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AGENDA
Aspen Planning and Zoning Commission
REGULAR MEETING
November 01, 2016
4:30 PM Sister Cities Meeting Room
130 S Galena Street, Aspen
I. SITE VISIT
II. ROLL CALL
III. COMMENTS
A. Commissioners
B. Planning Staff
C. Public
IV. MINUTES
A. October 18, 2016 Draft Minutes
V. DECLARATION OF CONFLICT OF INTEREST
VI. PUBLIC HEARINGS
A. 501 West Hallam Street
Residential Design Standards - Variation
VII. OTHER BUSINESS
A. AACP-Land Use Code Amendments
VIII. ADJOURN
Next Resolution Number: 10, Series 2016
Typical Proceeding Format for All Public Hearings
1) Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legaJ notice (affi d avit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clari fications of applicant
7) Public comments
8) Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal /clarification of evidence presented by applicant and public comment
1 1 ) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met o r not met.
Revised April 2, 2014
Regular Meeting Minutes Planning & Zoning October 18 2016
1
Ms. Tygre, Acting Chair, called the Planning & Zoning Commission (P&Z) meeting to order at 4:45pm.
Members present included Jessie Morris, Skippy Mesirow, Kelly McNicholas Kury and Jasmine Tygre.
Ryan Walterscheid and Brian McNellis were not in attendance due to conflicts of interest with the
hearing.
Jason Elliott, Spencer McNight, and Keith Goode were not present for the meeting.
Also present from City staff; Jim True, Jennifer Phelan, Jessica Garrow, Phillip Supino and Justin Barker.
COMMISSIONER COMMENTS
There were no comments.
STAFF COMMENTS:
Ms. Phelan noted a special meeting has been scheduled for the following Tuesday, October 25th, to
provide more updates on the proposed changes to the land use code. She added she will send out a
reminder email.
PUBLIC COMMENTS:
There were no comments.
MINUTES
September 20, 2016 – Ms. McNicholas asked for a change on p 14 and Ms. Tygre noted minor changes
on p 13 and 14. She stated she would email them. Mr. Morris moved to approve the minutes with the
stated corrections. Mr. Mesirow seconded the motion. All in favor, motion approved.
DECLARATION OF CONFLICT OF INTEREST
There were no declarations.
PUBLIC HEARINGS
200 S Aspen St (Hotel Lenado) – Final Commercial Design Review
Ms. Tygre asked if there was proof of notice. Mr. True noted he had been provided the notice and it was
fine. He then noted he wanted to comment on the record he is on the list of people receiving the notice
because he owns property within 300 ft. Typically, under the ethics code he would be required to recuse
himself. However, the City recognizes a rule of necessity and since he is currently the only attorney for
the City, he is suggesting to invoke the rule since the only alternative would be to hire an attorney. He
asked Mr. Steev Wilson, who represents the applicant, if he wanted to continue the hearing until
another attorney could be arranged. Mr. Wilson replied he would accept Mr. True serving as the
attorney for the hearing.
Ms. Tygre then turned the floor over to staff.
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Regular Meeting Minutes Planning & Zoning October 18 2016
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Ms. Phelan, Deputy Planning Director, stated the review at tonight’s hearing was for final commercial
design. The owner is represented by Forum Phi. She noted P&Z reviews conceptual commercial design
and growth management reviews. In November, 2015, Resolution 20, Series 2015 was approved
allowing for the property to be redeveloped with four lodge units, nine lodge keys, two free market
units, two affordable housing units and nine parking spaces. The bulk of the review was for the
affordable housing mitigation as well as the mass and scale of the building. Subsequently, Council
received notice and decided to call up the approval. Upon deliberation, Council decided to remand the
decision back to P&Z. In March of 2016, P&Z conducted a review of the decision made. There was
further consideration and minor changes proposed by the applicant regarding the design were
approved. The original approval was upheld with some minor changes to the design of the exterior.
Tonight’s review considers the approved building and looks at the materials used for the skin of the
building. The final commercial design review focuses on exterior materials including fenestration, siding
and roofing materials. Minor changes have occurred are along the alley where they had issues with the
grade. All the parking spaces will be provided, but the at-grade two car garage has been dropped to a
one car garage. The dropped spot will be accommodated in the lower parking garage.
With regards to the materials which includes samples brought to the meeting, the mix includes narrow
vertical wood siding, wide horizontal wood siding, brick veneer and a standing seam roof. The building is
located in the small lodge character area and is also in the central mixed use character area. The
neighborhood contains a mix of single-family, multi-family residences, another small lodge and some
commercial uses. The neighborhood is also a transitional area from the downtown commercial center to
a more residential neighborhood.
When looking at the character area for this property, it states the materials including the wood and brick
are appropriate. The guidelines also cover using materials to reduce the perceived mass through the
variation of architectural materials and detailing. There is also guideline 5.16 that talks about materials
should convey the quality and range of materials seen historically. Although the materials are evident in
the area, staff is concerned with the proposed color scheme which they feel is monochromatic. Staff
feels it is not a typical color palette you would see in the downtown. Staff recommends a warmer, more
differentiated palette with traditional colors. Staff recommends the meeting be continued to allow the
applicant to define a different color palette.
Ms. Tygre asked if there were questions for staff.
There were no questions for staff.
Ms. Tygre then turned the floor over to the applicant.
Mr. Steev Wilson, Forum Phi, reviewed the location of the project and noted the project is at or below
the allowances. He provided a slide of the project calculations showing it has more affordable housing
than required and less free market, lodge and overall sf.
He then provided slides describing the changes to the following areas of the building:
• Lower level to accommodate the loss of a parking space on the ground level.
• Main level to accommodate exhaust and ventilation requirements, ADA code egress, structural
coordination, and mechanical systems.
• Main level main entry door moved slightly to align it with the valet desk.
• Park level changes including an alley access where one of the garage spaces was previously
located.
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Regular Meeting Minutes Planning & Zoning October 18 2016
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• Park level to accommodate ADA needs in the employee housing units because a tree could not
be removed.
• Upper level included small changes to the deck area with the removal of the garage space and to
accommodate a slight change to an access door.
• Roof deck area has been reduced in size and the hot tub and pool has been moved towards the
back of the deck area to be less intrusive to the neighbors.
Mr. Wilson then provided a slide of final design review guidelines including numbers 5.11 and 5.16. He
described how the project meets the guidelines. He stated the chosen materials are ones located in this
area including wood siding, full depth brick, standing seam roof and steel windows. In regards to the
colors, he does not feel the board has purview over them. He noted to paint a building does not even
require a building permit. He discussed how they selected the specific materials to reduce the perceived
scale of the building, enhance the visual interest of the façade and varies the wall planes. He further
discussed how the materials meet the guidelines. He then provided and discussed the landscape plan,
noting where trees will be added, the location of the new sidewalk, and a channel to manage storm
water.
Mr. Wilson then provided elevation views of the following.
• Hopkins Ave planting area
• Aspen St planting area
• West elevation with the trickle channel noting the height of the masonry has been reduced to a
wainscoting
• North elevation noting the use of siding to differentiate the walls
• East elevation with a reduction in stone in favor of the lighter siding material
• South elevation with the rear entry and a bike garage in the entry area
Mr. Wilson then provided a slide of some of their inspiration images including vertical wood siding, brick
veneer, horizontal wood siding and steel windows. The windows will have a minimal trim set on a lighter
brick cap to give it a contemporary residential feel. He then provided a slide providing details for the
steel railing.
He then provided renderings from the northeast, southeast, southwest and northwest perspectives.
Ms. Tygre asked for questions of the applicant.
Mr. Mesirow asked Mr. Wilson to speak in reference to the air lock requirement. Mr. Wilson responded
they are using a mechanical air curtain.
Ms. McNicholas Kury asked if any of the materials fade over time. Mr. Wilson replied UV fades
everything and noted their efforts to minimize or slow down the process.
Ms. Tygre opened for public comment.
Mr. Scott Davidson lives on alley side of the project. He thinks the colors are great and doesn’t think the
City should be deciding the colors unless there is a historic nature to it. He thinks materials are perfect
for the neighborhood and subtle. He believes it will enhance park surrounding. He feels the changes
they made to the deck area is helpful.
Ms. Ruth Carver lives on Aspen St across from the project. She feels all the other sides of the building
are more interesting than the side facing her property. She feels the two stories of glass in the middle
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Regular Meeting Minutes Planning & Zoning October 18 2016
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will be two stories of light shining into her property. She also feels it is a bit overly rustic for the
neighborhood. The brick looks a bit weather beaten. She thinks dark colors should be on the bottom.
Ms. Tygre then closed public comment portion of the hearing.
Ms. Tygre then opened for discussion.
Mr. Mesirow feels the materiality and mix meets all the criteria set forth and the applicant should be
commended for listening to the neighbors and the community and making the best product they could.
Mr. Morris agreed with Mr. Mesirow. He does not see where P&Z has the authority to request a change
in the color palette. He is supportive of the application as well.
Ms. McNicholas Kury also agrees with the interpretation regarding colors.
Ms. Tygre also agrees with her fellow commissioners even though she personally hates the color
selection. She recognizes the concern especially since this is quite different than the current colors of
the building.
Ms. McNicholas Kury motioned to approve resolution nine, series 2016 in favor of the application as
presented. Mr. Mesirow seconded the motion.
Ms. Tygre then requested a roll call. Roll Call: Ms. McNicholas Kury, yes; Mr. Mesirow, yes; Mr. Morris,
yes; and Ms. Tygre, yes; for a total four Yes votes and zero No votes (4-0). The motion passed.
Ms. Tygre then closed the hearing.
ADJORN
Ms. Tygre then adjourned the meeting.
Cindy Klob
City Clerk’s Office, Records Manager
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MEMORANDUM
TO: Planning and Zoning Commission
FROM: Ben Anderson, Planner
THRU: Jennifer Phelan, Deputy Planning Director
MEETING DATE: November 1, 2016 (Continued from September 6, 2016)
RE: 501 W. Hallam Street – Residential Design Standard Variation
APPLICANT /OWNER:
Scott Hoffman
REPRESENTATIVE:
Chris Bendon,
BendonAdams, LLC
LOCATION:
Street Address:
501 W. Hallam St.
Legal Description: Lots H & I, Block
29, City and Townsite of Aspen, County
of Pitkin, State of Colorado.
Parcel Identification Number:
2735-124-32-004
CURRENT ZONING & USE
Located in the Medium Density
Residential (R-6) zone district containing
a duplex. The property is located at the
corner of W. Hallam and N. 4th Street,
within the Aspen Infill Area.
PROPOSED LAND USE:
The Applicant is proposing to demolish
an existing duplex and redevelop the site
with a single family residence. As part of
the new development, the Applicant is
requesting a variation to a Residential
Design Standard.
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission
deny the application for a variation to Residential Design
Standards.
SUMMARY:
This is a continuation of a public hearing from September 6, 2016.
The Applicant is proposing demolition of an existing duplex and
the construction of a single family residence. Previously, the
applicant received administrative approval for alternative
compliance with two other Residential Design Standards. This
application is requesting variation from a standard that is non-
flexible. A variation for a non-flexible standard cannot be granted
through an administrative approval but instead requires review by
the Planning and Zoning Commission. Specifically, this
application requests variation to the standard: Articulation of
Building Mass; 26.410.030.B.1.
Figure 1. Location of project and footprint of existing duplex.
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LAND USE REQUEST AND REVIEW PROCEDURES:
The applicant is requesting the following land use approval from the Planning and Zoning Commission to
construct a new, single family residence.
• A Variation to Residential Design Standards as pursuant to Section 26.410.020[C]. of the Land
Use Code. A variation to a Residential Design Standard shall be considered at a public hearing
before the Planning and Zoning Commission who may approve, approve with conditions or deny
the proposal based on the following review standards:
1. Provide an alternative design approach that meets the overall intent of the standard as indicated
in the intent statement for that standard, as well as the general intent statement in Section
26.410.010.A.1-3; or
2. Be clearly necessary for reasons of fairness related to unusual site specific constraints.
Please see Exhibit A for staff findings on review standards.
ORIGINAL APPLICATION:
The design that the Planning and Zoning Commission evaluated at the September 6th hearing was seeking
a variation from Articulation of Building Mass; Option 1, Maximum Sidewall Depth. The proposed house
was nearly 80 feet in length (30 feet longer than allowed in Option 1). Staff recommended denial and the
Commission, after discussion, voted to continue the item to allow for a reconfiguration of the design. Please
refer to Exhibit B, Staff Memo from the September 6th public hearing for a full description of the Residential
Design Standards and the original design proposal.
NEW DESIGN PROPOSAL:
In response to Staff and Commission direction, the applicant has presented a new design for consideration.
In this modified design, the applicant is pursuing a variation request that is most closely aligned with Option
3, Increased Side Setbacks at Rear and Step Down. While the new design clearly references the articulation
of mass pursued by Option 3, the proposed dimensions do not comply with the requirements and the design
continues to require Planning and Zoning consideration for the variation.
Option 3 first requires side setbacks at the rear of the building that are at least five (5) feet greater than the
setbacks at the front of the building. Staff’s measurements of the proposed design show increased side
setbacks of approximately 8 feet on the 4th Street façade and approximately 4 feet on the West façade at the
rear of the building. The second requirement of Option 3 is a step down from two stories to one story at the
rear of the building. The option requires that this step down happen no greater than 45 feet from the front
most wall of the building. The new design shows a clear step down at the rear of the building, but the second
story element is proposed at approximately 59 feet, 4 ½ inches in length – nearly 15 feet longer than allowed
by Option 3.
Option 3
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77 feet total length
~ 4 feet increased setback
~ 8 feet increased setback
Figure 1. Proposed floor plan, ground level. The new design is approximately three feet shorter than the original
design; a total of 77 feet. This figure also shows the increased setbacks at the rear of the building.
59 feet, 4 inches - 2nd level
Figure 2. Proposed floor plan, second level. The second level is 59 feet, 4 ½ inches before stepping down to one
story above the garage (identified by the red arrow). Option 3 requires the step down to occur at 45 feet. The green
line identifies the approximate location where the step down would occur if compliant with Option 3.
Step down after 45 feet
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Figure 3. West elevation.
Figure 4. East elevation; from 4th Street.
Figure 5. East elevation; from 4th Street. The new design proposes a single garage that allows for increased
side setbacks at the rear of the building.
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STAFF COMMENTS:
Staff appreciates the applicant’s efforts to move the most recent design closer to one of the three options
available in meeting the standard. Additionally, staff acknowledges the applicant’s desire to build a home
that allows the primary living space to occupy the second level – and the constraints that the Residential
Design Standards (RDS) place on this outcome by limiting the mass of the principle building form.
While the RDS were crafted to provide flexibility to designers in meeting the intent of each of the standards,
staff is committed to the dimensional requirements that define the provided design options. The three
options offered for the Articulation of Building Mass standard were not created arbitrarily. They give
definition not to an architectural style, but to a form that is consistent with historically established patterns
and the community’s desired qualities of residential massing in the Aspen Infill Area. This standard and its
intent is particularly important in this case, as the project is located on a corner lot with two, street-facing
facades.
RECOMMENDATION: Community Development Staff recommends that the Planning and Zoning
Commission deny the variation from Residential Design Standards for 501 W. Hallam St.
PROPOSED MOTION: “I move to deny Resolution No. ____, Series of 2016, approving the
application for variation from Residential Design Standards for Articulation of Building Mass.
ALTERNATIVE MOTION: “I move to approve Resolution No. ____, Series of 2016, approving the
application for a variation from Residential Design Standards for Articulation of Building Mass.
ATTACHMENTS:
Exhibit A – Staff Findings, Review Standards
Exhibit B – Staff Memo from September 6, 2016
Exhibit C – Original Application
Exhibit D – Revised Design and Narrative
Figure 6. West elevation; from Hallam Street. The second story element is just more than 59 feet from front to
rear – nearly 15 feet more than allowed by Option 3.
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RESOLUTION NO. XX
(SERIES OF 2016)
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY
OF ASPEN APPROVING ONE RESIDENTIAL DESIGN STANDARD VARIATION
FOR THE PROPERTY LOCATED AT LOTS H & I, BLOCK 29, CITY AND
TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO AND
COMMONLY KNOWN AS 501 WEST HALLAM STREET.
Parcel Identification Number: 2735-124-032-004
WHEREAS, Mr. Scott Hoffman, as owner of 501 W. Hallam St., submitted a request for
a Variation to Residential Design Standards for consideration by the Planning and Zoning
Commission; and,
WHEREAS, the property is located in the R-6 Medium-Density Residential zone district
and the Aspen Infill Area; and
WHEREAS, the Community Development Director has reviewed the request and has
provided a recommendation to deny the variation request; and,
WHEREAS, the Planning and Zoning Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified herein,
has reviewed and considered the recommendation of the Community Development Director, and
has taken and considered public comment at a duly noticed public hearing on September 6, 2016,
that was continued to November 1, 2016; and,
WHEREAS, the Planning and Zoning Commission finds that the development proposal
meets the applicable review criteria and that the approval of the one request is consistent with the
goals and objectives of the Land Use Code; and,
WHEREAS, the Planning and Zoning Commission finds that this resolution furthers and is
necessary for the promotion of public health, safety, and welfare.
WHEREAS, the Planning and Zoning Commission approved Resolution XX, Series of
2016, by a X to X (X - X) vote, granting a Variation to a Residential Design Standard as
identified herein.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND
ZONING COMMISSION AS FOLLOWS:
Section 1: Residential Design Standards Variation
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Planning and Zoning Commission hereby approves the variation request from the following
Residential Design Standard that is underlined below, as represented in the application presented
before the Commission:
26.410.030.B.1.a-d. Location and Massing; Articulation of Building Mass
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B.1.c: Standard. A principal building shall articulate building mass to reduce
bulk and mass and create building forms that are similar in scale to those seen in
historic Aspen residential buildings.
The approval permits the construction of a single family house that has a two-story principal
mass that is greater than allowed by the standard before stepping down to one story – per the
dimensions presented in Exhibit A. (a maximum length for the second level of 59 feet, 4 ½
inches and increased side setbacks at the rear of building).
Section 2: Building Permit Application
Other than any variation granted, the building permit application shall be compliant with all other
standards and requirements of the City of Aspen Municipal Code and all other adopted
regulations.
Section 3:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Planning and Zoning Commission, are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by an authorized entity.
Section 4:
This resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 5:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 1st day of
November, 2016.
APPROVED AS TO FORM: Planning and Zoning Commission
_______________________________ ______________________________
Andrea Bryan, Assistant City Attorney Keith Goode, Chair
ATTEST:
_______________________________
Cindy Klob, Records Manager
Exhibit A: Floor Plans and Elevations
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Exhibit A – Staff Findings
VARIATION – RESIDENTIAL DESIGN STANDARDS
The Aspen Land Use Code 26.410.020; provides the Procedures for Review of Residential Design
Standards. If a variation to a non-flexible standard is pursued by an applicant, a public hearing before the
Planning and Zoning Commission determines whether an application meets the review standards. These
standards are described in 26.410.020.D.1-2:
Variation Review Standards. An application requesting variation from the Residential Design
Standards shall demonstrate and the deciding board shall find that the variation, if granted would:
1. Provide an alternative design approach that meets the overall intent of the standard as
indicated in the intent statement for that standard, as well as the general intent statement in
Section 26.410.010.A.1-3; or
Staff Finding
The application acknowledges that the design proposal does not comply with the dimensional requirements
of Articulation of Building Mass standard; Option. 3. While the design does step down from two stories to
one story at the rear of the building and provides increased side setbacks at the rear of the building, the
principle 2nd story mass is more than 15 feet longer than allowed by Option 3. The applicant believes that
the design, while not consistent with Option 3 – meets the intent of the standard and of the Residential
Design Standards in general. Staff agrees that part of the intent statement is met by the design – the building
is well articulated. However, the larger purpose of the standard – to promote massing and architectural
forms that are consistent with Aspen’s historic character and appropriate to the small lots that define this
area – is not met by this design. The three options that allow compliance with this standard provide a clear
path toward residential design that meets the described intent. Staff finds this criterion is not met.
2. Be clearly necessary for reasons of fairness related to unusual site specific constraints.
Staff Finding
The application states that because the property to the west contains a building that was built at the lot line
(and a portion of the roof structure actually encroaches on to this property) – design choices that elongated
this proposed house were necessary. While the adjacent house is non-conforming with regard to side yard
setbacks, Community Development has been consistent in its determination of “unusual site specific
constraints.” Conditions on neighboring properties have generally not been considered when reviewing
variances (or variations) to development rights. In this case, staff determines that there are no unusual
constraints on this property. Staff finds this criterion is not met.
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MEMORANDUM
TO: Planning and Zoning Commission
FROM: Ben Anderson, Planner
THRU: Jennifer Phelan, Deputy Planning Director
MEETING DATE: September 6, 2016
RE: 501 W. Hallam Street – Residential Design Standard Variation
APPLICANT /OWNER:
Scott Hoffman
REPRESENTATIVE:
Chris Bendon,
BendonAdams, LLC
LOCATION:
Street Address:
501 W. Hallam St.
Legal Description: Lots H & I, Block
29, City and Townsite of Aspen, County
of Pitkin, State of Colorado.
Parcel Identification Number:
2735-124-32-004
CURRENT ZONING & USE
Located in the Medium Density
Residential (R-6) zone district containing
a duplex. The property is located at the
corner of W. Hallam and N. 4th Street,
within the Aspen Infill Area.
PROPOSED LAND USE:
The Applicant is proposing to demolish
an existing structure and redevelop the
site with a single family residence. As
part of the new development, the
Applicant is requesting a variation to a
Residential Design Standard.
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission
deny the application for a variation to Residential Design
Standards.
SUMMARY:
The Applicant is proposing demolition of an existing duplex and
the construction of a single family residence. Previously, the
applicant received administrative approval for alternative
compliance with two other Residential Design Standards. This
application is requesting variation from a standard that is non-
flexible. A variation for a non-flexible standard cannot be granted
through an administrative approval but instead requires review by
the Planning and Zoning Commission. Specifically, this
application requests variation to the standard: Articulation of
Building Mass; 26.410.030.B.1.
Figure 1. Location of project and footprint of existing duplex.
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BACKGROUND: With adoption of the updated Residential Design Standards, the intent was to provide
increased flexibility for properties to design a building that contributes to the streetscape. While the new
code does not give direction to architectural style, it does demand the adherence to the intent of the
standards. Specifically the standards were crafted to “ensure a strong connection between residences and
the streets; ensure buildings provide articulation to break up bulk and mass; and preserve historic
neighborhood scale and character.”
Each standard provides options in meeting the stated intent. Additionally, the standards are divided into
categories of “flexible” or “non-flexible.” Non-flexible standards are considered core design standards and
are required to be met by complying with one of the provided options. Variations to non-flexible standards
require review by the Planning and Zoning Commission.
This application is initiating the first variation review by the Planning and Zoning Commission since the
new standards came into effect in February of 2016.
LAND USE REQUEST AND REVIEW PROCEDURES:
The applicant is requesting the following land use approval from the Planning and Zoning Commission to
construct a new, single family residence.
• A Variation to Residential Design Standards as pursuant to Section 26.410.020[C]. of the Land
Use Code. A variation to a Residential Design Standard shall be considered at a public hearing
before the Planning and Zoning Commission who may approve, approve with conditions or deny
the proposal based on the following review standards:
1. Provide an alternative design approach that meets the overall intent of the standard as indicated
in the intent statement for that standard, as well as the general intent statement in Section
26.410.010.A.1-3; or
2. Be clearly necessary for reasons of fairness related to unusual site specific constraints.
Please see Exhibit A for staff findings on review standards.
SUMMARY OF PROJECT:
The subject property is a 6,000 sq. ft. (60’x100’) lot at the southwest corner of West Hallam Street and
North 4th Street. It is located in the R-6 zone district and Aspen Infill Area. Currently, a duplex is located
on the property. The project proposes the replacement of the duplex with a single family residence. In this
zone district a single family residence is allowed a floor area of 3,240 square feet. The new house is
proposed at 3,235 square feet.
The applicant pursued Residential Design Standard approval for the new residence earlier this year. The
project as designed met all of the standards except three. Two of these standards received alternative
compliance approval: 1) Entry Porch Height and 2) Non-orthogonal Window Limit. Staff agreed that the
design met the intent of these flexible standards and granted administrative approval.
