is a response to environmental
conditions, economic opportunities and cultural
aspirations of its residents. It is a place highly
valued by residents and visitors, and it is
important that the city maintains its character and
sense of history while continuing to evolve.
The City of Aspen, from its establishment as a
community in the 1880s, has combined origins
in silver mining with the role of world class ski
resort. Simultaneously, Aspen has built upon its
spectacular natural setting through creativity and
excellence in architectural and artistic tradition.
The city has played and sustained a unique role
in nurturing design quality as well as innovation
throughout the 20th century.
The downtown of the city emerged early in the
history of the community as a center of commerce,
but early precedents for commercial uses were
also seen along Main Street, at the base of Aspen
Mountain and in scattered sites elsewhere. This
is still evident in the Aspen of today.
Introduction
Many basic elements of the urban form were
established when development began with the
creation of the early mining settlement. A grid
of streets formed the heart of town, while the
curving base of the mountains and the meander
of the Roaring Fork River created more natural
edges. Many early buildings reflected traditional
commercial types of the Victorian era, while
others used residential forms of the time.
Though the traditional Victorian era commercial
block, built to the sidewalk edge with first floor
display windows, is the most familiar, commercial
development has also appeared in a variety
of forms. Early lodging precedents included
boarding houses and hotels. Later, early resort era
buildings introduced chalet themes and modernist
expressions. Still other design ideas were brought
forward by a series of improvements in the
latter part of the Twentieth Century. This tone of
diversity and creativity reflects the influence of
the Aspen Design Conference and other programs
of the Aspen Institute.
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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.
P76
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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.
P77
IV.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 5
City of Aspen
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P78
IV.A.
Introduction
page 6 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
P79
IV.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 7
City of Aspen
The design standards and guidelines presented
in this document draw upon an understanding
of the established features of each character area,
and also upon a series of basic design objectives.
These focus on respecting context, promoting
best practices in urban design and stimulating
creativity in design. The primary goal is to ensure
that, as the city continues to develop, it occurs
in a manner which sustains the highly regarded
form, walkability, human scale, visual vitality and
character of these areas.
All projects should help to achieve the following
design objectives:
Objective 1:
Promote an interconnected circulation
system that invites pedestrian use. This
includes:
A Continuous Street and Alley System
A network of streets, alleys and courts provides
the framework for both circulation and
architecture within the city, and is essentially
the “infrastructure” of the form, function, and
identity of Aspen. Within a community noted for
its density, walkability and intimate vitality and
character, it is essential that this role be retained
and, wherever possible, enhanced.
A Respect for Natural Topography
The varied topography of the city core influences
the character of development and the manner
in which it is perceived. Sloping sites at the
base of Aspen Mountain affect the visibility
and perception of the scale of development on
those sites. On the other hand, lots in the River
Approach character area are situated at a lower
elevation than adjacent residential areas. In both
cases, designs should respond to the natural
topography.
Design Objectives
"Decisions regarding scale, massing
form, materials, texture and color must
be first measured by context. Contextual
appropriateness transcends style alone."
Aspen Area Community Plan
P80
IV.A.
Introduction
page 8 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
"We wish to encourage creativity and
results in design solutions that are fresh
and innovative, yet are net additions to the
built environment by being contextually
appropriate and harmonious without being
copies of that which already exists."
Aspen Area Community Plan "Retain and encourage an eclectic mix of
design styles to maintain and enhance the
special character of our community."
Aspen Area Community Plan
"Create a more vibrant town with
appropriate mixed uses and a variety of
building sizes. Allow historic patterns to
inform new development."
Aspen Area Community Plan
Objective 2:
Promote a system of public places
that support outdoor activities. This
includes:
Public Amenity Spaces
Providing attractive Public Amenity Space is
a firm policy for the city. These places should
accommodate public gatherings and enhance
street vitality. They should provide stimulating
accents within the urban street scene. They
can provide additional public circulation links,
access to further commercial space and frontage,
and enhanced opportunities for outdoor dining
space.
Objective 3:
Assure that buildings fit together
to create a vibrant street edge that
reinforces a sense of appropriate scale.
This includes:
Context Sensitive Building Placement
The location of a building on the site is important
to the character of the street and area. Building
placement should be in keeping with the design
objectives for the street, as set forth in the character
area sections.
Compatible Building Height, Mass and Scale
Overall building height is a key issue, although
variation in height is just as important. The
perceived three-dimensional mass of a building,
with respect to its context, as well as to how it
conveys a sense of human scale is also a central
issue. Variety in building heights should occur
along a street.
Varied Building Design and Articulation
Characteristic scale depends upon variations in
design and articulation of facades that convey
the traditional city lot width of 30 feet where
appropriate. Development should continue to
reflect these traditional lot dimensions. Where
buildings include several lots, there is a need
to articulate the building facade to reflect this
apparent scale.
Compatible Landscape & Paving
Landscaping and paving are essential elements.
They help to integrate new development within
a well established setting and enhance the
character of the site. Design of landscaping and
paving should receive strong consideration in all
development proposals.
Unobtrusive Off-street Parking
Off-street parking should remain subordinate
to the urban scene. It should be treated as a
supporting use, rather than a primary one, and
visual impacts should be minimized.
P81
IV.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 9
City of Aspen
An Inviting Street Level Character
At the street level, a building should contribute
to a walking environment that is attractive to the
public. This may include first floor and storefront
window design, landscaping, public art and
architectural detailing.
Quality Roofscape Design
Much of the core area is visible from the slopes
of the mountains framing the city, and the
perceived scale of a building and character of the
city is affected by the design of the roof. Rooftop
scale, form and design, therefore, are major
considerations and a roofscape design should
help convey a traditional scale and character of
the area.
Compatible Architectural Materials
Traditionally, brick and wood were used for most
buildings in commercial areas. These help to
convey a sense of scale that is in keeping with the
character of the area. While use of these traditional
materials should be promoted, other alternative
materials may be used when they convey qualities
similar to those of traditional ones. What is
important is that any material should be durable,
compatible with traditional materials and convey
a sense of scale.
Applying the Design Objectives &
Guidelines
The design objectives and guidelines are criteria
that shall be used in determining appropriateness
of any improvements proposed in the designated
areas. They shall provide the basis for design
review by city staff, the Historic Preservation
Commission, Planning and Zoning Commission
and City Council.
The design objectives and guidelines are used by
various city commissions, the City Council and
staff in review procedures outlined in the city's
development code. In some cases, the Planning
and Zoning Commission serves as the lead body
that uses the guidelines. In other cases, the Historic
Preservation Commission is the lead. Applicants
should confer with Planning Department staff to
determine the review track that will be used for
a particular project.
P82
IV.A.
Introduction
page 10 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
A typical design guideline is arranged in three
parts:
1. Each section within a chapter contains a brief
introduction to the principal characteristics and
design intent of the area.
2. Every development criterion is introduced
by a statement of design objective or intent,
setting out the background to the objectives and
guidelines.
3. One or more guidelines addressing development
form specify particular requirements for that
issue within the area. These may be further
supplemented with examples or additional detail,
presented as a series of "bullets" following each
guideline statement.
Format of Guidelines
"We must continue to build on what we
have by authentically preserving historic
structures and creating thoughtful new
buildings that encourage and shape that
feeling of historical continuity."
Aspen Area Community Plan
P83
IV.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 11
City of Aspen
Application of Guidelines
In each of the chapters, the guidelines are
organized to correspond to the two stages of
design review: First, those that are to be used
at the Conceptual Review Stage are presented.
These are then followed with the Final Review
Stage guidelines.
In general, this distinction between conceptual
and final phase guidelines shall be used in the
review process. However, the reviewing body
has the discretion to consider some guidelines
from the other phase during the review process if
deemed necessary. Therefore, if the review body
feels issues typically addressed in the final review
stage are pertinent to the conceptual review
process, and vice versa, they have the discretion to
request additional information prior to approval.
For example, the form, location and area of Public
Amenity Space will be considered and approved
at the Conceptual Review Stage. The success of
such space will also be dependent upon more
detailed design matters, such as the design and
materials of both the building and the design
of the space. Although these will normally be
approved at the Final Review Stage, they are likely
to be a matter for consideration and discussion at
the Conceptual review stage.
All projects within the designated areas shall
comply with the guidelines. The City shall
determine when a proposal is in compliance with
them.
Although these standards and guidelines
are relatively comprehensive, there may be
circumstances where alternative ways of meeting
the intent of the policy objectives might be
identified. In such a case, the city must determine
that the intent of the guideline is still met, albeit
through an alternative means.
Design Stages
For many projects, design review will be
conducted in two steps, first at a "conceptual"
stage, and then later at a "final" stage. The
conceptual stage typically addresses the basic
siting factors of a project, as well as the general
massing of a building. The final stage includes
consideration of refinements to the articulation
of a building, treatment of windows and doors
and materials.
P84
IV.A.
Introduction
page 12 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
P85
IV.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 13
Commercial Character Area
Encompassing portions of the Commercial, Commercial Lodge, Lodge and
Neighborhood Commercial Zone DistrictsDesign Objectives and Guidelines
Location
This area forms the immediate fringe of much
of the Commercial Core Historic District. To the
east of the Core, the Commercial area is roughly
bounded by Spring Street, Cooper Avenue and
Original Street, to the south, by Dean Street, and
to the west by Aspen Street and Hyman Avenue.
(See the Character Area Map in the appendix.)
Existing Character
This area is immediately adjacent to the
Commercial Core to the south, east and south-
east. To the south, towards the mountain base,
it is directly influenced by lodge development
where the street block is frequently defined by
a single building. On several blocks this forms
a hard and unrelieved street edge, with little or
no variation in height. It is in direct contrast to
the smaller, predominant building scale within
adjacent areas.
Street Pattern
The street pattern is essential 'infrastructure'
for the character of the district. The north/
south orientation of the streets accentuates
the relationship of the City with its dramatic
landscape setting.
The circulation pattern provided by the network
of streets, alleys and courts should be retained
to ensure maximum public access. Wherever
possible pedestrian access to alleys should be
enhanced.