The last of the nonconforming design features could not be granted administrative approval. This non-
flexible standard, Articulation of Building Mass (26.410.030.B.1.b), “seeks to reduce the overall perceived
mass and bulk of buildings as viewed from all sides.” This standard provides three (3) options in meeting
its described intent:
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1) Maximum Sidewall Depth – “A principle building shall be no greater than fifty (50) feet in depth as
measured from the front most wall of the front façade to the rear wall…” OR
2) Off-set with One-Story Ground Level Connector – “A principal building shall provide a portion of its
mass as a subordinate one story, ground floor connecting element. The connecting element shall be at least
ten (10) feet in length and shall be setback at least five (5) feet from the sidewall on both sides of the
building. The connecting element shall occur at a maximum of forty-five (45) feet in depth as measured
from the front most wall of the front façade to the rear wall…” OR
3) Increased Side Setbacks at Rear and Step Down – “A principal building shall provide increased side
setbacks at the rear of the building. If the principle building is two stories, it shall step down to one story
in the rear…”
Figure 2. Options for satisfying Articulation of Building Mass standard.
Option 1 – Maximum sidewall depth
Option 2 – Off-set with connector
Option 3 – Increased rear setback
and step down
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VI.A.
While the proposed design is articulated, the building is approximately eighty (80) feet long from the front
most wall (entry) to the rear most wall (Garage 2).
Figure 4. Two-Dimensional Elevation – 4th Street view.
Figure 3. Ground level floor plan
~ 80 feet – front wall to rear wall
4th Street Hallam Street P16
VI.A.
Figure 5. Elevation – Hallam and 4th Streets
Figure 6. Elevation – 4th Street
Figure 7. Elevation – Hallam Street
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Staff Comments
It is clear that the proposed design does not meet any of the three options provided in complying with the
Articulation of Building Mass standard.
The Applicant’s request for a variation is based on a reading of the intent statement that accompanies the
standard. Staff finds that the proposed design meets this portion of the intent statement:
“Designs should promote light and air access between adjacent properties.
Designs should articulate building walls by utilizing multiple forms to break up large
expansive wall planes.”
The intent statement continues:
“Building should include massing and articulation that convey forms that are similar in
massing to historic residential buildings. This standard is critical in the Infill Area where
small lots, small side and front setbacks, alleys and historic Aspen building forms are
present.”
Staff finds that the design of the proposed residence does not meet this second portion of the intent
statement. The expectation that residential designs reflect the massing of historic residential buildings is
the origin of the three options provided in meeting the standard. These options were not created arbitrarily.
They give definition not to an architectural style, but to a form that is consistent with historically established
patterns and the community’s desired qualities of residential massing.
While staff concurs that the building is composed of articulated elements, the attachment of the garages at
the rear of the home, amongst other design choices, create a building that is nearly eighty (80) feet long on
a one hundred (100) foot long lot. This is approximately thirty (30) feet longer than Option 1 (described
above) allows. If a house of this length is desired, the standard does not prohibit it, but offers two additional
design options to break up the form. The proposed design chooses not to utilize the provided options offered
by the standard, nor does it fully address the standard’s intent.
RECOMMENDATION: Community Development Staff recommends that the Planning and Zoning
Commission deny the variation from Residential Design Standards for 501 W. Hallam St.
PROPOSED MOTION: “I move to approve Resolution No. ____, Series of 2016, to approve the
application for variation from Residential Design Standards.
ATTACHMENTS:
Exhibit A – Staff Findings
Exhibit B – Application
P18
VI.A.
May 16, 2016
Proposal Description:
The proposed design was submitted with a belief of compliance both to the letter and intent of the Articulation
of Building Mass Standard (B.1). Specifically, we believed we met the requirements of Option 1 limiting the
maximum sidewall depth to 50ft where the longest unarticulated sidewall depth of the proposed home measures
26ft 1in. We understand now that the maximum 50ft sidewall depth relates to the entire building and not
individual forms of the building. Responding to the Residential Design Standards Administrative Compliance
Review submittal, Planner Sara Nadolny noted: “The sidewall depth here refers to the building as measured from
front to rear of the property, along the side. The current design, while well articulated, measures over 50’ in
length. Therefore Option 1 is not met.”
Interpreted Compliance:
We believe we have satisfied the Standard provisions by the following:
Articulation and Building Mass Intent
This standard seeks to reduce the overall perceived mass and bulk of the building on a
property as viewed from all sides.
Designs should promote light and air access between properties.
Designs should articulate building walls by utilizing multiple forms to break up large
expansive wall planes.
The rectilinear orientation of the neighborhood informs a rectilinear design. The overall perceived mass of
the home was reduced via significant articulation utilizing multiple forms to break up large expansive wall
planes.
This design promotes light and air access to the adjacent property – particularly challenging given that the
adjacent property was constructed to the adjoining lot line.
While the design can be made more compact to comply with the 50ft maximum sidewall depth requirement
of Option 1, or the 45ft maximum sidewall depth of Options 2&3, I believe there are consequences to such
action that moves the project away from the intent of the Standard. For example, an option to achieve
compliance is to remove the 4th Street Court and shrink the width of the stair feature. But eliminating that
articulation seems to visually increase the overall perceived mass of the building. And reallocating depth
square footage to width square footage certainly diminishes the light and air access between adjacent
properties. In fact, nearly any tactic that reduces overall building length would most likely result in increased
building width promoting a condition we’ve intentionally tried to address where the adjacent property is built to
the property line.
Best Regards,
Scott Hoffman
P19
VI.A.
P20
VI.A.
P21
VI.A.
P22
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P23VI.A.
790579047907790679069.79.86.838.584.86.824.3733.80'N48°21'50"W60.00'S75°09'11"E60.00'N75°09'11"W100.00'S14°50'49"WD8"DL9'D9"DL7'D9"DL6'P14"DL10'P22"DL14'P20"DL12'P15"DL13'P14"DL9'P15"DL10'P11"DL10'EWSOCTGMXLOT G10.1'5.0'P.O.B.GPNO. 9ASPHALTDRIVEWAY6000 SQ.FT.±LOT ILOT HREBAR AND RPCLS# 9018BENCHMARK=7904.33'REBAR AND RPCLS# 9018ALLEYBLOCK 294TH STREET75.66' R.O.W.HALLAM STREET74.38 R.O.W.O.H.O.H.CONC. PADCURBCURBBRICKPATIODRIVEWAYASPHALTBRICK WALKPADCONC.SHEDxxxxxxxxxxxxxxxxxxxxxxxxxxxxx
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52212737475767SB5' - 2"max-A29' - 0"5' - 1 1/4"6' - 0"9' - 4"10' - 0"1' - 5"1' - 5 1/2"44' - 6 3/4"20+%See Main Level Plan &Elevations for further setbackinformationSee Main Level Plan &Elevations for further setbackinformation137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Site - Cover1501 West Hallam St. Aspen COP&ZRevisions 1/8" = 1'-0"1Site24th St View3Hallem Entry44th& Hallem5Hallem ViewP24
VI.A.
2737475767MechSB17' - 1"5 1/2"11' - 6"5 1/2"5' - 0"5 1/2"4' - 2 1/2"3 1/2"7' - 10 3/4"2' - 2"3 1/2"3' - 10"5 1/2"5' - 2 1/2"5 1/2"10' - 8 1/2"11' - 1 3/4"5 1/2"4' - 0"5 1/2"2' - 0"5 1/2"12' - 1"17' - 1 1/2"5' - 6"5 1/2"5' - 0"5 1/2"3' - 1 1/2"2' - 5"3' - 0"8"8"6' - 2"8"CLBBed 4RecBunkBPow24' - 11 1/4"5 1/2"3' - 3 1/2"5 1/2"2' - 0"1,511 SF234' LF of wall x 10.5' verticalyields 2,457 sf total wall surfaceExposed area = (7.5'x6.25')2= 982 window wells yields98/2,457=.04x 1,522=61 SF Total this level3' - 1"max17CLCL67' - 11 1/4"36' - 0"36' - 0"12' - 10 3/4"12' - 1 3/4"67' - 11 1/4"8"6' - 2"8"Finish this arearemainder- drywall withfire tape onlyUP---------137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Basement2501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1BasementP25
VI.A.
UP51665221WESTHALLAM4th STmin sb10' max sb,if 5' on eastis usedALLEY27371011475767BR 2Bath2CLHallamEntryCL Pow 1BR 3FamilyLaundryGear/MudGarage 1Garage 24thStCourtOutside YardCLBath 3271' - 6"5 1/2"4' - 0"1' - 5 1/2"5 1/2"7 1/2"5 1/2"11' - 5 1/4"5 1/2"4' - 0"5 1/2"2' - 0"5 1/2"12' - 4 1/2"5 1/2"2' - 5"5 1/2"11' - 5 1/4"5 1/2"16' - 11 1/2"5 1/2"5' - 6"5 1/2"5' - 6"5 1/2"5' - 4"5 1/2"2' - 0"5 1/2"4' - 0"5 1/2"5' - 0"SB6' - 10"3' - 11 3/4"5 1/2"20' - 0 1/4"5 1/2"7906' - 4"5 1/2"24' - 0"5 1/2"21' - 11 1/2"5 1/2"5 1/2"13' - 0"2' - 5 1/2"5 1/2"7' - 5"5 1/2"14' - 0"5 1/2"7906' - 0"7906' - 4"5 1/2"11' - 6"5 1/2"5' - 0"5 1/2"393 SF327 SF1303 SFSquare Footage1,303 general393 gar 1327 gar 289 stairs2,112 (this level inc garages)- 375 garage credit1,737 total this Level 61 Basement1,437 Upper3,235 TOTAL SF3,240 TOTAL SF allowed7' - 3"15' - 4"8"5 1/2"6' - 3 1/2"16' - 1"5' - 0"11' - 11 1/2"11' - 0 1/2"2,415 TOTAL SITE COVERAGE 40%3,000 TOTAL SITE COVERAGE ALLOWED 50%5' - 5 1/2"5' - 4"5 1/2"5' - 6"5 1/2"12' - 4 1/2"5 1/2"15' - 2"2' - 3"2' - 0"7' - 5 3/4"5 1/2"7' - 3 1/4"5' - 0"5 1/2"3' - 6 1/4"5 1/2"2' - 0"21' - 0"2' - 5 1/2"7' - 5"411221' - 11 3/4"2"offsetmax176' - 1 3/4"5' - 0"60' - 0"100' - 0"7906' - 0"6' - 0"-A26' - 4"Out Storage2' - 0"window wellline of Foundationbelow gradewindow well137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Main Level3501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1Level 1P26
VI.A.
UP51612737475767MasterM BathM ClosKitchen DiningHearthLiving RoomDeckRoof Above GarBBQ14' - 7"5 1/2"9' - 11 1/2"5 1/2"20' - 0"5"19' - 6"5 1/2"12' - 0 1/2"SB5 1/2"3' - 7 1/4"5 1/2"5' - 9 1/2"5 1/2"23' - 7 1/4"Office9' - 10 1/4"5 1/2"12' - 4 1/2"5 1/2"2' - 5 1/2"12' - 7 1/2"5 1/2"4' - 6"5 1/2"5' - 0"10' - 0"2' - 10 1/2"9' - 0"4' - 0"2' - 0"5 1/2"8' - 10"5 1/2"5 1/2"2' - 0"2' - 0"2' - 0"2' - 0"3' - 6"2' - 0"2' - 0"2' - 6"2' - 0"1' - 3 3/4"8 1/2"10' - 4"16' - 0 3/4"1,437 this level4' - 0"5 1/2"5' - 6"5 1/2"9 1/4"5 1/2"7' - 11"toiletpow 2laundrypantshwrtub5' - 0"5 1/2"4' - 6"15' - 1 1/4"4' - 0"45' - 11 1/2"7916' - 4"12' - 0"4' - 0"2' - 6 3/4"max1711' - 4"25' - 11"10' - 0"-----11' - 6"19' - 8 1/2"27' - 4 1/4"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Upper Level4501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1Level 2P27
VI.A.
Level 17906' - 4"Level 27916' - 4"2767Roof7926' - 4"STONEMETAL PANELWOOD SIDINGMETAL PANELMETAL PANELWOOD SIDINGSTONESTONESteel Beamsloped steel columnLevel 17906' - 4"Level 27916' - 4"37SB7906' - 4"maxRoof7926' - 4"1725' - 0"1' - 8"3"1' - 2 1/4"WOODSIDINGMETALPANELSSTONESTONEMETALPANELSWOODSIDINGWOODSIDINGexisting fenceon property lineexisting roofencroachment 1.3'5' - 0"Property LineProperty LineMinimumSetback10' - 0"SetbackR 86 ' - 0 "
R 8 3' - 10"11 1/2"R 77' - 3"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Elevations5501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1East 1/4" = 1'-0"2NorthP28
VI.A.
Level 17906' - 4"Level 27916' - 4"37SBmaxRoof7926' - 4"171' - 2 1/4"GARAGE DOORMATCH WOOD SIDINGWOODMETALPANELSTONELIFT & SLIDEDOOR SYSTEMPATIO DOORDOORGARAGE DOORMATCH WOOD SIDINGLevel 17906' - 4"Level 27916' - 4"275767Roof7926' - 4"WOOD SIDINGMETAL PANELSSTONESTONEBIPARTING DOOR137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Elevations6501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1South 1/4" = 1'-0"2WestP29
VI.A.
Level 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"7916' - 4"7906' - 4"80.00°Level 17906' - 4"Level 27916' - 4"27Basement7894' - 6 3/4"475767Roof7926' - 4"HALLMECHANICALGEARKITCHEN(STAIR BEY)DINING4TH ST COURTHALLAM ENTRYFAMILYMASTER BATHBBQREC ROOMLevel 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"M BATHM BEDFAMILYPOWBATH 2REC ROOMtrophywifenicLevel 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"KITLIVINGGARAGE 1GEARMECHGARAGE 2Level 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"OFFICE4TH STCOURTBED 3BED 4HALLsteel beamsloped steel columnLevel 17906' - 4"Level 27916' - 4"27Basement7894' - 6 3/4"475767Roof7926' - 4"DININGKITCHENM BATHGEAR ROOMENTRY HALLMECHANICALHALL137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Sections7501 West Hallam St. Aspen COP&ZRevisions 1/8" = 1'-0"22 1/8" = 1'-0"33 1/8" = 1'-0"44 1/8" = 1'-0"55 1/8" = 1'-0"66 1/8" = 1'-0"11P30
VI.A.
790579047907790679069.79.86.838.584.86.824.3733.80'N48°21'50"W60.00'S75°09'11"E60.00'N75°09'11"W100.00'S14°50'49"WD8"DL9'D9"DL7'D9"DL6'P14"DL10'P22"DL14'P20"DL12'P15"DL13'P14"DL9'P15"DL10'P11"DL10'EWSOCTGMXLOT G10.1'5.0'P.O.B.GPS MONUMENTNO. 9ASPHALTDRIVEWAY6000 SQ.FT.±LOT ILOT HREBAR AND RPCLS# 9018BENCHMARK=7904.33'REBAR AND RPCLS# 9018ALLEYBLOCK 294TH STREET75.66' R.O.W.HALLAM STREET74.38 R.O.W.O.H.O.H.CONC. PADCURBCURBBRICKPATIODRIVEWAYASPHALTBRICK WALKPADCONC.SHEDxxxxxxxxxxxxxxxxxxxxxxxxxxxxx
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52212737475767SB5' - 2"max-A29' - 0"5' - 1 1/4"6' - 0"9' - 4"10' - 0"1' - 5"1' - 5 1/2"44' - 6 3/4"20+%See Main Level Plan &Elevations for further setbackinformationSee Main Level Plan &Elevations for further setbackinformation137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Site - Cover1501 West Hallam St. Aspen COP&ZRevisions 1/8" = 1'-0"1Site24th St View3Hallem Entry44th& Hallem5Hallem ViewP31
VI.A.
2737475767MechSB17' - 1"5 1/2"11' - 6"5 1/2"5' - 0"5 1/2"4' - 2 1/2"3 1/2"7' - 10 3/4"2' - 2"3 1/2"3' - 10"5 1/2"5' - 2 1/2"5 1/2"10' - 8 1/2"11' - 1 3/4"5 1/2"4' - 0"5 1/2"2' - 0"5 1/2"12' - 1"17' - 1 1/2"5' - 6"5 1/2"5' - 0"5 1/2"3' - 1 1/2"2' - 5"3' - 0"8"8"6' - 2"8"CLBBed 4RecBunkBPow24' - 11 1/4"5 1/2"3' - 3 1/2"5 1/2"2' - 0"1,511 SF234' LF of wall x 10.5' verticalyields 2,457 sf total wall surfaceExposed area = (7.5'x6.25')2= 982 window wells yields98/2,457=.04x 1,522=61 SF Total this level3' - 1"max17CLCL67' - 11 1/4"36' - 0"36' - 0"12' - 10 3/4"12' - 1 3/4"67' - 11 1/4"8"6' - 2"8"Finish this arearemainder- drywall withfire tape onlyUP---------137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Basement2501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1BasementP32
VI.A.
UP51665221WESTHALLAM4th STmin sb10' max sb,if 5' on eastis usedALLEY27371011475767BR 2Bath2CLHallamEntryCL Pow 1BR 3FamilyLaundryGear/MudGarage 1Garage 24thStCourtOutside YardCLBath 3271' - 6"5 1/2"4' - 0"1' - 5 1/2"5 1/2"7 1/2"5 1/2"11' - 5 1/4"5 1/2"4' - 0"5 1/2"2' - 0"5 1/2"12' - 4 1/2"5 1/2"2' - 5"5 1/2"11' - 5 1/4"5 1/2"16' - 11 1/2"5 1/2"5' - 6"5 1/2"5' - 6"5 1/2"5' - 4"5 1/2"2' - 0"5 1/2"4' - 0"5 1/2"5' - 0"SB6' - 10"3' - 11 3/4"5 1/2"20' - 0 1/4"5 1/2"7906' - 4"5 1/2"24' - 0"5 1/2"21' - 11 1/2"5 1/2"5 1/2"13' - 0"2' - 5 1/2"5 1/2"7' - 5"5 1/2"14' - 0"5 1/2"7906' - 0"7906' - 4"5 1/2"11' - 6"5 1/2"5' - 0"5 1/2"393 SF327 SF1303 SFSquare Footage1,303 general393 gar 1327 gar 289 stairs2,112 (this level inc garages)- 375 garage credit1,737 total this Level 61 Basement1,437 Upper3,235 TOTAL SF3,240 TOTAL SF allowed7' - 3"15' - 4"8"5 1/2"6' - 3 1/2"16' - 1"5' - 0"11' - 11 1/2"11' - 0 1/2"2,415 TOTAL SITE COVERAGE 40%3,000 TOTAL SITE COVERAGE ALLOWED 50%5' - 5 1/2"5' - 4"5 1/2"5' - 6"5 1/2"12' - 4 1/2"5 1/2"15' - 2"2' - 3"2' - 0"7' - 5 3/4"5 1/2"7' - 3 1/4"5' - 0"5 1/2"3' - 6 1/4"5 1/2"2' - 0"21' - 0"2' - 5 1/2"7' - 5"411221' - 11 3/4"2"offsetmax176' - 1 3/4"5' - 0"60' - 0"100' - 0"7906' - 0"6' - 0"-A26' - 4"Out Storage2' - 0"window wellline of Foundationbelow gradewindow well137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Main Level3501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1Level 1P33
VI.A.
UP51612737475767MasterM BathM ClosKitchen DiningHearthLiving RoomDeckRoof Above GarBBQ14' - 7"5 1/2"9' - 11 1/2"5 1/2"20' - 0"5"19' - 6"5 1/2"12' - 0 1/2"SB5 1/2"3' - 7 1/4"5 1/2"5' - 9 1/2"5 1/2"23' - 7 1/4"Office9' - 10 1/4"5 1/2"12' - 4 1/2"5 1/2"2' - 5 1/2"12' - 7 1/2"5 1/2"4' - 6"5 1/2"5' - 0"10' - 0"2' - 10 1/2"9' - 0"4' - 0"2' - 0"5 1/2"8' - 10"5 1/2"5 1/2"2' - 0"2' - 0"2' - 0"2' - 0"3' - 6"2' - 0"2' - 0"2' - 6"2' - 0"1' - 3 3/4"8 1/2"10' - 4"16' - 0 3/4"1,437 this level4' - 0"5 1/2"5' - 6"5 1/2"9 1/4"5 1/2"7' - 11"toiletpow 2laundrypantshwrtub5' - 0"5 1/2"4' - 6"15' - 1 1/4"4' - 0"45' - 11 1/2"7916' - 4"12' - 0"4' - 0"2' - 6 3/4"max1711' - 4"25' - 11"10' - 0"-----11' - 6"19' - 8 1/2"27' - 4 1/4"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Upper Level4501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1Level 2P34
VI.A.
Level 17906' - 4"Level 27916' - 4"2767Roof7926' - 4"STONEMETAL PANELWOOD SIDINGMETAL PANELMETAL PANELWOOD SIDINGSTONESTONESteel Beamsloped steel columnLevel 17906' - 4"Level 27916' - 4"37SB7906' - 4"maxRoof7926' - 4"1725' - 0"1' - 8"3"1' - 2 1/4"WOODSIDINGMETALPANELSSTONESTONEMETALPANELSWOODSIDINGWOODSIDINGexisting fenceon property lineexisting roofencroachment 1.3'5' - 0"Property LineProperty LineMinimumSetback10' - 0"SetbackR 8 6' - 0 "
R 83' - 10"11 1/2"R 77' - 3"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Elevations5501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1East 1/4" = 1'-0"2NorthP35
VI.A.
Level 17906' - 4"Level 27916' - 4"37SBmaxRoof7926' - 4"171' - 2 1/4"GARAGE DOORMATCH WOOD SIDINGWOODMETALPANELSTONELIFT & SLIDEDOOR SYSTEMPATIO DOORDOORGARAGE DOORMATCH WOOD SIDINGLevel 17906' - 4"Level 27916' - 4"275767Roof7926' - 4"WOOD SIDINGMETAL PANELSSTONESTONEBIPARTING DOOR137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Elevations6501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1South 1/4" = 1'-0"2WestP36
VI.A.
Level 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"7916' - 4"7906' - 4"80.00°Level 17906' - 4"Level 27916' - 4"27Basement7894' - 6 3/4"475767Roof7926' - 4"HALLMECHANICALGEARKITCHEN(STAIR BEY)DINING4TH ST COURTHALLAM ENTRYFAMILYMASTER BATHBBQREC ROOMLevel 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"M BATHM BEDFAMILYPOWBATH 2REC ROOMtrophywifenicLevel 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"KITLIVINGGARAGE 1GEARMECHGARAGE 2Level 17906' - 4"Level 27916' - 4"37Basement7894' - 6 3/4"SBmaxRoof7926' - 4"OFFICE4TH STCOURTBED 3BED 4HALLsteel beamsloped steel columnLevel 17906' - 4"Level 27916' - 4"27Basement7894' - 6 3/4"475767Roof7926' - 4"DININGKITCHENM BATHGEAR ROOMENTRY HALLMECHANICALHALL137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence05/16/2016Sections7501 West Hallam St. Aspen COP&ZRevisions 1/8" = 1'-0"22 1/8" = 1'-0"33 1/8" = 1'-0"44 1/8" = 1'-0"55 1/8" = 1'-0"66 1/8" = 1'-0"11P37
VI.A.
P38
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ASLU
RDS Variation
501 W. Hallam St.
PID #273512432004
1
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sara Nadolny, 970.429.2739 DATE: April 21, 2016
PROJECT: 501 W. Hallam St.
REPRESENTATIVE: Scott Hoffman, 970.376.0292; scott@crestonebuilding.com
REQUEST: Variation for Residential Design Standard
DESCRIPTION: The subject site is a 6,000 sq. ft. lot located in the R-6 zone district, bordered by W Hallam St.
and N. Fourth Ave. The neighboring property (511 W. Hallam) was constructed in the 1960’s and was built on
(or possibly even) over the shared lot line with the subject parcel. The applicant is planning to demolish the
current residence and replace it with a new single-family residence. The applicant has designed the home to be
sensitive to providing space between this and the neighboring residence.
The applicant has met with Staff to discuss meeting the Residential Design Standards. At this time the only RD
Standard that has not been met or granted an administrative variation for is found at subsection 26.410.030.B.1,
Articulation of Building Mass. This is a non-flexible standard, which means Staff has no ability to review the
application for Alternative Compliance, an administrative variation.
The applicant has three options for satisfying this standard, including:
1) Maximum Sidewall Depth;
2) Off-set with One-Story Ground Level Connector; or
3) Increased Side Setbacks at Rear and Step Down.
The applicant believes he is meeting the standard in the spirit of the Maximum Sidewall Depth. The applicant
will be required to show how the proposed design meets the intent of the standard for Articulation of Building
Mass, as well as the general intent of the Residential Design Standards. This review will require a public
hearing before the Planning & Zoning Commission in a duly noticed public hearing.