The Commercial Area wraps around the core of Downtown Aspen.
Durant A
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P86
IV.A.
Commercial Character Area City of Aspen
page 14 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Character
Building height varies from one story towards
the north to four stories in the more intensely
developed blocks to the south. Buildings define
the street edge to the south, whereas they are
increasingly set back and framed by open space,
as building height and scale reduces to the
north.
Building materials, although varied, are still
urban in character with a predominance of
brickwork and other masonry. Storefront design
and display is much less a characteristic than in
the Commercial Core area, and this diminishes
the pedestrian experience in some places.
Outdoor Spaces
Moving north from the mountain base, the smaller
scale of buildings, combined with increasing areas
of open space, either adjacent to the buildings
or opening off the street frontage, allows more
sunlight to penetrate while creating a varied and
fragmented street edge. The greater architectural
diversity here lacks the coherence provided by a
more consistent block face.
The street wall within this area is less defined than
in the Commercial Core, and building façades are
sometimes set back or include front yard space,
which weakens the street edge.
Design Objectives
These are key design objectives for the Commercial
Area. The City must find that any new work will
help to meet them:
1. Strengthen the sense of relatedness with the
Commercial Core Historic District.
Strengthening the definition of the street edge in a
manner similar to the Commercial Core is desired.
At the same time, the Commercial Area is a place
where more variety in design is encouraged.
Imitating historic styles is not an objective, but
re-establishing a sense of a stronger fundamental
framework will enhance the urban qualities of this
area and is a priority.
2. Maintain a retail orientation.
Greater retail presence at the street edge should
be achieved to ensure an enhanced street vitality
and an enriched and more urban definition of the
commercial street frontage.
3. Promote creative, contemporary design.
Designs should seek creative new solutions that
convey the community’s continuing interest in
exploring innovations. At the same time, the
fundamental principles of traditional design must
be respected. This means that each project should
strike a balance in the design variables that are
presented in the following pages.
4. Encourage a well-defined street wall.
The intent is to more clearly establish a strongly
defined street wall, but with some greater variety
than in the Commercial Core Historic District
since the historic building edge is not as defined.
A stronger street façade definition should be
achieved while at the same time recognizing the
value of public dining and landscaped space.
5. Reflect the variety in building heights seen
traditionally.
It is important that a range and variation in
building height and scale in the Commercial Area
be recognized in future development. Larger
buildings should be varied in height and reflect
original lot widths.
6. Accommodate outdoor public spaces while
establishing a clear definition to the street
edge.
Providing space in association with individual
buildings remains important, but should be
balanced with much greater building street
presence and corner definition.
7. Promote variety in the street level
experience.
Display cases, architectural details and
landscaping are among the design elements that
should be used.
P87
IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 15
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
The network of streets, alleys and existing pedestrian passageways
enhances access in the Commercial Area.
Street & Alley System
The street pattern is essential 'infrastructure'
to the character of the Commercial Area. The
network of streets, alleys and courts are key and
should be retained for maximum public access.
These should not be enclosed by gating and
should not be spanned by development above to
maintain view corridors and permit sun and light
penetration along public ways. Wherever possible
pedestrian access to alleys should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
attraction, permeability, intricacy and interest
of the area and is encouraged. Improved access
creates opportunities for additional commercial
space, which is to be encouraged.
Street Grid
The original arrangement of parcels signifi cantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with
these lot lines. This development pattern should
be maintained.
1.1 Orient a primary entrance toward the
street.
• A building should have a clearly defi ned
primary entrance.
• Providing secondary public entrances to
commercial spaces is also encouraged on
larger buildings.
1.2 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or
closed to public access, and should remain
open to the sky.
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
The network of streets, alleys and existing pedestrian passageways
should be retained for maximum public access.
P88
IV.A.
Commercial Character Area City of Aspen
page 16 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Parking
The character of the Commercial Area is one
which is most appreciated on foot, and the human
scale of streets and spaces lies at the heart of
the attraction of the town center. Therefore, the
visual impact of parking should be minimized.
Whenever possible, parking should be placed
underground. Where a parking structure might
be considered this should have a 'wrap' of
commercial and/or residential uses around it.
Where it is permitted to be constructed, these
guidelines shall apply:
1.5 The visual impacts of structured parking
should be minimized. The access shall be:
• Located on an alley when feasible or a
secondary street, designed with the same
attention to detail and materials as the
primary building façade, and integrated
into the building design.
1.6 Structured parking should be placed
within a 'wrap' of commercial and/or residential
uses.
Internal Walkways
1.3 Public walkways and through courts
should be designed to create access to additional
commercial space.
• These may be shops that face onto walkways
or courtyards.
• See also: Public Amenity Space design
guidelines.
Alleys
Traditionally, alleyscapes were simple and
utilitarian in character, with a variety of materials
and building scales contributing to the human
scale. This traditional character should be
maintained, while accommodating compatible
new uses. The continued development of visual
interest in these alleys is encouraged. Greater
variety in form and materials is also appropriate
here.
1.4 Develop an alley façade to create visual
interest.
• Use varied building setbacks and changes
in materials to create interest and reduce
perceived scale.
• Balconies, court yards and decks are also
appropriate.
• Providing secondary public entrances is
strongly encouraged along alleys. These
should be clearly intended for public use,
but subordinate in detail to the primary
street-side entrance.
The visual impact of the entry to a parking facility should be
minimized, as it is in this building. The opening is subordinate to
the overall mass of the façade.
P89
IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 17
Public Amenity Space
On-site and communal open space has been a
long-standing priority and characteristic of the
city. Where it is required the form, orientation,
quality and use of such open space is of the
utmost importance. Well defined public space
should be integrated with the traditional
streetscape character of a well-defined street wall.
The Planning and Zoning Commission and/or
the Historic Preservation Commission will decide
whether, where and in what form Public Amenity
Space will be required.
Public amenity space along the primary street
frontage should be an accent within, and exception
to, an otherwise well defined street façade. The
urban form within this area is however less
tightly defined than in the Commercial Core and
there will be greater opportunity to create public
gathering space. There will be locations within
the Commercial Area where either the character
and setting of the site or of a historic building will
influence the form, location or appropriateness
of such a space.
In every case Public Amenity Space should be
well defined and carefully designed. The design
of public gathering space, its enclosure, layout
and content, will be an integral consideration
in the proposed form of the space. Although a
matter for full review and approval at the Final
Stage, its design should be envisioned at the time
of conceptual review.
Design Objectives
Where considered to be compatible within the
Commercial Area, public amenity space should
achieve the following objectives:
• Create street vitality through the promotion
of public gathering space.
• Maintain a well-defined street edge and
street corner to ensure that such public space
creates an accent within the street façade.
• Create an additional commercial frontage
and/or space to the side or rear of the site
or building
• Create a well defined, localized public space
at the street edge, where e.g. additional space
for street dining might be beneficial.
• Design a space that maximizes access to
sunlight throughout the year.
• Create a second level space, when
appropriate, designed to ensure that it is
permanently open to the public and provides
interest in the form of a scenic or other
interpretive marker for the life of its service
as a public amenity space.
• Achieve second floor patio space that
provides access to affordable commercial
uses.
The Downtown Enhancement and Pedestrian Plan
should serve as an additional reference.
Public Amenity Space should be well-defined and designed to
encourage pedestrian activity.
P90
IV.A.
Commercial Character Area City of Aspen
page 18 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Public Amenity Space Types
Providing public amenity space is a requirement
in the Commercial Area. Here particular types
of public amenity space would be in character,
ensuring that they are well defi ned and an accent
within the street block. These include:
• Street facing amenity space
• Mid-block walkway amenity space
• Alley side amenity space
• Second level amenity space
• Front yard amenity space
Guidelines for the location and design of each of
these types follows.
Street Facing Amenity Space
A street facing amenity space, usually
located toward the middle of a block, may be
considered.
1.7 A street facing amenity space shall meet
all of the following requirements:
• Abut the public sidewalk
• Be level with the sidewalk
• Be open to the sky
• Be directly accessible to the public
• Be paved or otherwise landscaped
1.8 A street-facing public amenity space shall
remain subordinate to the line of building
fronts in the Commercial Area.
• Any public amenity space positioned at the
street edge shall respect the character of the
streetscape and ensure that street corners are
well defi ned, with buildings placed at the
sidewalk edge.
• Sunken spaces, which are associated with
some past developments, adversely affect
the street character. Where feasible, these
should be replaced with sidewalk level
improvements.
1.9 Street facing amenity space shall contain
features to promote and enhance its use. These
may include one or more of the following:
• Street furniture
• Public art
• Historical/interpretive marker
Amenity space is required in the Commercial Area.
A street facing amenity space shall abut the public sidewalk.
Street facing amenity space should be located to take advantage
of solar exposure.
P91
IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 19
The detailed design of Public Amenity Space
with regard to guideline 1.9 will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
Mid-Block Walkway Amenity Space
The Commercial Area should be highly regarded
for its pedestrian character and ‘walkability’.
The opportunities created by the extension and
enhancement of the public circulation network
are encouraged. Typically only one such space
would occur along a single block face.
New buildings on sites occupying more than
one traditional lot width may provide a mid-
block walkway or through court within a single
development or between two developments.
This may also extend only part-way through the
parcel if located away from the site boundary.
This type of space shall be an extension of and a
complement to the street and public circulation
network within the center of the city.
This form of Public Amenity Space should be
a consideration on larger development sites
within the city. It links the potential of additional
commercial frontage and access, with human
scale space and circulation, enriching the
public experience. Situated along the edge of a
development site, it should extend to link with the
rear alley. Adjacent to a residential type historic
building it can provide a respectful break and a
space between the two.
1.10 Mid-block walkways shall remain
subordinate in scale to traditional lot widths.
• Mid-block public walkways shall be between
8 ft. and 10 ft. in width.
1.11 A mid-block walkway should provide
public access to the following:
• Additional commercial space and frontage
within the walkway
• Uses located at the rear of the property that
are commercial in nature.