Below are links to the Land Use Application form and Land Use Code for your convenience:
Land Use App:
http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2013%20land%20use%20a
pp%20form.pdf
Below is Land Use Code:
http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use-
Code/
Land Use Code Section(s)
26.304 Common Development Review Procedures
26.410.010 Residential Design Standards: General Intent
26.410.020.C Variations
26.410.030.B.1 Articulation of Building Mass (Non-flexible)
Review by: Staff for complete application
Public Hearing: Planning & Zoning Commission
Planning Fees: $3,250 for ten (10) hours of Staff review time, including public hearing
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2
Referral Fees: None
Total Deposit: $3,250 (additional planning hours over deposit amount are billed at a rate of
$325/hour. Unused portion of the deposit after final billing will be refunded to
the applicant.)
To apply, submit the following information:
¨ Completed Land Use Application and signed fee agreement.
¨ Pre-application Conference Summary (this document).
¨ Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing
the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts
and agreements affecting the parcel, and demonstrating the owner’s right to apply for the
Development Application.
¨ Applicant’s name, address and telephone number in a letter signed by the applicant that states the
name, address and telephone number of the representative authorized to act on behalf of the
applicant.
¨ HOA Compliance form (Attached)
¨ A written description of the proposal and an explanation in written, graphic, or model form of how the
proposed development complies with the review standards relevant to the development application
and relevant land use approvals associated with the property.
¨ A site improvement survey (no older than a year from submittal) including topography and vegetation
showing the current status of the parcel certified by a registered land surveyor by licensed in the
State of Colorado.
¨ Written responses to all review criteria.
¨ An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
¨ 1 Complete Copy of all application materials. If the copy is deemed complete by staff, the
following items will then need to be submitted:
¨ 8 additional copies of the complete application packet and, if applicable, associated drawings.
¨ Total deposit for review of the application.
¨ A digital copy of the application provided in pdf file format.
¨ A sketch up model will be required for a public hearing.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on
current zoning, which is subject to change in the future, and upon factual representations that may or may
not be accurate. The summary does not create a legal or vested right.
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City C970
COMMUNITY DEVELOPMENT DEPARTMENT
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying the scope of work included in the land use application complies
with all applicable covenants and homeowner association policies. The certification must be signed by
the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□ This property is not subject to a homeowners association or other form of private covenant.
□ This property is subject to a homeowners association or private covenant and the
improvements proposed in this land use application do not require approval by the homeowners
association or covenant beneficiary.
□ This property is subject to a homeowners association or private covenant and the
improvements proposed in this land use application have been approved by the homeowners
association or covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: _________________________ date:___________
Owner printed name: _________________________
or,
Attorney signature: _________________________ date:___________
Attorney printed name: _________________________
P46
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May 16, 2016
Please accept this document as the required Planning & Zoning Commission Review Representative
Authorization letter. Owner Scott Hoffman, and Architect Jack Snow, Principal of RKD Architects represent
the project.
Scott Hoffman
501 West Hallam Street
Aspen, CO 81611
970 376-0292
Jack Snow
RKD Architects, Inc
137 Main Street, Suite G004
Edwards, CO 81632
970 926-2622
Project Information:
The project address is 501 West Hallam (City and Townsite of Aspen Block 29, Lots H&I) – the southwest
corner lot at the intersection of 4th and Hallam Streets.
The to-be demolished residence currently located at the project address was constructed as a single story
duplex in 1961. A second story over the north duplex side was added in 1976. In total, the duplex measures
4531sqft as 3673sqft living and 858sqft garages by Pitkin County Assessor records. For context, that
measurement translates today to 4156sqft FAR equivalent. Existing site coverage is 3612sqft. The north
unit garage is accessed from Hallam Street and the south unit garage is accessed from 4th Street. Although
comprised of 2 city lots, the home appears particularly close to the west neighbor (511 West Hallam). For
nearly the entire west elevation, the separation is approximately 10ft. That closeness is exacerbated as the
neighboring home (carport + dwelling + trash enclosure) was built to the 501/511 property line – no setback.
The proposed residence measures 3235sqft FAR; site coverage measures 2415sqft. Regulations allow
3240sqft FAR and 3000sqft site coverage.
Best Regards,
Scott Hoffman
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P51VI.A.
October 19, 2016
Mr. Ben Anderson
Community Development Department
City of Aspen
130 So. Galena St.
Aspen, Colorado 81611
RE: 501 West Hallam Street
Mr. Anderson:
Please accept this revised application for Residential Design Standards, variation to the
Articulation of Building Mass standard, for the 501 West Hallam project.
This house was initially designed with the assumption that the maximum sidewall depth could be
split into two forms. Our design incorporated an entry courtyard dividing two forms with a total
sidewall length of roughly 46 feet.
We felt the design presented at the September 6th hearing provided a “street connection” by
providing a visual and physical connection between residence and the street. Our design, we felt,
accomplished this both on the Hallam façade and on the 4th Street façade. The 4th Street
elevation provided a significant break between the two masses with a transparent architectural
element.
We also felt the September 6th design provided
“neighbor accommodation” and promoted light and
air access between adjacent properties. Our
neighbor to the west is non-conforming with regard
to side yard setbacks (building at lot line with roof
encroachment). We believed our design respected
this condition and was the most appropriate design
response, maximizing space between the two
properties.
During the Planning and Zoning Commission
hearing on September 6th, commissioners affirmed staff’s position that the proposed design did
not fully address the standards well enough and recommended the design “get closer to the intent
statement.”
We believe we benefitted from our discussions and meetings with you since the September 6th
hearing. Your perspective and guidance were taken to heart and incorporated into our design
progressions.
Original Design
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Page 2 of 2
501 W. Hallam RDS
In the revised design we hope you will see that we condensed the design, pulling the two forms
closer together. The 4th Street entry was eliminated and the two single garages were combined
into one double garage.
We designed a larger setback at the rear of the building. The home now steps-down to one-story
in the rear, and generates a sidewall calculation of 59’-4” as measured from the front-most wall of
the front façade at the second story to the rear wall at the second story. This is a significant
reduction from 80 feet and we feel it is responsive to option 2 - “Increased Side Setbacks at Rear
and Step Down.”
We hope you appreciate the design changes
we’ve made. We continue to feel this is an
attractive home and will fit with the neighborhood.
We explored further reductions in the building’s
length, but that comes at the cost of a wider
building, reducing our distance from our neighbor
to the west. We don’t feel that is a trade-off that
would be beneficial to all concerned.
While not directly related to the building
articulation standard, please know that we are continuing to advance design details. Here is a list
of anticipated likely further design development:
• Material locations. Palette to remain, locations may change – masonry in lieu of metal at
garage for example as a continuation of expressed masonry at fireplace, south and around
garage door (A5.1/A5.2).
• Entry. Possible material change or landscaping application to motivate more
inviting/directed access with removal of 4th Street Court and related entry.
• Garage. Possibly moving the man-door from the south wall to the west wall and perhaps
some kind of deck or green roof extension to provide cover at this door (A6.1/A6.2).
• Deck evolution. Deck size. Looking to include built-in planters or green roof elements that
would reduce deck square footage.
We look forward to your review and to our continued Planning and Zoning Commission hearing
on November 1st. Please let us know if we can provide additional information or if we can respond
to your feedback.
Sincerely,
Chris Bendon, AICP
BendonAdams LLC
300 So. Spring St. #202
Aspen, CO
chris@bendonadams.com
970.925.2855
Exhibit 1 – Revised design drawings dated 11.1.16
Revised Design
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790579047907790679069.79.86.811.238.584.833.76.824.344.9733.80'N48°21'50"W60.00'S75°09'11"E60.00'N75°09'11"W100.00'S14°50'49"WD8"DL9'D9"DL7'D9"DL6'P14"DL10'P22"DL14'P20"DL12'P15"DL13'P14"DL9'P15"DL10'P11"DL10'EWSOCTEMGMXLOT G10.1'5.0'P.O.B.GPS MONUMENTNO. 9ASPHALTDRIVEWAY6000 SQ.FT.±LOT ILOT HREBAR AND RPCLS# 9018BENCHMARK=7904.33'REBAR AND RPCLS# 9018ALLEYBLOCK 294TH STREET75.66' R.O.W.HALLAM STREET74.38 R.O.W.O.H.CONC. PADCURBCURBBRICKPATIODRIVEWAYASPHALTBRICK WALKPADCONC.SHEDPATIOBRICKxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx
xxxxxxxxxxxxxxxx
xxxxxxxxxxxxxUP5166
52212737475767SBmaxA214' - 11 1/4"14' - 9 1/2"15' - 5 1/2"1' - 5"8' - 7"44' - 6 3/4"20+%See Main Level Plan &Elevations for further setbackinformationSee Main Level Plan &Elevations for further setbackinformation137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence11/1/2016Site - Cover1501 West Hallam St. Aspen COP&ZRevisions 1/8" = 1'-0"1Site24th St View3Hallem Entry44th& Hallem5Hallem ViewP54
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273767MechSB16' - 7 3/4"5 1/2"13' - 6"5 1/2"8' - 3 3/4"3 1/2"1' - 7 1/2"3 1/2"10' - 1"5 1/2"4' - 5"5 1/2"10' - 8 1/2"11' - 1 3/4"5 1/2"4' - 0"5 1/2"2' - 0"5 1/2"12' - 7 1/2"17' - 1 1/2"5' - 6"5 1/2"5' - 0"5 1/2"3' - 8"1' - 10 1/2"2' - 5 1/2"8"8"6' - 3"8"BathClosetBed 4RecBunkBPow37' - 6 1/4"5 1/2"3' - 2"1,509 SF193.5' LF of wall x 10.3' verticalyields 2,070 sf total wall surfaceExposed area = (7'x6.25')2= 87.52 window wells yields87.5/1999=.04 x 1,509=60 SF Total this level2' - 5"max17CLCL36' - 0"36' - 11 1/4"8"6' - 3"8"Finish this arearemainder- drywall withfire tape onlyUP7' - 1 3/4"5' - 8 1/4"56' - 3 3/4"4' - 6"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence11/1/2016Basement2501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1BasementP55
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UP51665221WESTHALLAM4th STmin sb10' max sb,if 5' on eastis usedALLEY27371167BR 2Bath2CLHallamEntryCLPow 1BR 3FamilyLaundryGear/Mud2 CarOutside YardCLBath 3275 1/2"4' - 0"5 1/2"7 1/2"5 1/2"11' - 5 1/4"5 1/2"4' - 0"5 1/2"2' - 0"5 1/2"13' - 1 1/2"5 1/2"2' - 1 3/4"5 1/2"11' - 5 1/4"5 1/2"16' - 11 1/2"5 1/2"5' - 11 3/4"5 1/2"5' - 6"5 1/2"5' - 4"5 1/2"2' - 0"5 1/2"4' - 0"5 1/2"5' - 1"5 1/2"5' - 0"SB7906' - 4"5 1/2"25' - 0"5 1/2"8' - 0"5"11' - 4"5 1/2"7906' - 4"5 1/2"11' - 4 1/2"5 1/2"5' - 0"5 1/2"660 SF1383 SFSquare Footage1,383 general655 garage89 stairs2,127 (this level inc garages)- 375 garage credit1,752 total this Level 60 Basement1,427 Upper3,239 TOTAL SF3,240 TOTAL SF allowed6' - 7 3/4"15' - 9 1/2"13' - 0"16' - 1"7' - 3"2,691 TOTAL SITE COVERAGE 46%3,000 TOTAL SITE COVERAGE ALLOWED 50%5' - 4"5 1/2"5' - 6"5 1/2"13' - 0"5 1/2"15' - 2"3' - 7"5 1/2"10' - 0 1/2"5 1/2"8' - 0"5' - 0"5 1/2"3' - 6 1/4"5 1/2"2' - 0"1122max176' - 1 3/4"5' - 0"60' - 0"100' - 0"A26' - 4"window wellline of Foundationbelow gradewindow well5 1/2"4' - 5"5 1/2"24' - 0"5 1/2"7' - 11 1/2"2' - 0"7' - 6"4' - 0"18' - 0"2' - 0"5' - 0"4' - 10 1/2"4' - 0"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence11/1/2016Main Level3501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1Level 1P56
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UP51273767MasterM BathM ClosKitchenDiningHearthLiving RoomDeckBBQ15' - 6 3/4"5 1/2"9' - 5 1/2"5 1/2"11' - 4"5"19' - 8 1/4"5 1/2"SB5 1/2"9' - 10 1/4"5 1/2"24' - 2 3/4"Office9' - 10 1/4"5 1/2"13' - 0"5 1/2"3' - 0"5 1/2"8' - 1 3/4"5 1/2"3' - 6"5 1/2"9' - 5"3' - 1 3/4"9' - 0"4' - 0"2' - 0"5 1/2"8' - 8 1/2"2' - 0"3' - 6"2' - 0"2' - 0"2' - 6"1' - 10 1/2"1' - 5 1/4"1,427 this level12' - 0"5 1/2"5' - 6 1/2"5 1/2"7' - 2 3/4"5 1/2"6' - 6"toiletpow2laundrypantshwrtub3' - 0"5 1/2"6' - 0"4' - 6 1/2"7916' - 4"12' - 0"max1726' - 4 3/4"11' - 4"4' - 0"11' - 7 1/4"8' - 0"59' - 4 1/2"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence11/1/2016Upper Level4501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1Level 2P57
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Level 17906' - 4"Level 27916' - 4"2767Roof7926' - 4"METAL PANELMETAL PANELMETAL PANELWOOD SIDINGSTONESTONEsloped window wallLevel 17906' - 4"Level 27916' - 4"37SB7906' - 4"maxRoof7926' - 4"1725' - 0"1' - 8"3"1' - 2 1/4"WOODSIDINGMETALPANELSSTONESTONEMETALPANELSWOODSIDINGWOODSIDINGexisting fenceon property lineexisting roofencroachment 1.3'5' - 0"Property LineProperty LineMinimumSetback10' - 0"SetbackR 8 6' - 0"
R 83' - 10"R 74' - 0"137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence11/1/2016Elevations5501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1East 1/4" = 1'-0"2NorthP58
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Level 17906' - 4"Level 27916' - 4"37SBmaxRoof7926' - 4"171' - 2 1/4"METALPANELSTONELIFT & SLIDEDOOR SYSTEMPATIO DOORDOORGARAGE DOORMATCH WOODSTONELevel 17906' - 4"Level 27916' - 4"2767Roof7926' - 4"WOOD SIDINGMETAL PANELSSTONEBIPARTING DOORWOOD SIDINGWOOD SIDINGMETAL PANELSMETALPANELS137 main street, suite G004box 5055edwards, colorado 81632970.926.2622snow@rkdarch.comjob # 12080Hoffman Residence11/1/2016Elevations6501 West Hallam St. Aspen COP&ZRevisions 1/4" = 1'-0"1South 1/4" = 1'-0"2WestP59
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Page 1 of 5
MEMORANDUM
TO: Aspen Planning & Zoning Commission
FROM: Jessica Garrow, Community Development Director
Phillip Supino, Principal Long-Range Planner
Justin Barker, Senior Planner
MEETING DATE: November 1, 2016
RE: Land Use Code Revisions Update
REQUEST OF P&Z:
The purpose of this meeting is to provide P&Z with a draft of the new Commercial Design Guidelines
Character Areas and to discuss remaining moratorium topics not covered at the October 25th meeting.
The Planning and Zoning Commission is asked to provide initial feedback.
BACKGROUND AND SUMMARY:
In August 2015, City Council adopted a set of “Top Ten Goals” to work on for the next two years. One
of the goals is to “reconcile the land use code to the Aspen Area Community Plan so the Land Use Code
delivers what the AACP promises.” During a November 2015 work session, Council identified seven
policy areas that should be updated in the Land Use Code. These included:
• Commercial Design
• 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, Off-Street Parking, View Planes,
Affordable Housing Mitigation and Dimensional Standards. On October 25th, P&Z reviewed a draft
copy of the Introduction, General Guidelines applicable to all projects, and Public Amenity Guidelines.
P&Z also discussed commercial and residential use mix policies. 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 15th.
COMMERCIAL DESIGN:
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.
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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.
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.
OFF-STREET PARKING:
Since May, Council has discussed off-street parking in work sessions. The discussion first focused on the
results of extensive surveys and field research conducted by staff and the project consultant team on the
existing condition and use patterns of Aspen’s off-street parking inventory. Following analysis of the field
work results and industry best practices, staff and the consultant team proposed amendments to overhaul
off-street parking regulations and better coordinate those regulations with the City’s transportation demand
management programs and policies. Upon review of those proposals, Council directed staff to develop
regulations to achieve the following: reduce traffic and parking demand, provide alternative modes of
transportation through parking-based regulations and programs, aid in achievement of the City’s
sustainability goals and ensure there is an adequate supply of publicly accessible parking for the City’s
commercial areas.
Based on Council direction, public input and the findings of the consultant team, the following policies are
proposed to achieve Council’s goals for off-street parking and mobility (a detailed memo describing the
proposed policies is included as Exhibit E):
1. Integrate the parking and Transportation Impact Analysis sections of the LUC into a “Mobility
Requirement” designed to ensure that development off-sets its transportation, parking and mobility
impacts. The “Mobility Requirement” will establish a developments mobility requirement and
provide options to meet it including but not limited to parking spaces, multi-modal transit facilities,
cash-in-lieu and shared parking facilities.
2. Increase the availability of off-street parking while encouraging development of facilities that
promote alternative transportation modes, such as walking, biking, and transit. This can be
accomplished by the use of public and private funds for the development of additional parking
facilities, as well as providing for and encouraging shared parking as an option for commercial
development, and coordinate shared spaces with the management of on-street parking spaces.
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3. Generate public funds to finance improvements to parking infrastructure and continue to develop
multi-modal infrastructure. This may be achieved through mandating cash-in-lieu for mobility
enhancements for properties on pedestrian malls, and retain it as option in other commercial zones.
4. Maintain existing parking requirements, while adding a “soft” maximum ratio to the required
number of parking spaces, where a given number of parking spaces provided on-site triggers
alternative transportation and mobility mitigation requirements. The cash-in-lieu rate may also be
raised to ensure adequate funds to achieve these policy priorities.
Finally, the parking requirements is proposed to be changed to a mobility standard which encapsulates both
parking requirements and alternative transit incentives and programming. Rather than using side-by-side
parking and transportation impact analysis requirements for development, the two programs will be
combined to provide development with a coordinated suite of options for meeting its over-all mobility
requirements. Taken together, these policies are designed achieve Council’s goals of simultaneously
making parking more convenient and available while ensuring that development bears an equitable
proportion of the costs to develop and maintain alternative transit infrastructure and achieve the
sustainability and mobility policies in the AACP.
VIEW PLANES:
In work sessions Council has unanimously supported strengthening view plane protections in order to
continue to achieve the AACP policies calling for preservation of mountain views from downtown and
architectural heritage by maintaining the sense of place created by the preserved viewshed. Council
directed staff to maintain the location of the existing view planes and did not propose the addition of a view
plane under the moratorium. Maps and panoramic photographs of the existing view planes are included as
exhibit F.
Staff proposes the following changes which would preserve the location and effect of view planes while
improving upon the regulations and code language:
1. Define foreground, middle-ground and background within each view plane cone and develop
standards for compliance with the view plane regulations for each;
2. In order to improve the clarity and effectiveness of the view plane regulations, define “minimal
impact” to a view plane from structures and other development;
3. To achieve a higher degree of certainty for applicants while providing clearer design standards
for projects above the 8040 Greenline boundary, tie the linear extent of each view plane to the
8040 Greenline, so that the view planes end where the 8040 Greenline regulations begin;
4. Rewrite the view planes review code language to improve the clarity and ease of use of the
code while strengthening the effect of the regulations. This includes development of
definitions, boundaries and standards for “foreground,” “middle ground” and “background”
buildings, developments and parcels. This will provide greater clarity for assessing “minimal
impact” to view planes under different development scenarios, and recognize that development
immediately in front of a view plane can have a more significant impact on a view plane than
development farther away.
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AFFORDABLE HOUSING MITIGATION:
Council has expressed an interest in increasing the affordable housing mitigation rate from the current 60%,
based on the need to house Aspen’s workforce in town. Council suggested providing development with the
opportunity to reduce their affordable housing mitigation rate from a newly adopted, higher rate to the
current rate in exchange for providing public goods or meeting specific design and use criteria. Also
discussed was the concept of requiring affordable housing mitigation for commercial spaces slated for
redevelopment where no prior mitigation has been assessed.
Based on Council direction and the guidance of legal and planning consultants, staff proposes the following
policy changes:
1. Continue to explore requiring affordable housing mitigation for existing spaces that have not
previously mitigated when the building is redeveloped.
2. Establish an increase in mitigation requirements, particularly for prime retail locations. One
potential option is to increase in current commercial and lodging mitigation requirements that can
be reduced to today’s mitigation rate of 60% in exchange for valued public goods such as public
amenity space, second-tier commercial space and similar assets.
DIMENSIONAL STANDARDS:
Given the relationship between Council’s use mix, parking and view plane policy priorities, discussion of
the dimensional standards in the Zoning section of the Land Use Code was held until later in the process.
The intent of this phasing of the discussion was to allow those other elements of the coordination process to
help determine the changes needed to the zoning dimensional standards to right-size commercial
development. Council has directed staff to revise the dimensional standards to achieve the policy direction
provided for all of the topic areas in the coordination process. Council highlighted floor area ratio, building
height and use-specific floor area allocations as important changes to be made. A history of dimensional
requirements from 2000 to today is attached in Exhibit D.
The policies underpinning the Commercial Design Guidelines are directly related to Council’s policy goals
for use mix, residential uses and dimensional standards. In general, the Guidelines limit commercial and
mixed-use development to two stories throughout Aspen, while the updated dimensional standards provide
floor area ratios to match lower building heights. The Commercial Design Guidelines also provide design
guidance to illustrate the relationship between the location and extent of public amenity space, the provision
of “second tier” commercial spaces and achieving appropriate variation in building form. The revised
Guidelines will ensure that development is contextually appropriate within the various character areas of
Aspen and that new development meets the AACP policies enumerated above. In order to ensure that
commercial development meets the standards outlined in the AACP and Guidelines, staff proposes the
following dimensional changes:
1. Reduce building heights. Building height maximums are proposed to be reduced to 28 feet on both
sides of the street in all zones but the Service/Commercial/Industrial, where the maximum would
remain 35 feet.
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2. Reduce maximum floor area ratios (FAR). Staff proposes maximum FAR be reduced to match the
adjusted building height maximums, provide for development on a scale appropriate with the
Guidelines and allow for the development of second tier commercial spaces.
3. Update internal floor area ratios to reflect desired uses. All FAR allowances for individual use
types – residential, lodging, commercial, etc. – are proposed to be updated to reflect the use mix
discussions. For instance, if a use is removed from a zone district, the floor area allowances for that
use would also be removed.
The reduced height and floor area ratio maximums reflect Council direction and public input, as well as
return many zones to standards similar to those in place before the Infill Standards were adopted.
NEXT STEPS: The AACP-LUC coordination process is entering its third phase, the legislative
process, which includes policy resolution and the development of code amendments for all of the topic
areas included in the moratorium. A draft timeline through the end of the year is included in Table 1
below.
TABLE 1: AACP-LUC COORDINATION SCHEDULE
DATE MEETING TOPIC
11/2 HPC special meeting Commercial Design Character Areas
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
Exhibit D: Dimensional Standards 2000 to Today
Exhibit E: Draft Parking Policy Memo
Exhibit F: View Plane Maps and Photographs
P64
VII.A.
Caption
Commercial Core Historic District
P65
VII.A.
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.
P66
VII.A.
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 3P67
VII.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 P68
VII.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 5P69
VII.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 P70
VII.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 7P71
VII.A.
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 P72
VII.A.
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 9P73
VII.A.
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 P74
VII.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 11P75
VII.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 P76
VII.A.
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 13P77
VII.A.
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 P78
VII.A.
Commercial CorePage 15P79
VII.A.
caption
Main Street Historic District
P80
VII.A.
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.
P81
VII.A.
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 3P82
VII.A.
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 P83
VII.A.
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 5P84
VII.A.
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 P85
VII.A.
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 7P86
VII.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 P87
VII.A.
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 9P88
VII.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 P89
VII.A.
Main Street Historic DistrictPage 11P90
VII.A.
Caption
Commercial Area
P91
VII.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.
P92
VII.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 3P93
VII.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 P94
VII.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 5P95
VII.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 P96
VII.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 7P97
VII.A.
Commercial Design Standards and Guidelines Page 8 P98
VII.A.
caption
Mountain Base
P99
VII.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 P100
VII.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 3P101
VII.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 P102
VII.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 5P103
VII.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 P104
VII.A.
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 7P105
VII.A.
caption
Neighborhod Mixed Use
P106
VII.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.
P107
VII.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 3P108
VII.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 P109
VII.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 5P110
VII.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 P111
VII.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 7P112
VII.A.
caption
River Approach
P113
VII.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.
P114
VII.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 3P115
VII.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 P116
VII.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 5P117
VII.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 P118
VII.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 7P119
VII.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 P120
VII.A.