A passageway through a property, or one that leads to a plaza, may be
considered for Public Amenity Space. It should remain subordinate
to the overall wall plane of the block, and lead to activities within
the property or along an alley.
P92
IV.A.
Commercial Character Area City of Aspen
page 20 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Alley Side Amenity Space
Public amenity space may be located to the rear
of the site in association with the alleyway. Such
a space shall provide access to commercial uses
at the street or second fl oor level. Public amenity
space may also be located at the corner of an alley
and a street. Such spaces should be designed
to enhance the use of alleys for supporting
commercial uses.
1.12 An alley side amenity space shall be
designed to have these characteristics:
• Direct public access to commercial space at
ground or second fl oor levels
• Maximize solar access to the alley side
amenity space
• Enhance the attractiveness and use of the
rear alley
• Minimize the adverse impacts of adjacent
service and parking areas
Public amenity space located at an alley should generally be south
facing to maximize solar access.
Alleys can be enhanced for public amenity space and commercial
use.
P93
IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 21
Second Level Amenity Space
An outdoor patio space on a second floor, which
is directly accessible to the general public,
will be considered as a form of public amenity
space when it is compatible with the context
and is clearly inviting for public use. This will
be most successful in association with outdoor
dining space. In this respect it may be favorably
considered within sites affected by mountain
view planes.
1.13 A second floor amenity space should meet
all of the following criteria:
• Ensure consistent public access
• Be dedicated for public use
• Provide a public overlook and/or an
interpretive marker
• Be identified by a marker at street level
1.14 Second level space should be oriented
to maximize solar access and views to the
mountains or other landmarks.
1.15 Second level space should provide public
access by way of a visible and attractive public
stair or elevator from a public street, alley, or
street level amenity space.
1.16 Second level dining may be considered.
• If the use changes, the space must remain
accessible to the public so long as it is to
be considered meeting the Public Amenity
Space requirement.
Front Yard Amenity Space
Three historic one-story residential type buildings
exist in the Commercial Area. These are often
defined by a landscaped front yard and side yard
setback. To maintain and enhance this tradition
in certain areas, a landscaped front yard amenity
space may be considered.
1.17 Front and side yard amenity space should
be provided in the context of a historic one story
residential type building.
Second floor amenity space should be oriented to maximize solar
access and views to the mountains.
Second level space shall be accessible from a public space such as
a sidewalk or street facing amenity space.
Front yard amenity space should be provided in the context of a
historic one-story residential type building.
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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.
P95
IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 23
Orient a building facade parallel to the facing street.
1.18 Maintain the alignment of facades at the
sidewalk’s edge.
• Place as much of the facade of the building
at the property line as possible.
• A minimum of 60% of the front façade
shall be at the property line.
• Locating an entire building front
behind the established storefront line is
inappropriate.
1.19 A building may be set back from its side
lot lines in accordance with design guidelines
identified in Street & Alley System and Public
Amenity Space guidelines.
Building Orientation
Development within the Commercial Area is
traditionally oriented with the street grid. This
relationship should be maintained.
1.20 Building façades shall be parallel to the
facing street(s) and primary entrances shall be
oriented toward the street.
1.21 Orient a new building to be parallel to its
lot lines, similar to that of traditional building
orientations.
• The front of a primary structure shall be
oriented to the street.
Building Height, Mass & Scale
The character of the Commercial Area derives
in part from the range and variety of building
heights. These generally vary from one to three
and four stories towards the mountain base.
To the north, the building height frequently
varies and traditional lot width becomes again
evident in the modulation of the block face. This
helps to express and maintain the human scale
and architectural character of the area. New
development should continue this variation while
also enhancing the definition of the street facade.
A new building should also be sensitive to the
setting of an adjacent historic building and the
edge of a historic district.
P96
IV.A.
Commercial Character Area City of Aspen
page 24 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Height Variation
Variation in height should occur where the site is
larger than two traditional lot widths, in order to
reduce overall scale of the building. A variation
in façade height, often in conjunction with setting
back an upper floor, may be required.
1.22 Building façade height shall be varied
from the façade height of adjacent buildings of
the same number of stories by a minimum of 2
feet.
• If an existing structure is three stories and
38 ft. tall for example, then adjacent new
infill may be three stories, but must vary in
façade height by a minimum of 2 ft.
1.23 A new building or addition should reflect
the range and variation in building height of the
Commercial Area.
• Refer to the zone district regulations to
determine the maximum height on the
subject property.
• A minimum 9 ft. floor to ceiling height is to be
maintained on second stories and higher.
• Additional height, as permitted in the zone
district, may be added for one or more of the
following reasons:
- In order to achieve at least a two-foot variation
in height with an adjacent building.
- The primary function of the building is
civic. (i.e. the building is a Museum, Civic
Building, Performance Hall, Fire station,
etc.)
- Some portion of the property is affected by
a height restriction due to its proximity to a
historic resource, or location within a View
Plane, therefore relief in another area may
be appropriate.
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable (to be verified by
the Building Department) contribution to
the building’s overall energy efficiency,
for instance by providing improved day-
lighting.