River ApproachPage 9P121
VII.A.
caption
Small Lodges
P122
VII.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.
P123
VII.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 3P124
VII.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 P125
VII.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 5P126
VII.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 P127
VII.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 7P128
VII.A.
Commercial, Lodging and Historic District Design Objectives and Guidelines
CITY OF ASPEN, COLORADO
Final DraftJune, 2007
P129
VII.A.
Prepared by:Winter and Company1265 Yellow Pine AvenueBoulder, CO 80304Phone: (303) 440-8445Fax: (303) 443-0725www.winterandcompany.net
P130
VII.A.
Table of Contents
Introduction
Document Organization 1
Introduction 2
Design Objectives 7
Format of Guidelines 10
Application of Guidelines 11
Design Objectives and Guidelines for Character Areas
Commercial Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 13
Existing Character 13
Design Objectives 14
Street & Alley System P 15
Parking P 16
Public Amenity Space P 17
Building Placement P 22
Building Height, Mass & Scale P 23
Building Design & Articulation P 27
Architectural Materials P 35
Paving & Landscaping P 36
Central Mixed Use Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 37
Existing Character 37
Design Objectives 38
Street & Alley System P 39
Parking P 40
Public Amenity Space P 41
Building Placement P 43
Building Height, Mass & Scale P 44
Building Design & Articulation P 46
Architectural Materials P 49
Paving & Landscaping P 49
P131
VII.A.
River Approach Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 51
Existing Character 51
Design Objectives 53
Street & Alley System P 54
Parking P 55
Topography P 56
Public Amenity Space P 57
Building Placement P 58
Building Height, Mass & Scale P 60
Building Design & Articulation P 61
Architectural Materials P 63
Paving & Landscaping P 64
Mountain Base Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 65
Existing Character 65
Design Objectives 67
Street & Alley System P 68
Parking P 69
Topography P 70
Public Amenity Space P 72
Building Placement P 74
Building Height, Mass & Scale P 75
Building Design & Articulation P 76
Architectural Materials P 79
Paving & Landscaping P 80
P132
VII.A.
Small Lodges Character Area -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 81
Existing Character 81
Design Objectives 82
Street & Alley System P 83
Parking P 84
Public Amenity Space P 84
Building Placement P 85
Building Height, Mass & Scale P 86
Building Design & Articulation P 88
Architectural Materials P 89
Paving & Landscaping P 90
Commercial Core Historic District -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 91
Existing Character 91
Design Objectives 94
Street & Alley System P 95
Parking P 97
Public Amenity Space P 98
Building Placement P 104
Building Form P 107
Building Height, Mass & Scale P 108
Building Design & Articulation P 112
Architectural Materials P 123
Paving & Landscaping P 125
P133
VII.A.
Main Street Historic District -
Design Objectives and Guidelines
Conceptual
Review
Criteria
Final Review
Criteria Page
Location 127
Existing Character 127
Design Objectives 129
Street & Alley System P 130
Parking P 131
Building Placement P 132
Building Form P 134
Building Height, Mass & Scale P 135
Building Design & Articulation P 136
Architectural Materials P 138
Paving & Landscaping P 139
Appendix
Character Area Map A-1
Zone District Map A-2
Zone District/Character Area Overlay Map A-3
Glossary B-1
Interpretation of Terms C-1
P134
VII.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 1
City of Aspen
Introduction
Introduction 2
Section 1 - Design Objectives
and Guidelines for Character
Areas
Commercial Character Area 13
Central Mixed Use Character Area 37
River Approach Character Area 51
Mountain Base Character Area 65
Small Lodges Character Area 81
Commercial Core Historic District 91
Main Street Historic District 127
Commercial, Lodging and Historic District
Section 2 - Historic
Preservation Design Guidelines
(An existing document to
be revised and incorporated
subsequently.)
Introduction to the Preservation Section
Streetscape & Lot Features
Rehabilitation of Historic Structures
Guidelines for New Construction
Painting & Maintenance
Document Organization
Organization of the Document
This document contains urban design guidelines
for the commercial and lodging areas of Aspen, as
well as guidelines for historic preservation. The
information is presented in a series of sections and
subordinate chapters that address the different
design contexts to be encountered:
Introduction
The introduction presents an overview of the
design traditions of Aspen, the varying contexts
of the commercial areas and the organization of
the document. This section will be used for any
proposed improvement within a commercial or
lodge zone district.
Section 1: Design Objectives and Guidelines
Specifi c urban design guidelines are presented
for each of the Character Areas. The guidelines
for the Commercial Core and Main Street Historic
Districts follow and also form an introduction
to Section 2, Historic Preservation Design
Guidelines. This section will be used for any
proposed improvement within a commercial,
lodge or historic district.
Section 2: Preservation Guidelines
This section presents guidelines for treatment
of historic properties throughout the city. These
may occur as "contributing" buildings within a
historic district, or as an individually designated
landmark.
P135
VII.A.
Introduction
page 2 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
The core of Aspen reflects more than a century
of building that is a response to environmental
conditions, economic opportunities and cultural
aspirations of its residents. It is a place highly
valued by residents and visitors, and it is
important that the city maintains its character and
sense of history while continuing to evolve.
The City of Aspen, from its establishment as a
community in the 1880s, has combined origins
in silver mining with the role of world class ski
resort. Simultaneously, Aspen has built upon its
spectacular natural setting through creativity and
excellence in architectural and artistic tradition.
The city has played and sustained a unique role
in nurturing design quality as well as innovation
throughout the 20th century.
The downtown of the city emerged early in the
history of the community as a center of commerce,
but early precedents for commercial uses were
also seen along Main Street, at the base of Aspen
Mountain and in scattered sites elsewhere. This
is still evident in the Aspen of today.
Introduction
Many basic elements of the urban form were
established when development began with the
creation of the early mining settlement. A grid
of streets formed the heart of town, while the
curving base of the mountains and the meander
of the Roaring Fork River created more natural
edges. Many early buildings reflected traditional
commercial types of the Victorian era, while
others used residential forms of the time.
Though the traditional Victorian era commercial
block, built to the sidewalk edge with first floor
display windows, is the most familiar, commercial
development has also appeared in a variety
of forms. Early lodging precedents included
boarding houses and hotels. Later, early resort era
buildings introduced chalet themes and modernist
expressions. Still other design ideas were brought
forward by a series of improvements in the
latter part of the Twentieth Century. This tone of
diversity and creativity reflects the influence of
the Aspen Design Conference and other programs
of the Aspen Institute.
P136
VII.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 3
City of Aspen
More recent contributions combine with earlier
precedents to create the Aspen of today. It is a
tapestry of old and new, held together by a sense
of continuity in the basic framework features of
the downtown. These include similarities of scale,
orientation to the street, detailing and materials.
The result is a sense of place that citizens hold in
high regard. This is reflected in policies set forth
in the Aspen Area Community Plan, which notes an
intent to preserve the historic resources of the city
while also promoting creativity and excellence in
new design.
More recently, larger building complexes have
appeared. These new projects reflect a combination
of market forces, city regulations and incentive
programs.
The city has sought to strengthen the appeal of
the street for pedestrians, by promoting buildings
and landscapes that are inviting and convey a
sense of human scale. Animating the street with
year-round activity associated with commercial
frontage and gathering places is an underlying
premise.
In addition, providing a sense of visual continuity,
such that adjoining blocks have a relatedness, is
an objective. Another is to emphasize views from
key public places to scenic amenities and historic
landmarks. In essence, the city seeks to protect
its heritage, relate to the natural features of the
setting and inspire excellence in redevelopment.
This means respecting context, without literally
copying earlier design styles. In order to promote
compatibility of property improvements within
the established setting, the city has adopted
certain development standards and offers a
design review process to consider alternative
methods of achieving appropriateness.
A three-dimensional model has been created as a design review tool.
P137
VII.A.
Introduction
page 4 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
Variations in Design Context
This document sets forth design review criteria,
standards and guidelines that are to be used in
making determinations of appropriateness. They
are organized to address the different design
contexts that exist in the city. These distinct
settings are defined as "Character Areas," within
which variations exist among the physical features
that define the area. Other places are historic
districts. All told, these Character Areas and
historic districts include a range of commercial
& lodging zone districts. These are:
• Commercial (C1),
• Mixed Use (MU),
• Commercial Lodge (CL),
• Neighborhood Commercial (NC),
• Service/Commercial/Industrial (SCI),
• Lodge (L),
• Lodge Overlay (LO)
• Lodge Preservation Overlay (LP)
• Commercial Core Historic District (CC)
• Main Street Historic District. (MU)
Some of the Character Areas are coterminous
with zone district boundaries, but in other cases,
they depart from those lines, in order to reflect
differences in built form and character. These
differences are noted in descriptions of each of
"Protect all buildings and sites of historic
significance."
Aspen Area Community Plan
the Character Areas. The design objectives and
guidelines in this document are considered within
these varying contexts and are crafted for each
area. The Character Areas include the following
zone districts:
Commercial Character Area (C-1, CL, L, NC)
Central Mixed Use Character Area (MU)
River Approach Character Area (SCI, NC)
Mountain Base Character Area (L, LP)
Small Lodge Character Area (LO, LP)
Commercial Core Historic District (CC)
Main Street Historic District (MU)
Relation to Land Use Code
In addition to the design objectives, standards
and guidelines presented here, any improvement
within the commercial areas must also comply
with the zoning standards set forth in Title 26 of
the Land Use Code.
Historic Preservation Guidelines
Historic Preservation Guidelines also exist for
portions of the areas addressed in this document.
Those criteria apply IN ADDITION to the standards
and guidelines set forth here. If a conflict is
identified, the Historic Preservation Commission
shall determine which takes precedence.
P138
VII.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 5
City of Aspen
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P139
VII.A.
Introduction
page 6 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
P140
VII.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 7
City of Aspen
The design standards and guidelines presented
in this document draw upon an understanding
of the established features of each character area,
and also upon a series of basic design objectives.
These focus on respecting context, promoting
best practices in urban design and stimulating
creativity in design. The primary goal is to ensure
that, as the city continues to develop, it occurs
in a manner which sustains the highly regarded
form, walkability, human scale, visual vitality and
character of these areas.
All projects should help to achieve the following
design objectives:
Objective 1:
Promote an interconnected circulation
system that invites pedestrian use. This
includes:
A Continuous Street and Alley System
A network of streets, alleys and courts provides
the framework for both circulation and
architecture within the city, and is essentially
the “infrastructure” of the form, function, and
identity of Aspen. Within a community noted for
its density, walkability and intimate vitality and
character, it is essential that this role be retained
and, wherever possible, enhanced.
A Respect for Natural Topography
The varied topography of the city core influences
the character of development and the manner
in which it is perceived. Sloping sites at the
base of Aspen Mountain affect the visibility
and perception of the scale of development on
those sites. On the other hand, lots in the River
Approach character area are situated at a lower
elevation than adjacent residential areas. In both
cases, designs should respond to the natural
topography.
Design Objectives
"Decisions regarding scale, massing
form, materials, texture and color must
be first measured by context. Contextual
appropriateness transcends style alone."
Aspen Area Community Plan
P141
VII.A.
Introduction
page 8 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
"We wish to encourage creativity and
results in design solutions that are fresh
and innovative, yet are net additions to the
built environment by being contextually
appropriate and harmonious without being
copies of that which already exists."
Aspen Area Community Plan "Retain and encourage an eclectic mix of
design styles to maintain and enhance the
special character of our community."
Aspen Area Community Plan
"Create a more vibrant town with
appropriate mixed uses and a variety of
building sizes. Allow historic patterns to
inform new development."
Aspen Area Community Plan
Objective 2:
Promote a system of public places
that support outdoor activities. This
includes:
Public Amenity Spaces
Providing attractive Public Amenity Space is
a firm policy for the city. These places should
accommodate public gatherings and enhance
street vitality. They should provide stimulating
accents within the urban street scene. They
can provide additional public circulation links,
access to further commercial space and frontage,
and enhanced opportunities for outdoor dining
space.
Objective 3:
Assure that buildings fit together
to create a vibrant street edge that
reinforces a sense of appropriate scale.
This includes:
Context Sensitive Building Placement
The location of a building on the site is important
to the character of the street and area. Building
placement should be in keeping with the design
objectives for the street, as set forth in the character
area sections.
Compatible Building Height, Mass and Scale
Overall building height is a key issue, although
variation in height is just as important. The
perceived three-dimensional mass of a building,
with respect to its context, as well as to how it
conveys a sense of human scale is also a central
issue. Variety in building heights should occur
along a street.
Varied Building Design and Articulation
Characteristic scale depends upon variations in
design and articulation of facades that convey
the traditional city lot width of 30 feet where
appropriate. Development should continue to
reflect these traditional lot dimensions. Where
buildings include several lots, there is a need
to articulate the building facade to reflect this
apparent scale.
Compatible Landscape & Paving
Landscaping and paving are essential elements.
They help to integrate new development within
a well established setting and enhance the
character of the site. Design of landscaping and
paving should receive strong consideration in all
development proposals.
Unobtrusive Off-street Parking
Off-street parking should remain subordinate
to the urban scene. It should be treated as a
supporting use, rather than a primary one, and
visual impacts should be minimized.
P142
VII.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 9
City of Aspen
An Inviting Street Level Character
At the street level, a building should contribute
to a walking environment that is attractive to the
public. This may include first floor and storefront
window design, landscaping, public art and
architectural detailing.
Quality Roofscape Design
Much of the core area is visible from the slopes
of the mountains framing the city, and the
perceived scale of a building and character of the
city is affected by the design of the roof. Rooftop
scale, form and design, therefore, are major
considerations and a roofscape design should
help convey a traditional scale and character of
the area.
Compatible Architectural Materials
Traditionally, brick and wood were used for most
buildings in commercial areas. These help to
convey a sense of scale that is in keeping with the
character of the area. While use of these traditional
materials should be promoted, other alternative
materials may be used when they convey qualities
similar to those of traditional ones. What is
important is that any material should be durable,
compatible with traditional materials and convey
a sense of scale.
Applying the Design Objectives &
Guidelines
The design objectives and guidelines are criteria
that shall be used in determining appropriateness
of any improvements proposed in the designated
areas. They shall provide the basis for design
review by city staff, the Historic Preservation
Commission, Planning and Zoning Commission
and City Council.
The design objectives and guidelines are used by
various city commissions, the City Council and
staff in review procedures outlined in the city's
development code. In some cases, the Planning
and Zoning Commission serves as the lead body
that uses the guidelines. In other cases, the Historic
Preservation Commission is the lead. Applicants
should confer with Planning Department staff to
determine the review track that will be used for
a particular project.
P143
VII.A.
Introduction
page 10 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
A typical design guideline is arranged in three
parts:
1. Each section within a chapter contains a brief
introduction to the principal characteristics and
design intent of the area.
2. Every development criterion is introduced
by a statement of design objective or intent,
setting out the background to the objectives and
guidelines.
3. One or more guidelines addressing development
form specify particular requirements for that
issue within the area. These may be further
supplemented with examples or additional detail,
presented as a series of "bullets" following each
guideline statement.
Format of Guidelines
"We must continue to build on what we
have by authentically preserving historic
structures and creating thoughtful new
buildings that encourage and shape that
feeling of historical continuity."
Aspen Area Community Plan
P144
VII.A.
Introduction
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 11
City of Aspen
Application of Guidelines
In each of the chapters, the guidelines are
organized to correspond to the two stages of
design review: First, those that are to be used
at the Conceptual Review Stage are presented.
These are then followed with the Final Review
Stage guidelines.
In general, this distinction between conceptual
and final phase guidelines shall be used in the
review process. However, the reviewing body
has the discretion to consider some guidelines
from the other phase during the review process if
deemed necessary. Therefore, if the review body
feels issues typically addressed in the final review
stage are pertinent to the conceptual review
process, and vice versa, they have the discretion to
request additional information prior to approval.
For example, the form, location and area of Public
Amenity Space will be considered and approved
at the Conceptual Review Stage. The success of
such space will also be dependent upon more
detailed design matters, such as the design and
materials of both the building and the design
of the space. Although these will normally be
approved at the Final Review Stage, they are likely
to be a matter for consideration and discussion at
the Conceptual review stage.
All projects within the designated areas shall
comply with the guidelines. The City shall
determine when a proposal is in compliance with
them.
Although these standards and guidelines
are relatively comprehensive, there may be
circumstances where alternative ways of meeting
the intent of the policy objectives might be
identified. In such a case, the city must determine
that the intent of the guideline is still met, albeit
through an alternative means.
Design Stages
For many projects, design review will be
conducted in two steps, first at a "conceptual"
stage, and then later at a "final" stage. The
conceptual stage typically addresses the basic
siting factors of a project, as well as the general
massing of a building. The final stage includes
consideration of refinements to the articulation
of a building, treatment of windows and doors
and materials.
P145
VII.A.
Introduction
page 12 Commercial, Lodging and Historic District
Design Objectives and Guidelines
City of Aspen
P146
VII.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 13
Commercial Character Area
Encompassing portions of the Commercial, Commercial Lodge, Lodge and
Neighborhood Commercial Zone DistrictsDesign Objectives and Guidelines
Location
This area forms the immediate fringe of much
of the Commercial Core Historic District. To the
east of the Core, the Commercial area is roughly
bounded by Spring Street, Cooper Avenue and
Original Street, to the south, by Dean Street, and
to the west by Aspen Street and Hyman Avenue.
(See the Character Area Map in the appendix.)
Existing Character
This area is immediately adjacent to the
Commercial Core to the south, east and south-
east. To the south, towards the mountain base,
it is directly influenced by lodge development
where the street block is frequently defined by
a single building. On several blocks this forms
a hard and unrelieved street edge, with little or
no variation in height. It is in direct contrast to
the smaller, predominant building scale within
adjacent areas.
Street Pattern
The street pattern is essential 'infrastructure'
for the character of the district. The north/
south orientation of the streets accentuates
the relationship of the City with its dramatic
landscape setting.
The circulation pattern provided by the network
of streets, alleys and courts should be retained
to ensure maximum public access. Wherever
possible pedestrian access to alleys should be
enhanced.
The Commercial Area wraps around the core of Downtown Aspen.
Durant A
v
e
n
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e Spring StreetP147
VII.A.
Commercial Character Area City of Aspen
page 14 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Character
Building height varies from one story towards
the north to four stories in the more intensely
developed blocks to the south. Buildings define
the street edge to the south, whereas they are
increasingly set back and framed by open space,
as building height and scale reduces to the
north.
Building materials, although varied, are still
urban in character with a predominance of
brickwork and other masonry. Storefront design
and display is much less a characteristic than in
the Commercial Core area, and this diminishes
the pedestrian experience in some places.
Outdoor Spaces
Moving north from the mountain base, the smaller
scale of buildings, combined with increasing areas
of open space, either adjacent to the buildings
or opening off the street frontage, allows more
sunlight to penetrate while creating a varied and
fragmented street edge. The greater architectural
diversity here lacks the coherence provided by a
more consistent block face.
The street wall within this area is less defined than
in the Commercial Core, and building façades are
sometimes set back or include front yard space,
which weakens the street edge.
Design Objectives
These are key design objectives for the Commercial
Area. The City must find that any new work will
help to meet them:
1. Strengthen the sense of relatedness with the
Commercial Core Historic District.
Strengthening the definition of the street edge in a
manner similar to the Commercial Core is desired.
At the same time, the Commercial Area is a place
where more variety in design is encouraged.
Imitating historic styles is not an objective, but
re-establishing a sense of a stronger fundamental
framework will enhance the urban qualities of this
area and is a priority.
2. Maintain a retail orientation.
Greater retail presence at the street edge should
be achieved to ensure an enhanced street vitality
and an enriched and more urban definition of the
commercial street frontage.
3. Promote creative, contemporary design.
Designs should seek creative new solutions that
convey the community’s continuing interest in
exploring innovations. At the same time, the
fundamental principles of traditional design must
be respected. This means that each project should
strike a balance in the design variables that are
presented in the following pages.
4. Encourage a well-defined street wall.
The intent is to more clearly establish a strongly
defined street wall, but with some greater variety
than in the Commercial Core Historic District
since the historic building edge is not as defined.
A stronger street façade definition should be
achieved while at the same time recognizing the
value of public dining and landscaped space.
5. Reflect the variety in building heights seen
traditionally.
It is important that a range and variation in
building height and scale in the Commercial Area
be recognized in future development. Larger
buildings should be varied in height and reflect
original lot widths.
6. Accommodate outdoor public spaces while
establishing a clear definition to the street
edge.
Providing space in association with individual
buildings remains important, but should be
balanced with much greater building street
presence and corner definition.
7. Promote variety in the street level
experience.
Display cases, architectural details and
landscaping are among the design elements that
should be used.
P148
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 15
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
The network of streets, alleys and existing pedestrian passageways
enhances access in the Commercial Area.
Street & Alley System
The street pattern is essential 'infrastructure'
to the character of the Commercial Area. The
network of streets, alleys and courts are key and
should be retained for maximum public access.
These should not be enclosed by gating and
should not be spanned by development above to
maintain view corridors and permit sun and light
penetration along public ways. Wherever possible
pedestrian access to alleys should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
attraction, permeability, intricacy and interest
of the area and is encouraged. Improved access
creates opportunities for additional commercial
space, which is to be encouraged.
Street Grid
The original arrangement of parcels signifi cantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with
these lot lines. This development pattern should
be maintained.
1.1 Orient a primary entrance toward the
street.
• A building should have a clearly defi ned
primary entrance.
• Providing secondary public entrances to
commercial spaces is also encouraged on
larger buildings.
1.2 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or
closed to public access, and should remain
open to the sky.
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
The network of streets, alleys and existing pedestrian passageways
should be retained for maximum public access.
P149
VII.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.
P150
VII.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.
P151
VII.A.
Commercial Character Area City of Aspen
page 18 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Public Amenity Space Types
Providing public amenity space is a requirement
in the Commercial Area. Here particular types
of public amenity space would be in character,
ensuring that they are well defi ned and an accent
within the street block. These include:
• Street facing amenity space
• Mid-block walkway amenity space
• Alley side amenity space
• Second level amenity space
• Front yard amenity space
Guidelines for the location and design of each of
these types follows.
Street Facing Amenity Space
A street facing amenity space, usually
located toward the middle of a block, may be
considered.
1.7 A street facing amenity space shall meet
all of the following requirements:
• Abut the public sidewalk
• Be level with the sidewalk
• Be open to the sky
• Be directly accessible to the public
• Be paved or otherwise landscaped
1.8 A street-facing public amenity space shall
remain subordinate to the line of building
fronts in the Commercial Area.
• Any public amenity space positioned at the
street edge shall respect the character of the
streetscape and ensure that street corners are
well defi ned, with buildings placed at the
sidewalk edge.
• Sunken spaces, which are associated with
some past developments, adversely affect
the street character. Where feasible, these
should be replaced with sidewalk level
improvements.
1.9 Street facing amenity space shall contain
features to promote and enhance its use. These
may include one or more of the following:
• Street furniture
• Public art
• Historical/interpretive marker
Amenity space is required in the Commercial Area.
A street facing amenity space shall abut the public sidewalk.
Street facing amenity space should be located to take advantage
of solar exposure.
P152
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 19
The detailed design of Public Amenity Space
with regard to guideline 1.9 will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
Mid-Block Walkway Amenity Space
The Commercial Area should be highly regarded
for its pedestrian character and ‘walkability’.
The opportunities created by the extension and
enhancement of the public circulation network
are encouraged. Typically only one such space
would occur along a single block face.
New buildings on sites occupying more than
one traditional lot width may provide a mid-
block walkway or through court within a single
development or between two developments.
This may also extend only part-way through the
parcel if located away from the site boundary.
This type of space shall be an extension of and a
complement to the street and public circulation
network within the center of the city.
This form of Public Amenity Space should be
a consideration on larger development sites
within the city. It links the potential of additional
commercial frontage and access, with human
scale space and circulation, enriching the
public experience. Situated along the edge of a
development site, it should extend to link with the
rear alley. Adjacent to a residential type historic
building it can provide a respectful break and a
space between the two.
1.10 Mid-block walkways shall remain
subordinate in scale to traditional lot widths.
• Mid-block public walkways shall be between
8 ft. and 10 ft. in width.
1.11 A mid-block walkway should provide
public access to the following:
• Additional commercial space and frontage
within the walkway
• Uses located at the rear of the property that
are commercial in nature.
A passageway through a property, or one that leads to a plaza, may be
considered for Public Amenity Space. It should remain subordinate
to the overall wall plane of the block, and lead to activities within
the property or along an alley.
P153
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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.
P154
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 21
Second Level Amenity Space
An outdoor patio space on a second floor, which
is directly accessible to the general public,
will be considered as a form of public amenity
space when it is compatible with the context
and is clearly inviting for public use. This will
be most successful in association with outdoor
dining space. In this respect it may be favorably
considered within sites affected by mountain
view planes.