A method of achieving height variation within a single building is
to step the building along the primary façade.
Height varied between two and three stories, with the three story
portion at the front of the lot.
Height varied between two and three stories, with the three story
portion at the rear of the lot.
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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'
P98
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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.
P99
IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 27
Building Design & Articulation
The character of the Commercial Area relies
upon a human scale and a variation in building
height, massing, design, architectural detail and
materials. This in turn is infl uenced primarily
by the articulation of the traditional lot width
in the city center. New buildings which occupy
more than one traditional lot width should be
articulated to refl ect these characteristics of city
form and scale.
On the other hand, excessive articulation of the
street façade in the use of multiple setbacks from
the edge of the sidewalk weakens and adversely
affects the structure of the street façade, the
coherence of the street block and the sense of
urban defi nition and enclosure and should be
avoided.
Articulation can be refl ected in the height, design
and variation in the modules and form of the
street façades. It is also refl ected in the roofscape.
In the city center this is predominantly of fl at roof
form, often with decorative street façade parapet
and cornice. Because buildings are viewed from
the mountain slopes, enhancing the roofscape is
especially important.
The vertical articulation of the street façade as a
‘base, middle and cap’ is also important in the
composition of a human scale of building and
street façade. This is often defi ned by the fi rst
fl oor storefront, elements of façade composition
and hierarchy of the fenestration pattern, as well
as the cornice or similar horizontal element. The
depth of modeling, texture and detail of the façade
is essential to the creation of the light and shadow
which defi ne and animate the scale and character
of the street façade.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
Building modules may be expressed within a single structure using
variations in setbacks, materials and height.
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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.
P101
IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 29
Façade Articulation
Traditional architectural composition aligns
elements within adjacent street façades, and in
doing so creates a sense of cohesion and human
scale. These include pilasters, moldings, cornices,
window dressings and reveals. Contemporary
interpretations of such elements are encouraged.
Contemporary design will rely upon the use of
high quality materials, architectural modeling
and detail to create a sense of both human scale
and continuity.
While the emphasis is often placed on the
stature and design of the first floor storefront,
this visual prominence also depends upon its
relationship with the façade above. The hierarchy
of proportion in the sequence and pattern of
windows and capping cornice help to complete
the façade composition and define the height of
the building in increments which relate to human
scale. The design of a new building should include
such articulation to reflect the traditional character
of the street façade(s). This is also essential to the
visual strength, presence and animation of the
street façade, through play of light and shadow.
1.31 A building should reflect the architectural
hierarchy and articulation inherent in the
composition of the street façade. The following
should be addressed:
• The design and definition of the traditionally
tall first floor
• The vertical proportions of the upper level
fenestration pattern and ratio of solid wall
to window area.
1.32 A building should reflect the three-
dimensional characteristics of the street
façade in the strength and depth of modeling,
fenestration and architectural detail.
Creative interpretations of traditional building components are
appropriate.
Contemporary design interpretation enhances the vocabulary of
architectural options available to design a street façade.
Facade articulation provides a sense of scale and enhances visual
interest.
P102
IV.A.
Commercial Character Area City of Aspen
page 30 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Street Level Character
Aspen is widely recognized for its visually
vibrant and attractive street character. Several
characteristics combine to create this. They
include the stature and also the design character
of the traditional first floor retail frontage.
New development within the Commercial
Character Area should be designed to reflect
these characteristics. The quality of the design of
the first floor is also essential to the creation of
an attractive and successful secondary frontage
to the side or the rear of the building.
Floor Stature
The design of a new building should respect
the heights of traditional building design, in the
predominant stature of the first floor and in the
hierarchy and the proportion of upper floors as
expressed in the building façade. The street level is
generally taller than the upper floors. Storefronts
of 13 to 15 feet high are typical, whereas second
floors of 10 to 12 feet are typical.
The street level features of traditional Aspen
commercial buildings are clearly distinguishable
from the upper floors. First floors are predominantly
fixed plate glass with a small percentage of
opaque materials. Upper floors are the reverse;
opaque materials dominate, and windows appear
as smaller openings puncturing the solid walls.
Within the Commercial Character Area this
relationship should generally prevail, but can
be more widely interpreted, with greater design
flexibility than in the Commercial Core.
1.33 Any new building shall be designed to
maintain a minimum of 9 feet from floor to
ceiling on all floors.
A building should reflect the three dimensional characteristics of
the street façade in strength and depth of modeling, fenestration
and architectural detail.
A building shall reflect the architectural hierarchy of a traditionally
tall first floor and the relationship of transparency to solid wall at
the first floor and upper floors.
The alignment of storefronts at the sidewalk edge is a tradition in
the Commercial Core that should be extended to the Commercial
Area.
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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
P104
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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.
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IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 33
The first floor façade and retail frontage should be designed to
concentrate interest at the street level, using the highest quality
of design, detailing and materials.
Transparency
The transparency created by large storefront
window area and the immediate relationship
this creates between public and internal display,
interest and attraction, should be an integral part
of the design of a new building in the Commercial
Area.