1.13 A second floor amenity space should meet
all of the following criteria:
• Ensure consistent public access
• Be dedicated for public use
• Provide a public overlook and/or an
interpretive marker
• Be identified by a marker at street level
1.14 Second level space should be oriented
to maximize solar access and views to the
mountains or other landmarks.
1.15 Second level space should provide public
access by way of a visible and attractive public
stair or elevator from a public street, alley, or
street level amenity space.
1.16 Second level dining may be considered.
• If the use changes, the space must remain
accessible to the public so long as it is to
be considered meeting the Public Amenity
Space requirement.
Front Yard Amenity Space
Three historic one-story residential type buildings
exist in the Commercial Area. These are often
defined by a landscaped front yard and side yard
setback. To maintain and enhance this tradition
in certain areas, a landscaped front yard amenity
space may be considered.
1.17 Front and side yard amenity space should
be provided in the context of a historic one story
residential type building.
Second floor amenity space should be oriented to maximize solar
access and views to the mountains.
Second level space shall be accessible from a public space such as
a sidewalk or street facing amenity space.
Front yard amenity space should be provided in the context of a
historic one-story residential type building.
P155
VII.A.
Commercial Character Area City of Aspen
page 22 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Placement
Street Façades & Corners
Street corners are important elements in the
definition of the street block and in the framing of
many of the views which characterize the center
of the city. Here the buildings should strengthen
and define the building wall at the street edge.
Façades should be oriented parallel to the street,
with variation in front wall setbacks kept to a
minimum. Breaks in the street wall should occur
as an accent within the street block, not the
predominant pattern.
Setbacks
The Commercial Area has a strong and relatively
consistent street façade line to the south and a
much varied line as building scale reduces to the
north. Corner buildings anchor the street block to
varying degrees throughout the area.
Setbacks within the Commercial Area should
reinforce the objective of enhancing the urban
character and a stronger urban edge of the street
façade and street corner. Local areas of open
space further the objective of the street vitality
created by well defined dining space. These
should however remain as an accent within the
street façade.
Side setbacks are associated with the more
traditional small scale development within the
area. They also provide the opportunity to enhance
public passageways or through courts to the rear
alley, with the advantages of improved public
permeability, access and additional commercial
frontage. See also Street & Circulation Pattern
and Public Amenity Space design guidelines. Rear
setbacks create the opportunity to achieve more
creative and attractive commercial and public
space to the rear of the site and alley.
Maintain the alignment of facades at the sidewalk's edge.
P156
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 23
Orient a building facade parallel to the facing street.
1.18 Maintain the alignment of facades at the
sidewalk’s edge.
• Place as much of the facade of the building
at the property line as possible.
• A minimum of 60% of the front façade
shall be at the property line.
• Locating an entire building front
behind the established storefront line is
inappropriate.
1.19 A building may be set back from its side
lot lines in accordance with design guidelines
identified in Street & Alley System and Public
Amenity Space guidelines.
Building Orientation
Development within the Commercial Area is
traditionally oriented with the street grid. This
relationship should be maintained.
1.20 Building façades shall be parallel to the
facing street(s) and primary entrances shall be
oriented toward the street.
1.21 Orient a new building to be parallel to its
lot lines, similar to that of traditional building
orientations.
• The front of a primary structure shall be
oriented to the street.
Building Height, Mass & Scale
The character of the Commercial Area derives
in part from the range and variety of building
heights. These generally vary from one to three
and four stories towards the mountain base.
To the north, the building height frequently
varies and traditional lot width becomes again
evident in the modulation of the block face. This
helps to express and maintain the human scale
and architectural character of the area. New
development should continue this variation while
also enhancing the definition of the street facade.
A new building should also be sensitive to the
setting of an adjacent historic building and the
edge of a historic district.
P157
VII.A.
Commercial Character Area City of Aspen
page 24 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Height Variation
Variation in height should occur where the site is
larger than two traditional lot widths, in order to
reduce overall scale of the building. A variation
in façade height, often in conjunction with setting
back an upper floor, may be required.
1.22 Building façade height shall be varied
from the façade height of adjacent buildings of
the same number of stories by a minimum of 2
feet.
• If an existing structure is three stories and
38 ft. tall for example, then adjacent new
infill may be three stories, but must vary in
façade height by a minimum of 2 ft.
1.23 A new building or addition should reflect
the range and variation in building height of the
Commercial Area.
• Refer to the zone district regulations to
determine the maximum height on the
subject property.
• A minimum 9 ft. floor to ceiling height is to be
maintained on second stories and higher.
• Additional height, as permitted in the zone
district, may be added for one or more of the
following reasons:
- In order to achieve at least a two-foot variation
in height with an adjacent building.
- The primary function of the building is
civic. (i.e. the building is a Museum, Civic
Building, Performance Hall, Fire station,
etc.)
- Some portion of the property is affected by
a height restriction due to its proximity to a
historic resource, or location within a View
Plane, therefore relief in another area may
be appropriate.
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable (to be verified by
the Building Department) contribution to
the building’s overall energy efficiency,
for instance by providing improved day-
lighting.
A method of achieving height variation within a single building is
to step the building along the primary façade.
Height varied between two and three stories, with the three story
portion at the front of the lot.
Height varied between two and three stories, with the three story
portion at the rear of the lot.
P158
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 25
Height varied between one and two stories, in the center of a
three-lot building.
Height varied between two and three stories.
1.24 Height variation should be achieved using
one or more of the following:
• Vary the building height in accordance with
traditional lot width.
• Set back the upper floor to vary the building
façade profile(s) and the roof forms across
the width and the depth of the building.
• Vary the façade (or parapet) heights at the
front.
• Step down the rear of the building towards
the alley, in conjunction with other design
standards and guidelines.
Height Variation for Larger Sites
Buildings within the commercial center and
historic core of Aspen represent the traditional lot
widths of the city (30 ft.), either in building width
or the horizontal and vertical design articulation of
the street façade. This pattern should be expressed
in the Commercial Area. New development
occupying a site of more than one traditional
lot width should be designed to integrate with
the scale created by narrower existing buildings.
The architectural rhythm of earlier street façades
should also be reflected in new development to
retain and enhance the human scale and character
of the center of the city.
1.25 On sites comprising more than two
traditional lot widths, the façade height shall
be varied to reflect traditional lot width.
• The façade height shall be varied to reflect
traditional lot width.
• Height should be varied every 60 ft.
minimum and preferably every 30 ft. of
linear frontage in keeping with traditional
lot widths and development patterns.
• No more than two consecutive 30 ft. façade
modules may be three stories tall, within an
individual building.
• A rear portion of a third module may rise
to three stories, if the front is set back a
minimum of 40 feet from the street façade.
(e.g. at a minimum, the front 40 feet may be
no more than two stories in height.)
Buildings on sites larger than two traditional lot widths should be
designed to reflect the traditional scale of development.
30'
40'
P159
VII.A.
Commercial Character Area City of Aspen
page 26 Commercial, Lodging and Historic District
Design Objectives and Guidelines
1.26 Buildings on sites comprising more
than two traditional lot widths shall achieve a
minimum of two of the following:
• Variation in height of building modules
across the site
• Variation in massing achieved through
upper floor setbacks, the roofscape form
and variation in upper floor heights
• Variation in building façade heights or
cornice line
Height Adjacent to Historic Structures
Designing a building within the immediate
setting of a historic building demands a sensitivity
in design analysis and approach which is exacting
and which will vary with each situation.
The intent is that a new building or addition to an
existing building should be designed to respect
the height and scale of historic buildings within
the Commercial Area.
1.27 A new building should step down in scale
to respect the height, form and scale of a historic
building within its immediate setting.
1.28 New development adjacent to a single
story historic building that was originally
constructed for residential use shall not exceed
28 ft. in height within 30 ft. of the side property
line adjacent to the historic structure within the
same block face.
New infill adjacent to historic miners cottages shall not exceed
28 ft. in height within 30 ft. of the property line adjacent to the
historic structure.
Historic One Story Residential
type Building
Building façade height shall be a maximum of one floor higher
within 30 ft. of an adjacent single story historic building.
Historic One Story
Commercial Type
Building
Locate amenity space adjacent to a historic residential type site or
structure where feasible.
P160
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 27
Building Design & Articulation
The character of the Commercial Area relies
upon a human scale and a variation in building
height, massing, design, architectural detail and
materials. This in turn is infl uenced primarily
by the articulation of the traditional lot width
in the city center. New buildings which occupy
more than one traditional lot width should be
articulated to refl ect these characteristics of city
form and scale.
On the other hand, excessive articulation of the
street façade in the use of multiple setbacks from
the edge of the sidewalk weakens and adversely
affects the structure of the street façade, the
coherence of the street block and the sense of
urban defi nition and enclosure and should be
avoided.
Articulation can be refl ected in the height, design
and variation in the modules and form of the
street façades. It is also refl ected in the roofscape.
In the city center this is predominantly of fl at roof
form, often with decorative street façade parapet
and cornice. Because buildings are viewed from
the mountain slopes, enhancing the roofscape is
especially important.
The vertical articulation of the street façade as a
‘base, middle and cap’ is also important in the
composition of a human scale of building and
street façade. This is often defi ned by the fi rst
fl oor storefront, elements of façade composition
and hierarchy of the fenestration pattern, as well
as the cornice or similar horizontal element. The
depth of modeling, texture and detail of the façade
is essential to the creation of the light and shadow
which defi ne and animate the scale and character
of the street façade.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
Building modules may be expressed within a single structure using
variations in setbacks, materials and height.
P161
VII.A.
Commercial Character Area City of Aspen
page 28 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Expression of Lot Widths
The street façade is composed of a sequence of
buildings defined either in width or in design
arrangement by original lot dimensions. The
building façade composition, fenestration pattern,
detail and materials will accentuate the diversity
of the street façade, and consequently the richness
of the street character.
Articulation of the traditional lot width enables
larger scaled development to integrate more
successfully. It also creates the opportunity to
enhance visual vitality and activity in various
respects within the building. A new building
should be designed to define this unit of scale.
1.29 A new building shall reflect the traditional
lot width (30 ft.) as expressed by two or more of
the following:
• Variation in height at internal lot lines
• Variation in the plane of the front façade
• Street façade composition
• Variation in architectural detailing and
materials to emphasize the building
module
1.30 The detailed design of the building façade
should reflect the traditional scale and rhythm
of the block. This should be achieved using all
of the following:
• The fenestration grouping
• The modeling of the façade
• The design framework for the first floor
storefront
• Variation in architectural detail and/or the
palette of façade materials
A building should be designed to respect the traditional lot
width.
Facade articulation should be accomplished while still maintaining
a sense of consistency in design, as this single building does, using
variations of masonry colors and fenestration patterns, all within
a cohesive framework.
A single building with multiple style imitations to break up the
facade of the building is inappropriate.
P162
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 29
Façade Articulation
Traditional architectural composition aligns
elements within adjacent street façades, and in
doing so creates a sense of cohesion and human
scale. These include pilasters, moldings, cornices,
window dressings and reveals. Contemporary
interpretations of such elements are encouraged.
Contemporary design will rely upon the use of
high quality materials, architectural modeling
and detail to create a sense of both human scale
and continuity.
While the emphasis is often placed on the
stature and design of the first floor storefront,
this visual prominence also depends upon its
relationship with the façade above. The hierarchy
of proportion in the sequence and pattern of
windows and capping cornice help to complete
the façade composition and define the height of
the building in increments which relate to human
scale. The design of a new building should include
such articulation to reflect the traditional character
of the street façade(s). This is also essential to the
visual strength, presence and animation of the
street façade, through play of light and shadow.
1.31 A building should reflect the architectural
hierarchy and articulation inherent in the
composition of the street façade. The following
should be addressed:
• The design and definition of the traditionally
tall first floor
• The vertical proportions of the upper level
fenestration pattern and ratio of solid wall
to window area.
1.32 A building should reflect the three-
dimensional characteristics of the street
façade in the strength and depth of modeling,
fenestration and architectural detail.
Creative interpretations of traditional building components are
appropriate.
Contemporary design interpretation enhances the vocabulary of
architectural options available to design a street façade.
Facade articulation provides a sense of scale and enhances visual
interest.
P163
VII.A.
Commercial Character Area City of Aspen
page 30 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Street Level Character
Aspen is widely recognized for its visually
vibrant and attractive street character. Several
characteristics combine to create this. They
include the stature and also the design character
of the traditional first floor retail frontage.
New development within the Commercial
Character Area should be designed to reflect
these characteristics. The quality of the design of
the first floor is also essential to the creation of
an attractive and successful secondary frontage
to the side or the rear of the building.
Floor Stature
The design of a new building should respect
the heights of traditional building design, in the
predominant stature of the first floor and in the
hierarchy and the proportion of upper floors as
expressed in the building façade. The street level is
generally taller than the upper floors. Storefronts
of 13 to 15 feet high are typical, whereas second
floors of 10 to 12 feet are typical.
The street level features of traditional Aspen
commercial buildings are clearly distinguishable
from the upper floors. First floors are predominantly
fixed plate glass with a small percentage of
opaque materials. Upper floors are the reverse;
opaque materials dominate, and windows appear
as smaller openings puncturing the solid walls.
Within the Commercial Character Area this
relationship should generally prevail, but can
be more widely interpreted, with greater design
flexibility than in the Commercial Core.
1.33 Any new building shall be designed to
maintain a minimum of 9 feet from floor to
ceiling on all floors.
A building should reflect the three dimensional characteristics of
the street façade in strength and depth of modeling, fenestration
and architectural detail.
A building shall reflect the architectural hierarchy of a traditionally
tall first floor and the relationship of transparency to solid wall at
the first floor and upper floors.
The alignment of storefronts at the sidewalk edge is a tradition in
the Commercial Core that should be extended to the Commercial
Area.
P164
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 31
1.34 Maintain the distinction between the street
level and upper fl oors.
• The fi rst fl oor should be the tallest fl oor to
fl oor height in the building.
• The fi rst fl oor of the primary façade should
be predominantly transparent glass.
• Upper fl oors should be perceived as being
more opaque than the street level. Upper
story windows should have a vertical
emphasis.
• Highly refl ective or darkly tinted glass is
inappropriate.
• Express the traditional distinction in fl oor
heights between street levels and upper
levels through detailing, materials and
fenestration. The presence of a belt course is
an important feature in this relationship.
1.35 A new building should be designed to
maintain the stature of traditional street level
retail frontage.
• This should be 13-15 ft. in fl oor to fl oor height
on the fi rst fl oor.
• The minimum required fi rst fl oor height
must be maintained for at least the fi rst
50 foot depth of the lot, and may only be
dropped to a lower height beyond that
point for areas that are devoted to storage,
circulation, offi ces, restaurant kitchens, alley
commercial spaces, or similar secondary
uses.
1.36 Minimize the appearance of a tall third
fl oor.
• Where a third fl oor's fl oor to ceiling height
is in excess of 12 ft., it should be set back a
minimum of 15 ft. from the street façade to
reduce the apparent height.
• Increase the parapet height to screen the
visual impact of a tall top fl oor.
• The design of a set back third fl oor shall be
simpler in form, more subdued in modeling,
detail and color than the primary façade.
Buildings should be designed to refl ect the architectural hierarchy
and articulation inherent in the composition of the street façade.
A new building should be designed to refl ect the traditional stature
of the street level retail frontage, which should be 13-15 feet in
fl oor to fl oor height. .
13' to 15'Floor to Floor9' Min.Floor to Ceiling
P165
VII.A.
Commercial Character Area City of Aspen
page 32 Commercial, Lodging and Historic District
Design Objectives and Guidelines
First Floor Character
The characteristic street level storefront, the
relationship between the retail entrance and
sidewalk, the architectural embellishment and
detail and the quality of materials combine to
create the visual vitality and interest associated
with the street level retail frontage.
1.37 The first floor façade should be designed
to concentrate interest at the street level, using
the highest quality of design, detailing and
materials.
• A strong and distinctively designed
retail framework for the first floor of the
building.
• An entryway designed to use the full height
of the storefront.
• A distinct change in the palette of materials
used for the first floor design framework.
• The depth and strength of the modeling of
elements and details.
Retail Entrance
The close relationship between the level of the
shop frontage and entrance with the public
sidewalk is critical to a successful retail character.
A new building should locate an entrance at
sidewalk level. Elevated or sunken entrances
shall be avoided.
1.38 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
1.39 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary façade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted.
A building shall be designed to maintain the character and
transparency of the traditional street level retail frontage.
P166
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 33
The first floor façade and retail frontage should be designed to
concentrate interest at the street level, using the highest quality
of design, detailing and materials.
Transparency
The transparency created by large storefront
window area and the immediate relationship
this creates between public and internal display,
interest and attraction, should be an integral part
of the design of a new building in the Commercial
Area.
1.40 Window area along the first floor shall be
a minimum of 60% of exterior street façade area
when facing principal street(s).
1.41 Where appropriate a building shall
be designed to maintain the character and
transparency of the traditional street level retail
frontage.
Storefront Design
The traditional storefront, where architectural
display was frequently used to draw attention
to retail goods display, remains an essential
feature of the attractive and vibrant commercial
center. The role and relationship of the traditional
storefront can readily be interpreted through
contemporary design. A new building shall be
designed to express these principles.
1.42 Design of the first floor storefront should
include particular attention to the following:
• The basic elements and proportions of
storefront design
• Depth and strength of modeling
• The palette of materials and finishes used
in both the structural framework and the
storefront window
• The concentration of architectural detail to
ensure a rich visual experience
• The complementary use of signage and
lettering to enhance the retail and downtown
character
• The use of lighting to accentuate visual
presence
A building shall be designed to maintain or create the character and
transparency of the traditional street level retail frontage.
P167
VII.A.
Commercial Character Area City of Aspen
page 34 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Side and Rear Façades
1.43 Retail frontage facing onto side courts
or rear alleys should follow similar design
principles to the street frontage, adjusted for
the scale of the space.
• It should be designed with a similar attention
to architectural articulation, detail and
materials.
• These should have a richness of detail that
is inviting to users.
Roofscape
A building's roofscape should be regarded as an
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape. The form seen from above
should reinforce the rhythm and scale of the street
façade.
1.44 A larger building should reflect the
traditional lot width in the form and variation
of its roof. This should be achieved through the
following:
• A set back of the top floor from the front
façade
• Reflect the traditional lot width in the roof
plane
1.45 The roofscape should be designed with
the same design attention as the secondary
elevations of the building.
• Group and screen mechanical units from
view.
• Locate mechanical equipment to the rear of
the roof area.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building façades.
• Design roof garden areas to be unobtrusive
from the street.
• Use 'green roof' design best practice, where
feasible.
Reflect the traditional lot width in the roof plane.
A building's roofscape should be regarded as an architectural
'elevation,' given its visibility from nearby buildings and mountain
slopes.
Building design along a rear façade should be designed
with the same attention to detail and materials, but
may have more freedom of design expression than the
primary façade.
P168
VII.A.
Commercial Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 35
Architectural Materials
The Commercial Area of Aspen comprises a rich
variety of building materials, some of local origin.
Predominant within this palette is the range of
generally high quality brick, often used with
natural stone accent. In contrast, wood is the
material for the construction of early residential
buildings. The combination, quality and variation
traditionally found in these materials within the
Commercial Area conveys a sense of durability
and permanence. These qualities should be
continued.
A range of façade materials should be used to
reduce the apparent scale of a larger building.
The immediate setting of a historic building
will require particular care in the choice of
materials.
High quality durable materials gradually express
the maturity of the streetscape and community.
The palette of materials adopted for all façades
of a building should reflect, complement and
enhance the evolving form and character of the
center of the city.
1.46 High quality, durable materials should be
employed.
• The palette of materials should be
specified, including samples of materials
as required.
1.47 Building materials should have these
features:
• Convey the quality and range of materials
seen traditionally
• Reduce the perceived scale of the building
and enhance visual interest of the facade
• Convey a human scale
• Have proven durability and weathering
characteristics within Aspen's climate
Materials used in the Commercial Area should be of high quality
in durability and finish, convey a human scale, and be used in
combination with a traditional masonry palette.
High quality, durable materials should be employed.
P169
VII.A.
Commercial Character Area City of Aspen
page 36 Commercial, Lodging and Historic District
Design Objectives and Guidelines
1.48 A building or additions should reflect
the quality and variation in materials seen
traditionally.
1.49 Where contemporary materials are used
they shall be:
• High quality in durability and finish
• Detailed to convey a human scale
• Compatible with a traditional masonry
palette
1.50 Materials used for third floor
accommodation set back from the street
façade(s) should be more subdued than the
primary façades.
Paving & Landscaping
Certain settings and buildings within the city are
associated with the quality of design and materials
in paving and/or landscaping. It is important that
this be recognized and retained where it exists,
is of historic relevance, or otherwise successful.
The site and setting of all development shall
be enhanced by design of both paving and
landscaping within any proposal.
Proposed enhancements within the public right
of way shall form part of a comprehensive
improvement proposal for the street or area, and
approval will be required.
1.51 Paving and landscaping should be
designed to complement and enhance the
immediate setting of the building and area.
The site and setting of all development should be enhanced by the
design of both paving and landscaping within any proposal.
Public art is a way to both identify and reinforce the sense of identity
and individuality of the city.
P170
VII.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 37
Central Mixed Use Character AreaEncompassing portions of the Mixed Use and Commercial Lodge Zone Districts.Design Objectives and Guidelines
Location
This area includes two sections of the Mixed
Use Zone District, comprising one and a half
street blocks to the south of the Main Street
Historic District on the immediate west side of
the Commercial Core, and a group of three street
blocks to the east of the Commercial Area, east of
the core. A single parcel zoned Commercial Lodge
also exists in this area. This area lies on Highway
82 and forms the eastern approach and 'gateway'
into the city center from Independence Pass
during the summer months. (See the Character
Area Map in the appendix.)
Existing Character
This area is primarily multi-family residential
buildings of two and three stories. The form
of development is varied, but has a pattern of
individual buildings on sites of two and often
three lots in width. Building height is residential
in scale and consequently lower than is found
within the Commercial Core Historic District.
Street Pattern
A street block is a combination of individual
buildings and street trees, with many corners
being defined by landscaping as often as they
are a building.
Shallow front and side yard setbacks are typical,
with the perception of each building standing
individually in a site. The sidewalks are often
detached with a planting strip at the street edge.
This streetscape is appropriate in areas that serve
as a transition from the commercial center to
residential areas.
Building Character
Buildings tend to be freestanding and framed
by yards. Buildings are articulated with varied
massing and architectural details, and therefore
convey a human scale. Front and side open spaces
are well defined and landscaped.
These characteristics create a sense of visual
cohesion within a range of architectural form and
styles. Roof forms vary between pitched and flat
roof profiles. Building materials are relatively
urban with a predominance of brick. External
woodwork is also evident.
The area is primarily of multi-family form, although
defined as Mixed Use in zone designation. Future
development pressure, from both the commercial
center and lodge directions, is likely.
The Central Mixed Use area is located to the east and west of the
Commercial Areas. Spring StreetMain Stree
t
Main Str
e
e
t
Monarch StreetP171
VII.A.
Central Mixed Use Character Area City of Aspen
page 38 Commercial, Lodging and Historic District
Design Objectives and Guidelines
commercial center to residential areas. The intent
is to reflect the traditional residential character at
the street while accommodating new uses. The
importance of the area, as the eastern 'gateway'
into the city from Independence Pass, should be
a prime consideration in the architectural and
landscape quality of any new development.
Any on-site parking should be subordinate to the
character of the street. Therefore, it should be
located in a structure with a 'wrap' of commercial
or residential uses or located at the rear of the site,
buffered from view.
In sum, these are the objectives:
1. Reflect a transition in character between the
Commercial Core and the outlying residential
neighborhoods.
This should occur as a mix of uses, as well as in
building scale and landscape design.
2. Maintain a sense of front yards with
landscaping.
In general, building setbacks should be similar, to
those seen traditionally. However, some variation
may be appropriate to create variety in scale and
interest along the street.
3. Provide a sense of human scale.
Use architectural detail and articulated building
mass to convey human scale.
4. Maintain a visually interesting street edge.
Landscape, including plant materials and
decorative paving will enhance the street edge.
5. Encourage outdoor use areas.
Patios and courtyards that are positioned to
enrich street activity are encouraged. Those that
make good use of solar access and highlight
views of scenic features and landmarks should
be encouraged.
6. Minimize visual impacts of parking.
On-site parking, if it is provided, should be
screened from street view.
Design Objectives
These are key design objectives for the Central
Mixed Use area. The City must find that any new
work will help to meet them.
The overall goal for the mixed-use area is to
encourage office and supporting commercial uses
as redevelopment occurs in a density somewhat
higher than traditional residential uses, while
retaining the residential character.
Future development should maintain both the
present range of building height and modulation
both of building form and lot pattern. The
human scale of the area should be retained, with
public access and circulation enhanced where
the opportunity arises. Further commercial use,
especially offices, should be accommodated
here within a less urban framework, retaining
characteristic setbacks, and in many cases
landscaping and the 'softer' street wall. Materials
can readily combine masonry and woodwork
within this future character direction.
The residential heritage of the streetscape should
be maintained. The sidewalks are often detached
with landscaping. This streetscape is appropriate
in areas that serve as a transition from the
This area is currently comprised of primarily multi-family
residential buildings of two or three stories.
P172
VII.A.
Central Mixed Use Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 39
Street & Alley System
The street pattern is essential 'infrastructure'
to the character of the mixed-use area. The
network of streets and alleys should be retained
for maximum public access. They should not
be enclosed by gating and they should not be
spanned by development above. Wherever
possible pedestrian access should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
attraction, permeability, intricacy and interest
of the area and is encouraged. In the mixed-use
area, there are opportunities to add walkways to
provide access to courtyards and buildings that
face them.
2.1 Development on a site of two or more
traditional lot widths may accommodate
additional public walkways and through
courts. These should:
• Respect the setting of and avoid confl ict with
an adjacent historic building
• Design the frontage of any walkway or
through court with similar attention to
articulation, detail and materials accorded
the primary street façade(s).
2.2 Public walkways and through courts shall
be designed to facilitate access to uses within
the link and/or to the rear of the site.
• Locate walkways at the sidewalk level.
• Locate retail frontage along walkways.
• Use architectural detailing to enhance the
pedestrian experience.
• Design lighting, signage and landscapes
to create a human scale and to enhance the
pedestrian experience.
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
The network of streets, alleys and ,existing pedestrian passageways
enhances access in the Central Mixed Use areas.
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
Public walkways and through courts shall be designed to facilitate
access to uses within the link and/or to the rear of the site.
P173
VII.A.
Central Mixed Use Character Area City of Aspen
page 40 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Parking
The character of Aspen is one which is most
appreciated on foot, and this is true of the mixed-
use area. The human scale, and concentration of
walkable streets is a key attraction. Therefore it
is important that the visual impact of parking
shall be minimized. Whenever possible parking
should be placed underground where the scale
and setting of the site affords this opportunity.
Where a parking structure might be considered
this should be within a 'wrap' of commercial and/
or residential accommodation. Surface parking
should be placed away from the street within the
site, and effectively buffered and subdivided with
landscaping.
2.3 Parking shall not be positioned between
the building and the street and visual impacts
shall be minimized in one or more of the
following ways:
• Parking shall be placed underground
wherever possible.
• Where surface parking must be provided,
it shall be located to the rear or the interior
of the property.
• Surface parking shall be externally buffered
with landscaping, and internally planted
and landscaped.
2.4 Structured parking access shall not have
a negative impact on the character of the street.
The access shall be:
• Located on a secondary street where
feasible
• Designed with the same attention to detail
and materials as the primary building
façade
• Integrated into the building design
Where surface parking must be provided, it shall be located to the
rear or the interior of the property.
P174
VII.A.
Central Mixed Use Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 41
Public Amenity Space
The provision of public amenity space is a
long-standing objective within the city and is a
requirement in the Central Mixed Use Character
Area. The objectives within this area include the
creation of well designed public gathering space
adjacent to the street edge and the creation of
public links between street and alley. With the
future objective of greater mixed use within this
area, additional public access and circulation
opportunities enhance the future attraction and
character of the area.
The Planning and Zoning Commission and/or
the Historic Preservation Commission will decide
whether, where and in what form Public Amenity
Space will be required.
Location of Public Amenity Space
2.5 Public Amenity Space should take the
form of:
• Public space adjacent to the street edge
• Public links through the site Public Amenity Space should be provide additional public access
and enhance the character of the area.
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Central Mixed Use Character Area City of Aspen
page 42 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Street Facing Amenity Space
2.6 A street facing amenity space located
on a corner or within the street block may be
considered.
2.7 A street facing amenity space shall meet
all of the following requirements:
• Abut the public sidewalk
• Be level with the sidewalk
• Be open to the sky
• Be directly accessible to the public
• Be paved or otherwise landscaped
2.8 Street facing amenity space shall contain
features to promote and enhance its use. These
may include one or more of the following:
• Street furniture
• Public art
• Historical/interpretive marker
The detailed design of Public Amenity Space,
with regard to guideline 2.8, will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
Mid-Block Walkway Amenity Space
2.9 New buildings on a site occupying more
than two traditional lot widths may provide
a walkway or through court within a single
development or between two developments
This may also extend only part way through the
parcel.
2.10 Mid-block walkways shall remain
subordinate in scale to traditional lot widths.
• Mid-block public walkways shall be between
8 ft. and 10 ft. in width.
Providing a passageway through a property to access other activities
may be considered as Public Amenity Space.
Public Amenity Space may be provided in front of a structure,
when it conveys the tradition of front yards seen in the Mixed
Use Area.
P176
VII.A.
Central Mixed Use Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 43
Building Placement
Street Façades & Building Alignment
The predominant pattern of building units, of two
to three stories situated within two and three lot
widths, is well defined and effectively framed
by setbacks and open space. This establishes the
precedent for the form of future development
within the area.
Buildings create a varied rhythm of individual
street façades, set within their own open spaces
and landscaping. The traditional building scale
should be retained and individual buildings
should continue to be defined by side setbacks,
every two or three traditional lot widths.
In the Central Mixed-Use Character Area, corner
sites are "softer" than in the Commercial Core
Historic District, because landscaped yards are
typical. Building alignment should acknowledge
this existing development pattern.
Setbacks
2.11 The existing setback pattern within this
area should be maintained.
• A front yard should be provided.
• Position a new building to be within the
established range of front yard set-backs.
• Side yard setbacks should frame the
perimeter of a development.
2.12 Maintain a sense of open space around a
building.
Orientation
2.13 A building should be oriented
perpendicular to the street frontage within the
traditional lot arrangement.
The existing setback pattern within this area should be
maintained.
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VII.A.
Central Mixed Use Character Area City of Aspen
page 44 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Height, Mass & Scale
The current pattern of building spacing, scale, and
height creates a design discipline for the form of
new development within this area. The building
height maximum and range of two to three stories
should be maintained in future development.
The characteristic scale of the area, defined by an
individual building on two or three traditional
lot widths, should form the basis for the scale of
future development. Building modulation and
roof profile contributes considerably to the sense
of human scale of the area and the visual vitality
of the street scene.
2.14 A new building or addition should reflect
the existing range of two to three stories.
• Refer to the zone district regulations to
determine the maximum height on the
subject property.
• Step back upper levels to reduce the
perceived scale at the street edge.
• Additional height, as permitted in the zone
district, may be added for one or more of
the following reasons:
- In order to achieve at least a two-foot
variation in height with an adjacent
building.
- The primary function of the building is
civic. (i.e. the building is a Museum, Civic
Building, Performance Hall, Fire Station,
etc.)
Subdivide the mass of a building into smaller “modules” that
convey a human scale.
A new building or addition should reflect the existing range of
two to three stories.
P178
VII.A.
Central Mixed Use Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 45
In some cases, stepping back a building will help reduce perceived
scale at the street edge. This may also create an opportunity for
Public Amenity Space at the second floor level.
- Some portion of the property is affected
by a height restriction due to its proximity
to a historic resource, or location within
a View Plane, therefore relief in another
area may be appropriate.
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable (to be verified by
the Building Department) contribution to
the building's overall energy efficiency,
for instance by providing improved day-
lighting.
2.15 The width of a building should convey a
human scale.
• A new building should step down in height
next to a single story historic building.
• Maximum building width should be limited
to three traditional lot widths (90 ft.).
2.16 Subdivide the mass into smaller
“modules” that convey a human scale.
• Multiple modules can be connected to create
a larger building.
P179
VII.A.
Central Mixed Use Character Area City of Aspen
page 46 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Design & Articulation
Buildings within this area have a varied
individuality within a distinct sense of relatively
cohesive scale. Set within a series of defi ned
sites building form is articulated in a range
of different ways, contributing to the sense of
human scale and architectural variety comprising
the street facade. Maintaining this building scale
within discreet sites, and dividing a building
into "modules" is therefore encouraged. The
distinction between the fi rst fl oor and the upper
fl oors of the building also plays a key role in
creating a sense of human scale and is therefore
an important consideration.
2.17 To reduce the perceived mass of a building,
the design should respect the design character
of the area and refl ect the human scale and
character of the city. This shall be achieved
through all of the following:
• The massing of building forms
• The articulation of the façade(s) through a
varied roof profi le
• The use of a variation in architectural
materials, and detailing
2.18 Any new building shall be designed to
maintain a minimum of 9 feet from fl oor to
ceiling on all fl oors.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
Dividing a larger building into "modules" reduces the perceived
scale of the development and contributes to a human scale.
P180
VII.A.
Central Mixed Use Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 47
Street Level Character
The Central Mixed Use Area comprises part of
the periphery of the central commercial area of
the city. New development within the Central
Mixed Use Character Area should be designed to
reflect the vibrant and attractive street character
typical of Aspen. The quality of the design of the
first floor is essential to the success of the street
experience.
The distinction between the first floor and the
upper floors of the building also plays a key role
in creating a sense of human scale and is therefore
an important consideration. The design of a new
building should respect the stature of the first
floor, and its visual role as the tallest floor of the
building.
2.19 The first floor façade should be designed
to concentrate interest at the street level, using
the highest quality of design, detailing and
materials.
2.20 A new building should be designed to
maintain the stature of traditional street level
retail frontage.
• This should be a minimum of 11 ft. in floor
to floor height on the first floor.
2.21 Minimize the appearance of a third floor.
• Where a third floor's floor to ceiling height
is in excess of 10 ft., it should be set back a
minimum of 15 ft. from the street façade to
reduce the apparent height.
• Increase the parapet height to screen the
visual impact of a tall top floor.
• The design of a set back third floor shall be
simpler in form, more subdued in modeling,
detail and color than the primary façade.
2.22 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
Set back a third floor to minimize its appearance.
2.23 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary façade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted.
P181
VII.A.
Central Mixed Use Character Area City of Aspen
page 48 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Roofscape
A building's roofscape should be regarded as an
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape. The form seen from above
should reinforce the rhythm and scale of the street
façade.
2.24 The roofscape should be designed with
the same design attention as the secondary
elevations of the building.
• Group and screen mechanical units from
view.
• Locate mechanical equipment to the rear of
the roof area.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building façades.
• Design roof garden areas to be unobtrusive
from the street.
• Use 'green roof' design best practice, where
feasible.
Position, articulate and design the rooftop to reflect the modulation
and character of the building.
P182
VII.A.
Central Mixed Use Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 49
Architectural Materials
The existing palette of building materials is
an integral part of the character of this area.
The range directly complements the adjacent
commercial areas. As further development
occurs the use of brick, stone and wood should be
central to the palette to ensure future quality and
character consistent with the adjacent central area
and historic Main Street. In addition, materials
should convey a sense of human scale.
2.25 High quality, durable materials should be
employed.
• The palette of materials proposed for all
development should be specified and
approved as part of the general and detailed
development approvals process, including
samples of materials as required.
2.26 Building materials should have these
features:
• Convey the quality and range of materials
seen historically.
• Reduce the perceived scale of the building
and enhance visual interest of the facade.
• Convey a human scale.
• Have proven durability and weathering
characteristics within this climate.
Paving & Landscaping
Paving and landscaping is a significant element
in the present character of this area, and should
be designed as an integral part of building and
its immediate setting.
2.27 Landscaping and paving should have the
following characteristics:
• Enhance the street scene.
• Integrate the development with its setting.
• Reflect the quality of the architectural
materials.
2.28 Landscaping should be provided in all
projects.
Landscaping and paving should integrate the development with
its setting.
As further development occurs
the use of brick, stone and
wood should be considered.
In addition, materials should
convey a sense of human
scale.
P183
VII.A.
Central Mixed Use Character Area City of Aspen
page 50 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP184
VII.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 51
River Approach Character AreaEncompassing the Service, Commercial, Industrial Zone District and a portion of the Neighborhood Commercial Zone DistrictDesign Objectives and Guidelines
Location
The River Approach Character Area consists of
two parts of the Service/Commercial/Industrial
Zone District and one part of the Neighborhood
Commercial Zone District, which is situated
toward the river to the north of the central
commercial zones of the city. The area runs north
from the Commercial Core and is defined by Rio
Grande Place to the east and the north. At the
western end of Rio Grande Place the area extends
to the west side of Mill Street, along each side
of Puppy Smith Street. Between there is an area
centered upon Galena Plaza. This area is a central
consideration of the Draft Civic Center Master Plan,
establishing objectives for future development
criteria.
Existing Character
Street Pattern
These areas are at the edge of the city center,
where the land slopes away toward the Roaring
Fork River and here the topography has prompted
a departure from the street grid. The street grid
rapidly gives way to a more 'organic', curving
pattern.
Pedestrian ways are somewhat fragmented. Some
properties have sidewalks along the street edge,
while others do not. In addition to sidewalks, key
pedestrian trails along the river and connecting
the river to the downtown area exist, but are not
directly accessible from many developments in
the River Approach area.
The Service/Commercial/Industrial Zone District lies in two
parts along the northern edge of the Commercial Core Historic
District.
Pedestrian ways are somewhat fragmented. Some properties have
sidewalks along the street edge, while others do not.
Mai
n
S
t
r
e
e
tMill StreetP185
VII.A.
River Approach Character Area City of Aspen
page 52 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Character
Several existing buildings are relatively low in
scale and lot coverage. As redevelopment occurs,
a greater intensity of site utilization is anticipated.
The form of new development should respond
to this setting, which is more natural and open
in character. The characteristics of the setting
and terrain, including areas of public open
space and parking introduce both constraint and
opportunity in design terms. New development
should integrate with the natural features
established by the river and Rio Grande Park.
A major part of the area to the east has been
recently and successfully rebuilt as the Obermeyer
Place mixed use development. It exhibits a use
of masonry and architectural detail that helps to
convey a sense of scale and visual interest. Street
edges are visually interesting and open spaces
are inviting.
The falling terrain toward the river enhances the
importance of this area, both as the introduction to
the downtown as one approaches from the north
and the to immediate commercial center itself and
areas of public open space that flank it.
Several existing buildings are relatively low in scale and lot
coverage. As redevelopment occurs, a greater intensity of site
utilization is anticipated.
The falling terrain towards the river provides challenges as well
as opportunities for development.
Street edges should invite pedestrian activity and take advantage
of the river as a key natural resource.
P186
VII.A.
River Approach Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 53
Design Objectives
These are the key design objectives for the River
Approach. The City must find that any new work
will help to meet them.
Future use of the less developed area is likely to
be for a mix of uses catering to the service sector
of the city. The character area presents issues of
public access and where appropriate the extension
of the circulation pattern of streets and walkways
to ensure adequate access to public trails and
open land. This has been successfully designed in
Obermeyer Place and remains a primary objective
for the rest of the area.
The integration of new development into an open
and natural landscape also requires consideration
of development scale and visibility. Internal
circulation patterns are important, linked to
street facing development and well designed
internal, structured or buffered internal parking
arrangement.
Where development abuts a street it should
address the street and provide architectural
interest and a human scale. The intent is to
provide compatible transitions to the natural
edges along the more urban streets.
Topography and a more natural setting strongly
influence the form and location of development
here. As a result, a building should respect the
natural contours, features and scenic vistas that
exist.
Buildings should work with the slope of the
site and the roofscape should be modulated.
Providing landscaping and tree planting to ensure
a continuation of the softer impression of the
natural setting is also important.
Building scale should achieve similar principles of
height variation and building modulation, linked
with connections through a site to adjacent areas
of open space and public trails.
In sum, the following objectives apply:
1. Establish an attractive gateway to the city
center, as one approaches downtown from the
north.
The River Approach area should have an identity
which is distinct from the Commercial Core.
This should draw upon its industrial heritage
(albeit in contemporary ways), and also reflect
its location near and public access to the river. It
should not simply repeat the design traditions of
downtown.
2. Establish street edges that invite pedestrian
activity and promote an urban/ industrial
character along established street edges.
In general, street edges should be more "urban"
with storefronts abutting sidewalk edges. This
should result in a well defined street wall; this in
turn should be punctuated with spaces between
buildings that lead to walkways and activities
within a site and along the river banks.
3. Highlight natural resources along edges of
developed areas.
Buildings and outdoor use areas should orient
to the river and public parks. In essence,
developments should be "double-fronted,"
looking both to the river and to the street.
4. Provide an interconnected system of sidewalks
and internal walkways that facilitate pedestrian
circulation.
Walkway and river access should frame the
edges of properties and also provide internal
connections within a parcel. Connections among
properties, in addition to those provided by
external sidewalks, are also encouraged.
Recognize the nature of service/commercial
activity through the design of safe and efficient
vehicle delivery routes, while providing a system
of walkways that safely facilitate pedestrian
circulation to and through the site.
P187
VII.A.
River Approach Character Area City of Aspen
page 54 Commercial, Lodging and Historic District
Design Objectives and Guidelines
The network of streets and pedestrian passageways should be a
key feature of the River Approach area.
Street & Alley System
An integrated circulation network of streets,
alleys and courts should be established here
to maximize public access. Wherever possible,
pedestrian routes should be enhanced. The
creation of additional public walkways to internal
and other public spaces should be encouraged.
3.1 Provide pedestrian connections through
properties that link to public sidewalks and
trails.
• Also provide connections to outdoor use
areas.
3.2 Define street edges with public
sidewalks.
• These should be of suffi cient width to invite
their use.
• Street trees should be provided where space
permits.
3.3 Minimize crossing conflicts for
pedestrians.
• Locate driveways and curb cuts to avoid
crossing confl icts.
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
Provide pedestrian connections through properties that link to
public sidewalks and trails.
P188
VII.A.
River Approach Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 55
Parking
The character of Aspen is one which is most
appreciated on foot and the human scale walkable
concentration of streets and spaces lies at the heart
of the attraction of the city. The visual impact
of parking should be minimized. Whenever
possible parking should be placed underground
or in a structure where the scale and setting of the
site affords this opportunity. Where a parking
structure is proposed, it should be within a 'wrap'
of commercial and/or residential accommodation.
Surface parking shall be placed away from the
street, within the site, and effectively buffered
and subdivided with landscaping.
3.4 Minimize the visual impacts of parking.
• Parking shall be placed underground
wherever possible.
• Where surface parking is permitted, it shall
be located to the interior of the property.
• Surface parking shall be externally buffered
with landscaping, and internally planted
and landscaped to soften design of parking
areas and provide solar shade.
3.5 Structured parking access should not have
a negative impact on the character of the street.
The access shall be:
• Located on a secondary internal street where
feasible
• Designed with the same attention to detail
and materials as the primary building
façade.
• Integrated into the building design
• Where redevelopment occurs, alley parking
access should be created.
3.6 Minimize the visual impacts of surface
parking.
• On small lots where limited surface parking
in front of the building might be considered,
it should be designed and screened to
minimize the visual impacts.
Surface parking should be designed and screened to minimize
visual impacts.
Parking should be designed to minimize visual impacts.
P189
VII.A.
River Approach Character Area City of Aspen
page 56 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Topography
A substantial part of the River Approach is
relatively flat, but there are some steep slopes.
Variation in the natural topography should be
reflected in any new development. A building
should express the change in elevation of the
site through stepped and articulated building
forms where necessary. Excavation of natural
terrain should be minimized. Natural features
help integrate the building and site and should
be retained.
Development that reflects the contours of the site
and meander of the river is appropriate here. That
is, buildings need not be arranged in a grid but
instead follow natural topography.
3.7 A building on a sloping site shall be
designed to reduce its perceived mass and scale
and reflect the natural slope of the site. This
shall be achieved in one or more of the following
ways:
• Step sections of the street façade(s) in relation
to the street slope.
• Vary the height of the building modules to
convey a human scale.
• Vary the plane and height of the street façade
to express the slope of the site when present
and continue the varied form in the roof
profile(s).
• Use the roof form and profile to reduce the
perceived scale of the street façade(s) and
roof.
• Include a range of materials to express the
modulation of the façade.
3.8 Design a building to integrate with and
blend into the natural landscape. This shall be
achieved in one or more of the these ways:
• Face the building(s) toward the open
landscape as well as the primary street.
• Create public access through and adjacent
to the site.
• Reduce the height and scale of individual
building modules.
• Reduce the building footprint and/or use
smaller buildings adjacent to the open
area.
Variation in natural topography exists within the River Approach
Area and new development should be designed to integrate with
the natural landscape.
Design a building to integrate with and blend into the natural
landscape.
A riverside setting is a significant public amenity.
P190
VII.A.
River Approach Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 57
Public Amenity Space
Providing usable open space has been a long-
standing priority and characteristic of the city. It
is also an objective in the River Approach area.
The Planning and Zoning Commission and/or
the Historic Preservation Commission will decide
whether, where and in what form Public Amenity
Space will be required.
Opportunities exist within sites approaching the
river to create public amenity space, and to ensure
adequate connections through the site(s) to link
with street pattern or public trail beyond.
Location of Public Amenity Space
Public amenity space is a requirement in the River
Approach Area. This should take the form of:
• Public walkways through the site
• Internal areas of open space within the
site
• River and trail overlooks
• Public access to space adjacent to the river
Public Walkway Amenity Space
Within a city highly regarded for its pedestrian
character and ‘walkability,’ enhancing the
opportunities presented by public circulation
patterns has distinct advantages and is
encouraged. Public access to river frontage is
also an objective.
The existing sites within the River Approach
Area tend to be larger and the street network
less complete. Walkways to link with the street
network, internal open space and external open
land or public trail system and river edge may be
required. Such links may be within or towards the
boundaries of the site, depending upon particular
site constraints and development design.
3.9 Walkway links should be a minimum of
8 ft. wide.
Public links through a site should enhance the circulation in and
through the development and provide access to natural features
and public spaces that abut the property.
Access to public trails should be provided.
Orient plazas and other amenity spaces to views of open space, the
river and other landmarks when feasible.
P191
VII.A.
River Approach Character Area City of Aspen
page 58 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Placement
Within this area there is great latitude in building
placement of buildings. Generally they should
face and define both the primary street frontages,
secondary street frontage, and/or internal
spaces.
The river setting is less urban in character and
prompts consideration of how buildings should
integrate more effectively with increasingly
natural and open background or foreground.
Reducing the scale of larger development through
the creation of a series of building modules or
separate buildings is important when adjacent
to the river. The use of setbacks, open space and
the landscaping of the street frontage integrate
the building with the landscape.
Setbacks
3.10 Varied setbacks are appropriate.
• Aligning a building at the sidewalk edge is
preferred, but some variation is appropriate
where this provides enhanced outdoor
spaces and pedestrian circulation routes.
3.11 Use varied setbacks to reduce building
scale, enhance public access and accommodate
landscaping. All of the following should be
considered:
• Front setbacks should provide for additional
or widened sidewalk and landscaping of the
front yard space.
• Side setbacks should provide the opportunity
to create or reinforce public walkways or
through courts to adjacent streets and public
trails.
• Setbacks adjacent to a public street should
accommodate the planting of street trees.
Building placement should incorporate both natural features and
pedestrian access in and around the development.
Setbacks and links in this area should enhance public access, provide
space for a sidewalk and additional landscaped area.
P192
VII.A.
River Approach Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 59
Orientation
3.12 Buildings should orient to street edges,
internal open spaces and the river edge.
• A building occupying a corner site should
face both streets.
• The building should be "double fronted."
Orient a building toward the street as well as internal open spaces.
Provide a pedestrian link to natural features and amenity space
within or adjacent to the development.
Orient building spaces to views, open space, and the river as well
as the street.
Orienting uses to overlook parklands and the river edge is
encouraged, where other environmental conditions permit.
The character of the River Approach is strongly influenced by
natural setting and site topography.
P193
VII.A.
River Approach Character Area City of Aspen
page 60 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Height, Mass & Scale
The character of the River Approach is strongly
influenced by natural setting and site topography,
creating a prominent situation for any development
site or building. Consequently, building height,
mass and scale should be modulated and
articulated to vary the building profiles and street
presence, and to create a diverse street wall and
varied roof profiles.
Height Variation
Building height and height variation are key
characteristics in any development in this area.
Variation helps to reduce the perceived mass of
a structure as well as maintain the character and
scale of the area.
3.13 Provide variation in building height
and roof profile through one or more of the
following:
• Vary the heights for different sections of the
development
• Vary the setbacks, and wall planes of different
building "modules."
Provide variation in building height and roof profile
Buildings should break up the mass and orient toward the primary
street and any adjacent natural features.
P194
VII.A.
River Approach Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 61
Building Design & Articulation
On elevated sites and in areas forming the
interface between the city and open landscape,
the design and modulation of a larger building
becomes a central consideration in the successful
integration of the building and setting. Dividing a
building into "modules" is therefore encouraged.