1.40 Window area along the first floor shall be
a minimum of 60% of exterior street façade area
when facing principal street(s).
1.41 Where appropriate a building shall
be designed to maintain the character and
transparency of the traditional street level retail
frontage.
Storefront Design
The traditional storefront, where architectural
display was frequently used to draw attention
to retail goods display, remains an essential
feature of the attractive and vibrant commercial
center. The role and relationship of the traditional
storefront can readily be interpreted through
contemporary design. A new building shall be
designed to express these principles.
1.42 Design of the first floor storefront should
include particular attention to the following:
• The basic elements and proportions of
storefront design
• Depth and strength of modeling
• The palette of materials and finishes used
in both the structural framework and the
storefront window
• The concentration of architectural detail to
ensure a rich visual experience
• The complementary use of signage and
lettering to enhance the retail and downtown
character
• The use of lighting to accentuate visual
presence
A building shall be designed to maintain or create the character and
transparency of the traditional street level retail frontage.
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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.
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IV.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 35
Architectural Materials
The Commercial Area of Aspen comprises a rich
variety of building materials, some of local origin.
Predominant within this palette is the range of
generally high quality brick, often used with
natural stone accent. In contrast, wood is the
material for the construction of early residential
buildings. The combination, quality and variation
traditionally found in these materials within the
Commercial Area conveys a sense of durability
and permanence. These qualities should be
continued.
A range of façade materials should be used to
reduce the apparent scale of a larger building.
The immediate setting of a historic building
will require particular care in the choice of
materials.
High quality durable materials gradually express
the maturity of the streetscape and community.
The palette of materials adopted for all façades
of a building should reflect, complement and
enhance the evolving form and character of the
center of the city.
1.46 High quality, durable materials should be
employed.
• The palette of materials should be
specified, including samples of materials
as required.
1.47 Building materials should have these
features:
• Convey the quality and range of materials
seen traditionally
• Reduce the perceived scale of the building
and enhance visual interest of the facade
• Convey a human scale
• Have proven durability and weathering
characteristics within Aspen's climate
Materials used in the Commercial Area should be of high quality
in durability and finish, convey a human scale, and be used in
combination with a traditional masonry palette.
High quality, durable materials should be employed.
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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.
P109
IV.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 37
Central Mixed Use Character AreaEncompassing portions of the Mixed Use and Commercial Lodge Zone Districts.Design Objectives and Guidelines
Location
This area includes two sections of the Mixed
Use Zone District, comprising one and a half
street blocks to the south of the Main Street
Historic District on the immediate west side of
the Commercial Core, and a group of three street
blocks to the east of the Commercial Area, east of
the core. A single parcel zoned Commercial Lodge
also exists in this area. This area lies on Highway
82 and forms the eastern approach and 'gateway'
into the city center from Independence Pass
during the summer months. (See the Character
Area Map in the appendix.)
Existing Character
This area is primarily multi-family residential
buildings of two and three stories. The form
of development is varied, but has a pattern of
individual buildings on sites of two and often
three lots in width. Building height is residential
in scale and consequently lower than is found
within the Commercial Core Historic District.
Street Pattern
A street block is a combination of individual
buildings and street trees, with many corners
being defined by landscaping as often as they
are a building.
Shallow front and side yard setbacks are typical,
with the perception of each building standing
individually in a site. The sidewalks are often
detached with a planting strip at the street edge.
This streetscape is appropriate in areas that serve
as a transition from the commercial center to
residential areas.
Building Character
Buildings tend to be freestanding and framed
by yards. Buildings are articulated with varied
massing and architectural details, and therefore
convey a human scale. Front and side open spaces
are well defined and landscaped.
These characteristics create a sense of visual
cohesion within a range of architectural form and
styles. Roof forms vary between pitched and flat
roof profiles. Building materials are relatively
urban with a predominance of brick. External
woodwork is also evident.
The area is primarily of multi-family form, although
defined as Mixed Use in zone designation. Future
development pressure, from both the commercial
center and lodge directions, is likely.
The Central Mixed Use area is located to the east and west of the
Commercial Areas.
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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.
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Design Objectives and Guidelines
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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.
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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.
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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.
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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.
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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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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.
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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.
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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.
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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.
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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.
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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.
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Design Objectives and GuidelinesP123
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City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 51
River Approach Character AreaEncompassing the Service, Commercial, Industrial Zone District and a portion of the Neighborhood Commercial Zone DistrictDesign Objectives and Guidelines
Location
The River Approach Character Area consists of
two parts of the Service/Commercial/Industrial
Zone District and one part of the Neighborhood
Commercial Zone District, which is situated
toward the river to the north of the central
commercial zones of the city. The area runs north
from the Commercial Core and is defined by Rio
Grande Place to the east and the north. At the
western end of Rio Grande Place the area extends
to the west side of Mill Street, along each side
of Puppy Smith Street. Between there is an area
centered upon Galena Plaza. This area is a central
consideration of the Draft Civic Center Master Plan,
establishing objectives for future development
criteria.