However, this should not be interpreted as a series
of "false fronts" of different imitated styles.
3.14 To reduce the perceived mass of a building,
the design should respect the natural setting
and refl ect the human scale and character of the
city. This shall be achieved through all of the
following:
• The massing of building forms
• The articulation of the façade(s) through a
varied roof profi le
• The use of a variation in architectural
materials, and detailing
The distinction between the fi rst fl oor and the
upper fl oors of the building also plays a key role
in creating a sense of human scale and is therefore
an important consideration. The design of a new
building should respect the stature of the fi rst
fl oor, and its visual role as the tallest fl oor of the
building.
3.15 A new building should be designed to
maintain the stature of traditional street level
retail frontage and other stories.
• This should be a minimum of 11 ft. in fl oor
to fl oor height on the fi rst fl oor.
• The minimum required fi rst fl oor height
must be maintained for at least the fi rst
50 foot depth of the lot, and may only be
dropped to a lower height beyond that
point for areas that are devoted to storage,
circulation, offi ces, restaurant kitchens, alley
commercial spaces, or similar secondary
uses.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
Positioning portions of a building front to refl ect the curvilinear
layout of some streets is appropriate.
Providing architectural details that add
interest and a sense of scale is appropriate.
Industrial openings are appropriate in the River Approach
Character Area.
P195
VII.A.
River Approach Character Area City of Aspen
page 62 Commercial, Lodging and Historic District
Design Objectives and Guidelines
3.16 Any new building shall be designed to
maintain a minimum of 9 feet from floor to
ceiling on all floors.
3.17 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
3.18 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary façade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted.
Roofscape
A building's roofscape should be regarded as an
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape. The form seen from above
should reinforce the rhythm and scale of the street
façade.
On a sloping site a building should be designed
using a series of roof profiles which reflect
variation in the natural topography of the
setting.
3.19 Variation in roof profile should be reflected
in both the width and the depth of the roofscape
of the building(s). This should be achieved
through the following:
• A set back of the top floor from the front
façade
• Reflect the traditional lot width in the roof
plane
A higher percentage of transparency at the street level is appropriate
in the River Approach Area.
Variation in roof profile can be achieved through setting back the
top floor from the front facade and reflecting the traditional lot
width in the roof plane.
P196
VII.A.
River Approach Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 63
3.20 The roofscape should be designed with the
same design attention as the secondary elevations
of the building.
• Group and screen mechanical units from
view.
• Locate mechanical equipment to the rear of
the roof area.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building façades.
• Design roof garden areas to be unobtrusive
from the street.
• Use 'green roof' design best practice, where
feasible.
Architectural Materials
Building materials that are of high quality and
convey a human scale are appropriate in the River
Approach. New, creative applications that draw
upon the traditional Aspen palette including
industrial ones, are encouraged.
Recent development, for example, Obermeyer
Place has, in certain cases, interpreted this range
and quality successfully in both contemporary
and more traditional form. The prominence of
the area accentuates the importance of this. The
role played by the palette of materials and their
detailing in establishing the current character of
the River Approach should be reflected in new
development.
3.21 High quality, durable materials should be
employed.
• The palette of materials proposed for all
development should be specified and
approved as part of the general and detailed
development approvals process, including
samples of materials as required.
A range of materials is appropriate in the River Approach Area.
Among them are those that reflect an industrial heritage as seen
in this public link through the site.
Creative interpretations of materials associated with the industrial
heritage of the River Approach Character Area are appropriate.
P197
VII.A.
River Approach Character Area City of Aspen
page 64 Commercial, Lodging and Historic District
Design Objectives and Guidelines
3.22 Building materials should have these
features:
• Convey the quality and range of materials
seen historically
• Reduce the perceived scale of the building
and enhance visual interest of the facade.
• Convey human scale
Paving & Landscaping
Landscaping has been traditionally associated
with the creation of a welcoming and attractive
character in city development, and should
continue to do so in a manner which enhances both
building setting and street scene. Development in
this area should include landscaping in the form
of paving and both tree and shrub planting, as
enhancement to the streetscape and to integrate
buildings with their setting.
3.23 Landscaping and paving should have the
following characteristics:
• Enhance the street scene
• Integrate the development with its setting
• Reflect the quality of the architectural
materials
3.24 Landscaping should create a buffer between
the street and sidewalk.
• Sidewalks should be detached from the street
edge to allow for a landscaped buffer.
Landscaping should create a buffer between the street and
sidewalk.
Building materials that draw upon the area's industrial heritage
are appropriate.
P198
VII.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 65
Mountain Base Character AreaEncompassing portions of the Lodge Zone DistrictDesign Objectives and Guidelines
Location
The Mountain Base Character Area consists of the
majority of the extensively developed Lodge Zone
District, and is isolated between the commercial
center and the base of the mountain. It is roughly
bounded by Dean Street to the south. (See the
Character Area Map in the appendix.)
Existing Character
The Mountain Base, originally the site of early
mining operations, was the basis of much of the
early wealth of the city. It has since become the
concentrated focus of lodge development for the
ski resort economy.
The majority of the Lodge Zone District at the base of Aspen Mountain is included in Character Area 3.
Street Pattern
The steeply rising terrain and its edge-of-city
location produced a street network which departs
from the grid. Although elements of the street
pattern are initially evident, this is replaced first
by an extended rectilinear form, and then by a
more 'organic', curvilinear pattern. Block sizes
also increase before the pattern is no longer
evident approaching the base of the mountain.
Building Character
The drama of the terrain and a more natural
open landscape introduce both constraint and
opportunity in the form and design of future
development.
Durant St
r
e
e
t
Monarch Street
P199
VII.A.
Mountain Base Character Area City of Aspen
page 66 Commercial, Lodging and Historic District
Design Objectives and Guidelines
The Mountain Base Area includes the greatest
concentration of the most intensively developed
sites within the city, with some buildings rising
to four stories.
The steep topography creates the opportunity
for visual presence but, concomitantly, increases
the challenge of reducing the apparent scale of
a building. Building scale is much greater than
elsewhere, but is also extremely varied, with
smaller and often older development within
close proximity to more recent and much more
extensive hotel buildings. The relationship
between building and street is adversely affected
where the lodge is excavated into the slope and
set back and below the adjacent street level.
Building setbacks are generally well landscaped
and help to soften site edges and integrate some
of the area with its natural setting. Building
materials cover a wide spectrum, from brickwork
and natural stonework through other masonry to
increasing use of woodwork.
Outdoor Spaces
Several developments have private open spaces,
which are set internal to the site. This sometimes
increases the bulk of the building and removes
open space from the semi-public realm. In
addition to largely private and semi private spaces
in this area, there are limited points of access to
the open lands at the base of the mountain and
to mountain trails.
Visual and physical access is important in maintaining views and
circulation.
Vary the roof profile in a mountain setting.
P200
VII.A.
Mountain Base Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 67
Design Objectives
These are key design objectives for the Mountain
Base area. The City must find that any new work
will help to meet them:
1. Provide a pedestrian-friendly street edge.
Detached sidewalks with street landscaping are
characteristic and should be encouraged. Where
development abuts a street it should address the
street, provide architectural interest and convey a
human scale. The intent is to provide compatible
transitions to the natural edges of these areas
while creating pedestrian-friendly walkways
along the more urban streets.
2. Provide a sense of human scale.
New development should establish a close
relationship with the street frontage. Buildings
should be articulated to reduce the apparent scale
of larger development. This should be the case for
all street façades and also for the buildings profile
as viewed against the mountain side.
3. Encourage pedestrian serving uses at the
street level.
Cafes, bars and other pedestrian and public
serving uses should be located at the street level
to help encourage pedestrian activity and animate
the area.
4. Reflect the natural topography.
This area is one where topography and a more
natural setting increasingly influence the form
and location of development. It is important that
new development step in height in accordance
with the natural topography. Within this area a
building should also respect natural contours and
scenic vistas.
5. Provide an interconnected pedestrian
circulation system.
New development should make provision for
access through and between sites. This ensures
an adequate balance between public and private
realm as to avoid excessive privatization.
Additional public access to mountain side and
public trails should be provided. Visual access
through and between sites is a priority to maintain
direct visual and physical connection with the
setting.
6. Maintain views to the mountain and other
natural features.
The area will continue to experience pressure
for increased and enhanced hotel and lodging
accommodation space and facilities. As this
occurs, views through properties should be
provided.
P201
VII.A.
Mountain Base Character Area City of Aspen
page 68 Commercial, Lodging and Historic District
Design Objectives and Guidelines
A varied network of streets and pedestrian passageways is a feature
of the Mountain Base Area.
Street & Alley Systems
The street pattern is essential 'infrastructure' to
the creation and maintenance of the character of
Aspen. The circulation pattern provided by the
network of streets, alleys and courts should be
retained for maximum public access. It should
not be enclosed by gating and it should not be
spanned by development above to maintain
public access and allow maximum sun and light
penetration. Wherever possible, pedestrian
access should be enhanced. The creation of
additional public walkways, trails and open
spaces enhances the attraction, permeability,
intricacy and interest of the area. Pedestrian ways
should be interconnected within the Mountain
Base Area to the extent feasible.
4.1 Provide pedestrian ways through a property
that will connect to public sidewalks and
trails.
• The design and layout of a building on a
large site should accommodate additional
pedestrian circulation links, including
walkways to other parts of the street
network and to open lands and the public
trail system.
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
P202
VII.A.
Mountain Base Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 69
Parking
The character of the Mountain Base is one which
is most appreciated on foot, and the human scale
walkable concentration of streets and spaces lies
at the heart of its attraction. Therefore, the visual
impact of parking shall be minimized. Whenever
possible parking should be placed underground
where the scale and setting of the site affords this
opportunity. Where a parking structure might
be considered, this should be within a 'wrap' of
commercial, lodge and/or residential use. Surface
parking, if it is permitted, shall be placed away
from the street within the site, and effectively
buffered and subdivided with landscaping.
4.2 Minimize the visual impacts of parking.
• Parking shall be placed underground
wherever possible.
• Where surface parking must be provided,
it shall be located to the rear or the interior
of the property, behind the structure.
• Surface parking shall be externally buffered
with landscaping, and internally planted
and landscaped to soften design of parking
areas.
4.3 Structured parking access shall not have
a negative impact on the character of the street.
The access shall be:
• Located primarily off an alley when present
or secondly on a secondary street when
feasible.
• Designed with the same attention to detail
and materials as the primary building
façade
• Integrated into the building design
Structured parking access shall not have a negative impact on the
character of the street.
P203
VII.A.
Mountain Base Character Area City of Aspen
page 70 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Topography
The development of the city has been directly
associated with the mountain base since its
mining origins. The prominence of a building
on a steeply rising site is accentuated here in
forming the southern district edge of the city.
With the visibility from the city and from the
immediate mountain side, the definition of scale
and articulation of the building modules, façades,
roof profiles and roofscape are of particular
importance. A building should be designed to
reflect the change in the elevation of the site
through stepped and articulated sections of the
street façades.
Within a natural, scenic setting a building is
most successful when it integrates as closely as
possible with the terrain of the site and its context.
Excavation of natural terrain should be minimized
when placing and arranging a building within the
site. Natural features help integrate the building
and site and should be retained where possible.
Within more steeply sloping fringe areas, the
traditional street network dissolves, no longer
ensuring the same discipline in circulation and
access. A development should maintain and/or
create public access ways to other parts of the
street network and to open land or trails where
possible.
The setting towards the mountain base becomes
much less urban in character than the commercial
center. The design of a building should recognize
this and be integrated into its more natural and
open setting.
Stepping building forms to reflect site contours is preferred.
A building should be designed to reflect the change in the elevation
of the site through stepped and articulated sections of the street
façades.
P204
VII.A.
Mountain Base Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 71
4.4 A building on a sloping site should be
designed to reduce the perceived mass and
scale and reflect the natural slope of the site.
This should be achieved in all of the following
ways:
• Design the building to ensure that sections
of the street façade(s) step in relation to the
slope.
• Vary the height of the building modules to
maintain a human scale and to integrate
with the scale of adjacent buildings.
• Vary the plane and height of the street façade
to express the slope of the site and continue
the varied form in the roof profile(s).
• Use the roof form and profile to reduce the
perceived scale of the street façade(s) and
roof.
• Include a range of materials to express the
modulation of the façade.
4.5 Design a building to integrate with the
natural landscape. This shall be achieved in
three or more of the these ways:
• Face the building(s) toward the open
landscape as well as the primary street.
• Create public access through and adjacent
to the site.
• Reduce the height and scale of the building
modules.
• Reduce the building footprint and/or use
smaller buildings adjacent to the open
area.
• Use materials which are compatible with an
open or natural setting.
Use the roof form and profile to reduce the perceived scale of the
street façade. Pitched roof forms are effective and characteristic
for buildings towards the base of the mountain.
Design a building to integrate with the natural landscape.
P205
VII.A.
Mountain Base Character Area City of Aspen
page 72 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Public Amenity Space
Providing on-site open space is a long-standing
priority and characteristic of the city. The form,
orientation, quality and use of such open space
is important, particularly in the Mountain Base.
Within the sites around the mountain base there
will be the need to ensure adequate permeability
and connections through a site to link with
adjacent streets, open space and public trails.
The Planning and Zoning Commission and/or
the Historic Preservation Commission will decide
whether, where and in what form Public Amenity
Space will be required.
Location of Public Amenity Space
Public Amenity Space is a requirement in the
Mountain Base character area. It should take the
form of :
• Public links through the site
• Open space within the site that is visible
from the public way
• Open space used for outdoor dining adjacent
to or directly visible from the public way.
Within an area highly regarded for its pedestrian
character and ‘walkability,’ enhancing public
circulation patterns has distinct advantages and
is a priority.
Within the Mountain Base Character Area the
development sites are potentially large and street
network less complete. Providing walkways to
link with the street network, open land and public
trail system is therefore important. Such links may
be within or at the boundary of a site, depending
upon particular site constraints, adjacent street
network or trails and development design.
Opportunities to create public amenity space
adjacent or close to and directly visible from the
street for outdoor dining should be considered.
This has distinct advantages in enhancing street
vitality and the public attraction of the area.
Located public amenity space so that it is visible from the public
way.
Provide pedestrian ways that accommodate convenient access to
natural features adjacent to or on the site. Orient a building to
face both the street and an amenity space.
Position Public Amenity Space to take advantage of solar access
and views.
P206
VII.A.
Mountain Base Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 73
4.6 Locate Public Amenity Space such that it
is conveniently accessible.
• Provide a walkway from the street to assure
public access.
4.7 Locate Public Amenity Space such that it is
visible from the public way and takes advantage
of solar potential for outdoor activities related
to hotels.
• Positioning the space to abut a public
sidewalk is preferred. If a space is located
more internal to the site, it should be clearly
visible.
4.8 Provide pedestrian ways that accommodate
convenient access.
• Walkway links should be a minimum of 12
ft. wide to provide a comfortable sense of
space.
4.9 Provide Public Amenity Space which
accommodates outdoor dining space adjacent
or close to and directly visible from the public
way.
Provide Public Amenity Space which
accommodates outdoor dining space adjacent
or close to and directly visible from the public
way.
Within an area highly regarded for its pedestrian character and
‘walkability,’ enhancing public circulation patterns has distinct
advantages and is a priority.Pedestrian connections through the property that connect to natural
features beyond are appropriate.
P207
VII.A.
Mountain Base Character Area City of Aspen
page 74 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Placement
Street Façades & Corners
A building facade should respond to the
topography of the site. On sloping sites, both
the street corner and often upper sections of the
street façades become a part of the foreground to
either mountain or city setting and views. This
creates the urban grain and scale identified with
the Mountain Base, as defined by the roofline or
roof profiles, and the articulation and design of
the street façade.
The Mountain Base becomes less urban in
character and prompts consideration of how
buildings should integrate more effectively
with increasingly natural and open background
or foreground. Reducing the scale of larger
development through the creation of a series
of building modules or separate buildings is
important. The use of setbacks, open space and
landscaping help blend the building with the
natural landscape.
Building Setbacks
4.10 Use setbacks to reduce building scale,
enhance public access and accommodate
landscaping where appropriate. All of the
following will apply:
• Front setbacks should provide for an
additional or widened sidewalk and
landscaping of the front yard space.
• Side setbacks should provide the opportunity
to create walkways or through courts to
adjacent streets and public trails.
Building Orientation
4.11 Orient a primary entrance to face the street
or an area of open space adjacent to the street.
Buildings should be placed so that primary entrances are oriented
toward the street.
Orient a primary entrance to face the street or an area of open space
adjacent to the street.
Articulating a building façade with a change in setbacks and
materials helps to reduce perceived scale and convey traditional
lot patterns.
P208
VII.A.
Mountain Base Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 75
Building Height, Mass & Scale
The character of this area is strongly influenced by
the natural setting and site topography, creating
a prominent situation for any development site
or building. Consequently, building height, mass
and scale should be modulated and articulated to
vary the building profiles and to create a diverse
street wall.
Height Variation
Building height variation is a key characteristic
in this area. This helps to reduce the perceived
mass of a structure as well as to promote visual
interest.
4.12 A new building or addition should reflect
the range and variation in building height of the
Mountain Base Area.
• Refer to the zone district regulations to
determine the maximum height on the
subject property.
• A minimum 9 ft. floor to ceiling height is to be
maintained on second stories and higher.
• Additional height, as permitted in the zone
district, may be added for one or more of the
following reasons:
- In order to achieve at least a two-foot
variation in height with an adjacent
building.
- The primary function of the building is
civic. (i.e. the building is a Museum, Civic
Building, Performance Hall, Fire station,
etc.)
- Some portion of the property is affected
by a height restriction due to its proximity
to a historic resource, or location within a
View Plane, therefore relief in another area
may be appropriate.
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable (to be verified by
the Building Department) contribution to
the building’s overall energy efficiency,
for instance by providing improved day-
lighting.
Large buildings should be designed with a base, middle and cap to
reduce the perceived scale of the building.
A building should vary in height and roof profile across the site.
4.13 Incorporate varied heights of building
components in a development.
• On a corner site, both street façades are
defined as building frontage.
• Height variation and variation in profile
should be expressed across the width and
depth of the site.
4.14 Provide variation in building height
and roof profile through one or more of the
following:
• Vary the heights for different sections of the
development.
• Vary the setbacks and wall planes of different
building components.
P209
VII.A.
Mountain Base Character Area City of Aspen
page 76 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Design & Articulation
On elevated sites and in areas forming the
interface between the city and open landscape
the design and modulation of a larger building
becomes a central consideration in the successful
integration of the building and setting. Dividing
a building into "modules" is therefore encouraged.
However, this should not be interpreted as a series
of "false fronts" of different imitated styles.
At the base of the mountain the use of pitched
roof profi les has an immediate affi nity with the
lodging origins and heritage of the city, and
presents one effective medium for the variation
of roof form and apparent reduction in scale.
4.15 To reduce the perceived mass of a building,
the design shall respect the natural setting and
refl ect the human scale and character of the
city. This shall be achieved through all of the
following:
• The massing of building forms
• The articulation of the façade(s) through a
varied roof profi le
• The use of a variation in architectural
materials and detailing
The form and articulation of both the façade and roofscape
are important elements used to reduce the perceived scale of a
development.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
P210
VII.A.
Mountain Base Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 77
Street Level Character
The distinction between the first floor and the
upper floors of the building also plays a key role
in creating a sense of human scale and is therefore
an important consideration. The design of a new
building should respect the stature of the first
floor, and its visual role as the tallest floor of the
building.
4.16 Develop the street edge to be visually
interesting to pedestrians.
• Provide display windows, architectural
details and landscaping to enhance the
appeal of a street edge for dining and
drinking opportunities.
4.17 A new building should be designed to
maintain the stature of traditional street level
retail frontage.
• This should be a minimum of 11 ft. in floor
to floor height on the first floor.
• The minimum required first floor height
must be maintained for at least the first
50 foot depth of the lot, and may only be
dropped to a lower height beyond that
point for areas that are devoted to storage,
circulation, offices, restaurant kitchens, alley
commercial spaces, or similar secondary
uses.
4.18 Any new building shall be designed to
maintain a minimum of 9 feet from floor to
ceiling on all floors.
4.19 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
4.20 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary façade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted.
P211
VII.A.
Mountain Base Character Area City of Aspen
page 78 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Roofscape
On a sloping site a building should be designed
using a series of roof profiles which reflect
variation in the natural topography of the
setting.
A building's roofscape should be regarded as an
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape. The form seen from above
should reinforce the rhythm and scale of the street
façade.
4.21 The roofscape should be designed with the
same design attention as the secondary elevations
of the building.
• Group and screen mechanical units from
view.
• Locate mechanical equipment to the rear of
the roof area.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building façades.
• Design roof garden areas to be unobtrusive
from the street.
• Use 'green roof' design best practice, where
feasible.
4.22 Variation in roof profile should be reflected
in both the width and the depth of the roofscape
of the building(s).
Variation in roof profile should be reflected in both the width and
the depth of the roofscape of the building(s).
P212
VII.A.
Mountain Base Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 79
Using high quality materials that convey a human scale is important
to the success of a building is this area.
High quality, durable materials should be employed.
Architectural Materials
Aspen has developed using a range of materials
including wood for early mining residences
and early lodge developments. Commercial
structures demonstrate high quality and a sense
of permanence through brick and stone. Although
other materials have been used, this palette has
become part of the essential character of the
city.
Later development has, in certain cases,
interpreted this range and quality successfully
in both contemporary and more traditional
ways. The prominence of the area accentuates the
importance of this characteristic. The role played
by the palette of materials and their detailing in
establishing the character of the Mountain Base
should be reflected in new development.
Building materials should establish a sense of
human scale and convey a sense of connection
with the natural features of the setting.
4.23 High quality, durable materials should be
employed.
• The palette of materials proposed for all
development should be specified and
approved as part of the general and detailed
development approvals process, including
samples of materials as required.
4.24 Building materials should have these
features:
• Convey the quality and range of materials
seen historically
• Reduce the perceived scale of the building
and enhance visual interest of the facade.
• Convey human scale
• Have proven durability and weathering
characteristics within this climate
P213
VII.A.
Mountain Base Character Area City of Aspen
page 80 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Paving & Landscaping
Landscaping creates a welcoming and attractive
character in city hotel development, and should
continue to do so in a manner which enhances both
building setting and street scene. Development in
this area should include decorative paving, trees
and shrubs, as enhancements to the streetscape
and to integrate a buildings with its setting.
4.25 Landscaping and paving should have the
following characteristics:
• Enhance the street scene
• Integrate the development with its setting
• Reflect the quality of the architectural
materials
4.26 Landscaping should create a buffer between
the street and sidewalk.
Landscaping adds visual interest and human scale to the
streetscape.
P214
VII.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 81
Small Lodges Character AreaEncompassing the Lodge Overlay and Lodge Preservation Overlay Zone DistrictsDesign Objectives and Guidelines
Location
The Lodge Overlay and Lodge Preservation
Overlay Zone Districts comprise a range of
individual lodge sites concentrated within or in
proximity of the Main Street, Commercial, and
Central Mixed Use Character Areas. They are
individual sites which lie within several zone
districts scattered throughout the city center. The
majority of the Overlay Districts are in residential
and Mixed Use (MU) Zone Districts, but a few are
located in the Lodging (L) Zone District.
Existing Character
Aspen's small lodges are dispersed throughout
residential and mixed-use neighborhoods. This
has enabled a unique guest experience that allows
visitors to be part of the community even if just
temporarily.
Each of these buildings is individual and the
setting of every site is unique. While these lodges
are inherently anomalies in their settings, their
dimensions and character should respect their
surroundings. Settings range from an urban
context of lodge development through the Mixed
Use multi-family scale, to the more residential
and generally historic townscape of historic Main
Street and its environs. Existing character is
defined by the specific context of each site.
The concentration of these lodge sites, within the
western corridor area and around the Commercial
Core, records some of the early 'resort' history
of the city, and is an essential part of its present
day character. Preservation of some lodges is
anticipated, whereas other sites may redevelop.
Small lodge sites are located within various lodge, commercial and residential areas. They are shown in the image above.
P215
VII.A.
Small Lodges Character Area City of Aspen
page 82 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Design Objectives
The policy intent of these districts is to protect small
lodge uses on sites which have been historically
utilized for this purpose, and encourage the
upgrade of these lodge facilities. Compatibility
with the neighborhood is a requirement, coupled
with a respect for the ways in which the lodge
has traditionally operated. However, small lodge
developments should not mimic non-lodging
buildings in the neighborhood.
1. New development should be compatible with
the neighborhood in which it is located.
Many lodge sites are located in residential areas,
where the single family character should be
respected. In these settings, because the overall
mass and scale of a lodge is likely to be larger than
that of adjacent residences, the treatment of the
edges of a lodge site is particularly important.