Existing Character
Street Pattern
These areas are at the edge of the city center,
where the land slopes away toward the Roaring
Fork River and here the topography has prompted
a departure from the street grid. The street grid
rapidly gives way to a more 'organic', curving
pattern.
Pedestrian ways are somewhat fragmented. Some
properties have sidewalks along the street edge,
while others do not. In addition to sidewalks, key
pedestrian trails along the river and connecting
the river to the downtown area exist, but are not
directly accessible from many developments in
the River Approach area.
The Service/Commercial/Industrial Zone District lies in two
parts along the northern edge of the Commercial Core Historic
District.
Pedestrian ways are somewhat fragmented. Some properties have
sidewalks along the street edge, while others do not.
Mai
n
S
t
r
e
e
t
Mill S
t
r
e
e
t
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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.
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River Approach Character AreaCity of Aspen
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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.
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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.
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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.
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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.
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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.
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River Approach Character Area City of Aspen
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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.
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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.
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River Approach Character Area City of Aspen
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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.
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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.
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River Approach Character Area City of Aspen
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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.
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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.
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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.
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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.
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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.
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Mountain Base Character AreaCity of Aspen
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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.
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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.
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Design Objectives and Guidelines
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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.
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Mountain Base Character Area City of Aspen
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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.
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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.
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Mountain Base Character Area City of Aspen
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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.
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Design Objectives and Guidelines
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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.
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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.
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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.
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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.
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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.
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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).
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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
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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.
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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.
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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.
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 95
Street & Alley Systems
The street pattern is essential 'infrastructure'
for the character of the district. The north/
south orientation of the streets accentuates
the relationship of the City with its dramatic
landscape setting.
The circulation pattern provided by the network
of streets, alleys and courts should be retained to
ensure maximum public access. It should not be
enclosed by gating and it should not be spanned
by development above. Wherever possible
pedestrian access to alleys should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
interest of the city center.
Additional links and an enhanced public
circulation pattern can increase commercial
frontage and access to the side, to the rear and also
to the interior of development sites. Improved
access also creates opportunities for additional
commercial space, which is to be encouraged.
Street Grid
The original arrangement of parcels signifi cantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with
these lot lines. The layout of early buildings,
streets, sidewalks and alleys still can all be seen
in this system, and should be maintained.
6.1 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or
closed to public access, and should remain
open to the sky.
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
The network of streets, alleys and existing pedestrian passageways
enhances access in the downtown.
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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The Wheeler Opera House
The same blocks in 1999. Notice how the increased use of open
space has eroded the building wall along the street.
E. Hyman Ave.
S.
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The Wheeler Opera House Pedestrian Mall
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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.
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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.
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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!
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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.
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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.
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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.
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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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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.
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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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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.
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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.
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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.
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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.
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Design Objectives and Guidelines
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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.
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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.
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Design Objectives and Guidelines
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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.
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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.
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Design Objectives and Guidelines
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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.
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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.
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Design Objectives and Guidelines
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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.
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Main Street Historic DistrictEncompassing portions of the Mixed Use Zone DistrictDesign Objectives and Guidelines
This chapter presents guidelines for new
construction and alterations to existing non-
historic structures in the Main Street Historic
District. First, the goals for and characteristics
of this district are summarized, and then specific
guidelines are presented.
Location
This area covers the Main Street Historic District
and is defined by the rear alleys to either side of
Main Street itself in the western approach to the
city center.
Policy:
Creative solutions that are compatible with the historic mining character of the Main Street Historic
District are strongly encouraged, while designs that seek to contrast with the existing context simply
for the sake of being different are discouraged. This will help protect the established character of the
district, while also allowing new, compatible design.
The Main Street Mixed Use Area extends nine blocks along West Main Street.
Existing Character
Development in what is now called the Main
Street Historic District began with housing built
during the early mining era in Aspen. Soon a
few small, commercial businesses sprang up on
corners in the neighborhood, along with civic
buildings such as churches. The early streets were
lined with trees which was typical of a residential
area. Starting in the 1940s, development of
lodging occurred, either as stand-alone hotels
and motels or as bed and breakfasts. While some
of these more recent buildings may also be of
significance, they do not establish the historic
context for Main Street.
Main Str
e
e
t Aspe
n
S
t
r
e
e
t
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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page 140 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP213
IV.A.
CCCC
CACA
MBMB
RARA
RARA
CMUCMU
CMUCMU
MSMS CACA
Character Areas
Appendix A-1
June, 2007
Not To Scale
CHARACTER AREA (ZONE DISTRICT)
CA Commercial Area (C-1, CL, L, MU, NC)
CMU Central Mixed Use (MU)
RA River Approach (SCI, NC)
MB Mountain Base (L, LP)
Small Lodges (LO, LP)
CC Commercial Core Historic District (CC)
MS Main Street Historic District (MU)
LEGEND
Small Lodges (LO, LP)
C
M
Y
CM
MY
CY
CMY
K
Aerial_Area.pdf 8/9/07 3:49:00 PMAerial_Area.pdf 8/9/07 3:49:00 PM
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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
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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
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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
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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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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.
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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.
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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.
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Glossary City of Aspen
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Design Objectives and GuidelinesP222
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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
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