Other lodge sites located in commercial areas will
be guided by the design objectives and guidelines
for the respective character area. In all cases, it
is important to balance compatibility with the
functional needs of a lodge development.
2. Create a distinctive experience for lodging
with a sense of being in a neighborhood.
Lodge overlay sites offer a special opportunity
to experience the community more closely, and
to feel a part of a neighborhood. Therefore, these
lodges should appear related to the context in their
design, while also conveying the unique character
of an exciting accommodations facility.
3. Enhance the character of the street edge.
A lodge overlay site should provide a street edge
with visual delight and that invites pedestrian
activity in the neighborhood. This can be achieved
with lush landscaping, architectural details, and
entrances that face the street.
4. Minimize the visual impacts of cars.
Where on-site parking is permitted, it should be
screened from public view.
Many individual sites that comprise the Lodge Overlay Zone
Districts are located within residential areas.
Small Lodge sites record some of the early 'resort' history of the
city and are an essential part of its present day character.
Many lodge sites are located in residential areas, where the single
family character should be respected.
P216
VII.A.
Small Lodges Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 83
The network of streets, alleys and existing pedestrian passageways enhances access throughout Aspen.
Street & Alley System
The street pattern is essential 'infrastructure' for
the character of the city - its origins and its future
evolution. The network of the town grid of streets
and alleys provides the formal framework for an
essentially informal architectural character. The
north/south orientation of the streets frames
and accentuates the perception of the city's
relationship with its dramatic landscape setting.
The circulation pattern provided by the network
of streets, alleys and courts should be retained to
ensure maximum public access. It should not be
enclosed by gating and it should not be spanned
by development above. Wherever possible
pedestrian access should be enhanced.
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
5.1 The network of streets and alleys should
be retained as public circulation space and for
maximum public access.
• They should not be enclosed or closed for
public access, and should remain open to
the sky.
• This applies to a lodge property that may
include lots on both sides of an alley.
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
P217
VII.A.
Small Lodges Character Area City of Aspen
page 84 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Parking
The character of Aspen is one which is most
appreciated on foot and the human scale walkable
concentration of streets and spaces lies at the heart
of the attraction of the city. The visual impact of
parking should be minimized.
Whenever possible parking should be placed
underground or in a structure where the scale
and setting of the site affords this opportunity.
Surface parking shall be placed away from the
street, within the site, and effectively buffered and
integrated with the site using landscaping.
5.2 Minimize the visual impacts of parking.
• Parking shall be placed underground
wherever possible.
• Where surface parking is permitted, it shall
be located to the interior of the property.
• Surface parking shall be externally buffered
with landscaping, and internally planted
and landscaped to soften design of parking
areas and provide solar shade.
5.3 Minimize the visual impacts of surface
parking.
• On small lots where limited surface parking
in front of the building might be considered,
it should be designed and screened to
minimize the visual impacts.
Public Amenity Space
Public Amenity Space is a development
requirement for small lodge sites. For sites that
lie within any Commercial, Lodge or Central
Mixed Use Character Area, the Public Amenity
Space objectives and guidelines for the specific
character area will apply.
Public Amenity Space on sites located outside
of a commercial character area should reflect the
development pattern established by residential
open space along the block.
Minimize the visual impacts of surface parking by screening parking
areas with landscaping.
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VII.A.
Small Lodges Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 85
Building Placement
The predominant pattern of development, defined
by the lot pattern, lot coverage and building
orientation, should set the precedent for lodge
development. This should ensure that building
form and scale, particularly on larger sites, is in
keeping with the established pattern.
Within parts of the residential area the existing
lot pattern creates a rhythm and relationship for
individual building façades, set within their own
landscaped open space and tree-lined setting.
Front, side and rear setbacks create the relationship
between building and lot, and form the basis of
the development pattern and perceived building
scale. Predominant neighborhood setbacks
should be respected. Building orientation, within
this lot and setback pattern, should also set a
precedent for future development form.
Mature trees should be maintained. Corner
sites present the scale of the building in a more
public three dimensions, and require design
configuration in accordance with the prominence
of the site.
5.4 Front, side and rear setbacks should
generally be consistent with the range of the
existing neighborhood.
• These should include landscaping.
5.5 Within an established residential context,
a lodge building should reflect traditional
lot widths in more than one of the following
ways:
• The variation in building height.
• The modulation of the building elements.
• The variation in façade heights.
• The street façade composition.
• The variation in design and materials to
emphasize the building module.
Sensitive contextual design may require particular attention to the
modulation of building height, form and profile.
Front setbacks and mature landscaping should be maintained where
a lodge is introduced into a residential context.
P219
VII.A.
Small Lodges Character Area City of Aspen
page 86 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Height, Mass & Scale
Where an existing pattern of development has
been defined, increasing heights should be
used judiciously. While larger buildings are
anticipated, they should be designed in modules
that reflect the scale of nearby buildings.
Sensitive contextual design requires particular
attention to building height, form and profile.
For example, a proposed building which is taller
than adjacent residential development should
step down in height where it approaches the
adjacent lot.
Roof forms also should be a central consideration,
directly informed by the immediate setting. The
pitched roof form of residential type buildings
provide a medium which can create a perceived
reduction in scale and an interesting and varied
profile where the building is modulated.
Height and Height Variation
5.6 Building height should generally fall
within the range established by the setting
of adjacent buildings and the nearby street
blocks.
• If two stories are predominant a third story
portion may be permitted if located in the
center or as an accent on a corner.
• Higher sections of the building should
be located away from lower adjacent
buildings.
• A minimum 9 ft. floor to ceiling height is to be
maintained on second stories and higher.
A bulk plane is created by stepping down the height of a building
adjacent to a single family residential building.
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VII.A.
Small Lodges Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 87
5.7 A building should respect the traditional
lot width and scale of the context in the form,
modulation and variation of the roofscape.
• On sites exceeding 60 feet in width, the
building height and form should be
modulated and varied across the site.
• The width of the building or of an individual
building module should reflect traditional
facade widths in the area.
5.8 Building height adjacent to a historic single
story residential building should fit within a
bulk plane which:
• Has a maximum wall height of 15 ft. at the
required side yard setback line, and
• Continues at a 45 degree angle from this wall
plate height until it reaches the maximum
permitted building height.
5.9 Building height adjacent to a residential
zone district should fit within a bulk plane
which:
• Has a maximum wall height of 25 ft. at the
required side yard setback line, and
• Continues at a 45 degree angle from this wall
plate height until it reaches the maximum
permitted building height
Use roof materials which complement the design of the building
facades.
P221
VII.A.
Small Lodges Character Area City of Aspen
page 88 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Design & Articulation
The setting for the small lodges varies greatly,
ranging from commercial to an entirely residential,
often historic, setting. It is important that the
design for the site and building are defined
through an analysis of the individual context.
Facades should be articulated and detailed to
refl ect and enhance the visual interest of the street
and to maintain or create a context-specifi c sense
of human scale. This will include variation in
building form and profi le, articulation of façade
planes, fenestration patterns and architectural
detail.
5.10 A new building shall be designed to
maintain a minimum of 9 feet from fl oor to
ceiling on all fl oors.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
5.11 To reduce the perceived mass and scale of
a building, the design should respect the setting
and refl ect the human scale and character of the
neighborhood. This shall be achieved through
all of the following:
• The varied massing of building forms
• The articulation of the façade(s) through a
varied roof profi le
• The articulation of the façade through varied
wall planes.
• The use of a variation in architectural
materials, and detailing
5.12 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
5.13 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary façade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted. Design a building to include variation in form and profi le to achieve
a sense of human scale.
P222
VII.A.
Small Lodges Character AreaCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 89
Roofscape
A building's roofscape should be regarded as an
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape. The form seen from above
should reinforce the rhythm and scale of the street
façade.
5.14 The roofscape should be designed with the
same design attention as the secondary elevations
of the building.
• Locate mechanical units to minimize the
impact on adjacent residential uses.
• Employ an acoustic screen to buffer the noise
from mechanical equipment and minimize
the impact on adjacent residential uses.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building façades.
• Design roof garden areas to be unobtrusive
from the street.
• Use 'green roof' design best practice, where
feasible.
Architectural Materials
The existing palette of building materials is
an established part of the sense of history of
an area and its role in present city character.
Previous lodge development has used a range of
materials, including wood, brick, stonework and
other materials. New materials can bring fresh
energy and highlight different use. Additionally,
where used effectively they can enhance a
sense of human scale and a distinct impression
of historical continuity within a spectrum of
continuous development. Roof materials are also
significant in the definition of character within an
area of mainly pitched roof form.
High quality, durable materials should be employed.
5.15 High quality, durable materials should be
employed.
• The palette of materials proposed for all
development should be specified and
approved as part of the general and detailed
development approvals process, including
samples of materials as required.
5.16 Building materials should have these
features:
• Convey the quality and range of materials
seen historically.
• Reduce the perceived scale of the building
and enhance visual interest of the facade.
• Convey human scale.
• Have proven durability and weathering
characteristics within this climate.
P223
VII.A.
Small Lodges Character Area City of Aspen
page 90 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Paving & Landscaping
The residential context is characterized by mature
tree cover and landscaping. This is an important
factor in the softening of the impact of any new
lodge development and in its integration within
an established setting. Wherever possible existing
mature tree cover and landscaping should be
retained and additional landscaping and tree
planting included. Access points should be sited
to avoid the loss of existing mature street trees.
5.17 Maintain a high degree of landscaping on
a lodge site.
• The location of a new building should
minimize the loss of existing mature tree
cover and landscaping.
• Also include additional tree planting and
landscaping within front and side yard
areas.
Landscaping and paving should enhance the street scene, integrate
the development with its setting and reflect the quality of the
architectural materials.
Maintain a high degree of landscaping on a lodge site.
The residential context is characterized by mature tree cover and
landscaping. This is an important factor in the softening of the
impact of any new lodge development and in its integration within
an established setting.
P224
VII.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 91
Commercial Core Historic DistrictEncompassing the Commercial Core Zone DistrictDesign Objectives and Guidelines
This chapter presents guidelines for new
construction and alterations to existing non-
historic structures in the Commercial Core
Historic District. Key design characteristics of
this district are summarized and then specific
guidelines are presented.
Location
The Commercial Core of the city is defined by
Monarch Street to the west, Durant Avenue to the
south, Hunter Street to the east, and roughly the
alley to the north of Main Street to the north. (See
the Character Area map in the appendix.)
Policy:
Improvements in the Commercial Core Historic District should maintain the integrity of historic resources
in the area. At the same time, compatible and creative design solutions should be encouraged.
Existing Character
The heart of Aspen centers around the Commercial
Core Historic District. It is the first area that
developed in the early mining days of the town
and its character reflects this rich mining heritage,
which is the image that many carry with them
of this historic Colorado mountain town. Each
historic building contributes to the integrity of the
district and preservation of all of these resources
is, therefore, crucial. This is especially important
as new development continues.
The Commercial Core Zone District is located at the core of Downtown Aspen.
Main Str
e
e
t
Galena StreetP225
VII.A.
Commercial Core Historic District City of Aspen
page 92 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Street Pattern
As the historic core of the city, its current urban
form reflects these origins. It is a grid of streets
aligned to the north. Rectangular street blocks of
270 ft. by 220 ft. with long axes and rear alleyways
are oriented east-west, and subdivided into 30 by
100 ft. lots. Buildings generally occupy the full lot
width within the core area and span the full depth
from street frontage to rear alley.
This arrangement still anchors the historical urban
form of the city, despite some recent departures
from the traditional hard street edge. The variety
of building forms & scales is influenced in areas
by previous site-based open space requirements.
The traditional lot widths continue to define the
majority of the buildings in this area, either in total
width or, where lots have been amalgamated, in
their architectural composition, articulation and
fenestration pattern. This ensures that the city
center is still appreciated for its essential human
scale, concentration of historic buildings and
visual and cultural experience.
Building Character
The commercial buildings of the mining era
establish the context for new construction, even
though individual landmarks of later periods may
also be found in the area. Buildings range in scale
from early residential including miners’ cottages
to larger 'iconic' landmark Victorian commercial
and community buildings. The latter tend to
occupy corner sites and range in scale from one
to three stories in height.
This area includes the varied range of buildings
dating from the city’s early history and representing
all periods of development in the evolution of
Aspen. The character is predominantly urban,
while the building pattern in many areas
continues to exhibit the original traditional
lot width arrangement. The street façades are
strongly defined in many areas by a combination
of larger Victorian and smaller scale buildings.
This is particularly the case on street corners.
The street pattern frames spectacular scenic views.
P226
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 93
Storefront context
Most buildings have features associated with
traditional commercial designs. Ground level
floors of the buildings are oriented to pedestrian
views, with large display windows highlighting
the goods and services offered for sale inside.
Recessed entries are also typical. A horizontal
band of molding usually separates the ground
floor from upper portions of the façade and the
parapet is capped with a decorative cornice.
These elements combined to establish a horizontal
emphasis along the street.
Fenestration on upper floors is predominantly
solid and void ‘hole in the wall’ form and vertical
in proportion, reflecting classical architectural
proportions. There are, however, departures from
this pattern which contribute to the rich diversity
of the street.
Outdoor Spaces
There are also instances of small scale spaces
created by the set back of building façades.
They are, however, the exception to the historic
alignment of building fronts. Where these are used
for outdoor dining they provide attractive public
gathering spaces and street vitality. The intent is
to maintain the strong definition of the street wall
in this area, and therefore creating further breaks
in the street wall should be minimized.
The resulting character is both intimate and
stimulating, and in keeping with the variety
and harmony unique to Aspen. There have been
departures from the hard street edge, where
more recent development has stepped back
to create semi-basement space and detached
or internal retail frontage often on more than
one level. In many cases these have detracted
from the immediate relationship between shop
frontage and public sidewalk and the sense of
street façade definition, with adverse effects on
street vitality and the urban character within
downtown Aspen.
A hard street wall as seen along the walking mall downtown is a
characteristic throughout Character Area 1.
Victorian storefronts anchor the Commercial Core and define
the key characteristics of building height, mass, articulation and
materials.
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VII.A.
Commercial Core Historic District City of Aspen
page 94 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Design Objectives
These are key design objectives for the Commercial
Core. The City must find that any new work will
help to meet them:
1. Maintain a retail orientation.
Traditionally the hub of Aspen and the center of
commercial and cultural activity, the Commercial
Core should remain so. Designs for new
construction should reinforce the retail-oriented
function of the street and enhance its pedestrian
character.
2. Promote creative, contemporary design that
respects the historic context.
While new construction should be compatible
with the historic character of the district, designs
should not copy early styles but instead should
seek creative new solutions that convey the
community’s continuing interest in exploring
innovations. At the same time, the fundamental
principles of traditional design must be respected.
This means that each project should strike a
balance in the design variables that are presented
in the following pages.
3. Maintain the traditional scale of building.
The Commercial core of the city is likely to
experience continuing market pressure for hotel,
commercial and residential development and
the parallel needs of affordable commercial and
residential accommodation. It is important that
future growth acknowledges, complements and
enhances the existing scale and character of this
area.
4. Reflect the variety in building heights seen
historically.
New development should stay within the range
of building heights, and be designed to reflect the
variation in height across traditional lot widths.
The scale and form of a new building should be
designed to safeguard the setting of a historic
building, whether single story or the large ‘iconic’
three plus stories.
5. Accommodate outdoor public spaces where
they respect the historic context.
The street vitality associated with the center
of the city should be retained and enhanced
through a combination of the form and design of
the walkable street network and the associated
areas of public gathering space at street level and
above. The design of any public space within
the core should be a central consideration in
the design and configuration of the building, to
ensure that it contributes to a positive experience
in the streetscene, whether or not used for street
dining.
6. Promote variety in the street level
experience.
Architectural form should recognize existing scale
and diversity and build upon established design
traditions, creativity and innovation in a manner
which strengthens the architectural richness
and identity of the city core. The contextual
contribution of building and storefront design
will depend on detailed consideration of the street
façade and associated landscaping and paving.
7. Preserve the integrity of historic resources
within the district.
The original form, character, materials and details
of historic resources should be maintained. This
applies to individual structures of landmark
quality as well as more modest "contributing"
structures.
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VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 95
Street & Alley Systems
The street pattern is essential 'infrastructure'
for the character of the district. The north/
south orientation of the streets accentuates
the relationship of the City with its dramatic
landscape setting.
The circulation pattern provided by the network
of streets, alleys and courts should be retained to
ensure maximum public access. It should not be
enclosed by gating and it should not be spanned
by development above. Wherever possible
pedestrian access to alleys should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
interest of the city center.
Additional links and an enhanced public
circulation pattern can increase commercial
frontage and access to the side, to the rear and also
to the interior of development sites. Improved
access also creates opportunities for additional
commercial space, which is to be encouraged.
Street Grid
The original arrangement of parcels signifi cantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with
these lot lines. The layout of early buildings,
streets, sidewalks and alleys still can all be seen
in this system, and should be maintained.
6.1 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or
closed to public access, and should remain
open to the sky.
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
The network of streets, alleys and existing pedestrian passageways
enhances access in the downtown.
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
P229
VII.A.
Commercial Core Historic District City of Aspen
page 96 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Internal Walkways
6.2 Public walkways and through courts,
when appropriate, should be designed to create
access to additional commercial space and
frontage, within the walkway and/or to the rear
of the site.
• See also: Public Amenity Space design
guidelines.
Alleys
Historically, alleyscapes were simple and
utilitarian in character, with a variety of materials
and building scales. Many structures had
additions that were subordinate to the main
building, stepping down in scale at the alley.
Others had loading docks, stairs and balconies
that contributed to the human scale. This
traditional character should be maintained,
while accommodating compatible new uses. The
continued development of visual interest in these
alleys is encouraged. Greater variety in forms and
materials is also appropriate here.
6.3 Develop an alley façade to create visual
interest.
• Use varied building setbacks and changes
in materials to create interest and reduce
perceived scale.
• Balconies, court yards and decks are also
appropriate.
• Providing secondary public entrances is
strongly encouraged along alleys. These
should be clearly intended for public use,
but subordinate in detail to the primary
street-side entrance.
Maintain the established town grid in all projects.
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VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 97
Where a parking structure might be considered this should be
within a 'wrap' of commercial and/or residential uses, as this
building is.
Parking
The character of the Commercial Core Historic
District is one which is primarily appreciated
on foot. The human scale and concentration of
walkable streets is a key attraction. Therefore
the visual impact of parking should in all cases
be minimized. Parking should be structured or
placed underground where the scale and setting
of the site affords this opportunity. Where a
parking structure is considered this should be
contained within a 'wrap' of commercial and/or
residential uses.
6.4 Structured parking should be placed
within a 'wrap' of commercial and/or residential
uses.
• The exposure of auto entry areas should be
minimized.
6.5 Structured parking access should not
have a negative impact on the character of the
street. The access shall be:
• Located on an alley or secondary street if
necessary.
• Designed with the same attention to detail
and materials as the primary building
façade.
• Integrated into the building design.
Parking access located on an alley and integrated into the building
design.
P231
VII.A.
Commercial Core Historic District City of Aspen
page 98 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Public Amenity Space
On-site and communal open space has been a
long-standing priority and characteristic of the
city. Where it is required the form, orientation,
quality and use of such open space is of the utmost
importance. Well defined public space should be
integrated with traditional streetscape character.
The Planning and Zoning Commission and/or
the Historic Preservation Commission will decide
whether, where and in what form Public Amenity
Space will be required.
In the past, open spaces occurred as accents along
the street, usually where a house existed in the
historic context or where a lot stood temporarily
vacant. In more recent years, outdoor spaces were
built that sometimes eroded the character of the
street edge. These conditions are not precedents
for future development. While some open space
may occur, it should be subordinate to the
traditional character of the street.
Public amenity space along the primary street
frontage should be an accent within, and
exception to, an otherwise well defined street
façade. There will be locations within the city
core where the character and setting of the site
or a historic building will also influence the form,
location or appropriateness of such a space.
In every case Public Amenity Space should be
well defined and carefully designed. The design
of public gathering space, its enclosure, layout
and content, will be an integral consideration
in the proposed form of the space. Although a
matter for full review and approval at the Final
Stage, its design should be envisioned at the time
of conceptual review.
Design Objectives
Where considered to be compatible within the
Commercial Core Historic District, public amenity
space should be designed and placed to achieve
the following objectives:
• Create an active and interesting street vitality
through the promotion of public gathering
space.
• Maintain a well-defined street edge and
street corner to ensure that such public space
creates an accent within the street façade.
• Create an additional commercial frontage
and/or space to the side or rear of the site
or building
• Create a well defined, localized public space
at the street edge, where e.g. additional
space for street dining might be beneficial.
• Design a space that maximizes access to
sunlight throughout the year.
• Create a second level space designed to
ensure that it is permanently open to the
public and provides interest in the form of a
scenic or other interpretive marker for the life
of its service as a public amenity space.
• Achieve second floor patio space that
provides access to affordable commercial
uses.
The Downtown Enhancement and Pedestrian Plan
should serve as an additional reference.
Where open space within a parcel is appropriate, develop an amenity
that can be experienced by the general public.
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Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 99
The walking mall in Downtown Aspen provides substantial public
amenity space for the buildings located there, and therefore creating
breaks in the block façade within this area to provide more street-
facing public amenity space should be carefully considered.
A variety of public amenity spaces exist in Downtown Aspen. In
future development it is important to focus on the quality of the
space rather than the quantity.
Public Amenity Space Types
Public amenity space is a requirement in the
Commercial Core. In this area, particular types
of public amenity space would be in character
with the urban form of the Commercial Core area.
These include:
• Street facing amenity space
• Mid-block walkway amenity space
• Alley side amenity space
• Second level amenity space
• Front yard amenity space
Guidelines for the location and design of each of
these types follow.
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VII.A.
Commercial Core Historic District City of Aspen
page 100 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Street facing amenity space should contain public art and other
amenities to promote its use.
Street facing amenity space should abut the public sidewalk, be
level with the sidewalk, open to the sky, directly accessible to the
public and be paved or otherwise landscaped.
Street Facing Amenity Space
A street facing amenity space, usually located
towards the middle of a block, may be considered.
However, within the heart of the district, where
the greatest concentration of historic storefronts
align, creating new gaps in the street wall is
discouraged. Providing space on sites that are
located in the outer edges of the district, especially
along the southern edge is more appropriate.
6.6 A street facing amenity space shall meet
all of the following requirements:
• Abut the public sidewalk
• Be level with the sidewalk
• Be open to the sky
• Be directly accessible to the public
• Be paved or otherwise landscaped
6.7 A street-facing public amenity space shall
remain subordinate to the line of building
fronts in the Commercial Core.
• Any public amenity space positioned at the
street edge shall respect the character of the
streetscape and ensure that street corners are
well defi ned, with buildings placed at the
sidewalk edge.
• Sunken spaces, which are associated with
some past developments, adversely affect
the street character. Where feasible, these
should be replaced with sidewalk level
improvements.
6.8 Street facing amenity space shall contain
features to promote and enhance its use. These
may include one or more of the following:
• Street furniture
• Public art
• Historical/interpretive marker
The detailed design of Public Amenity Space,
with regard to guidelines 6.8, will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
P234
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 101
Mid-Block Walkway Amenity Space
New buildings on sites occupying more than
one traditional lot width may provide a mid-
block walkway or through court within a single
development or between two developments.
This type of space shall be an extension of and a
complement to the street and public circulation
network within the center of the city. See also
Street & Alley System design guidelines.
The Commercial Core is highly regarded for
its pedestrian character and ‘walkability’. The
opportunities created by the extension and
enhancement of the public circulation network
has distinct urban benefits and is encouraged.
Typically only one such space would occur along
a single block face.
This form of Public Amenity Space should be
a consideration on larger development sites
within the city. It links the potential of additional
commercial frontage and access, with human
scale space and circulation, enriching the
public experience. Situated along the edge of a
development site, it should extend to link with the
rear alley. Adjacent to a residential type historic
building it can provide a respectful break and a
space between the two.
6.9 Mid-block walkways shall remain
subordinate in scale to traditional lot widths.
• Mid-block public walkways shall be between
8 ft. and 10 ft. in width.
6.10 A mid-block walkway should provide
public access to the following:
• Additional commercial space and frontage
within the walkway
• Uses located at the rear of the property
A mid-block passage may link through a property to provide access
to uses along the side of a building or to businesses on an alley.
A passageway may be considered as Public Amenity Space when
it remains subordinate to the continuity of the block face. It should
be designed to visually appealing and to provide access to active
uses.
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Commercial Core Historic District City of Aspen
page 102 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Alley Side Amenity Space
Public amenity space may be located to the rear
of the site in association with the alleyway. Such
a space shall provide access to commercial uses
at the street or second fl oor level. Public amenity
space may also be located at the corner of an alley
and a street. Such spaces should be designed
to enhance the use of alleys for supporting
commercial uses.
6.11 An alley side amenity space shall be
designed to have these characteristics:
• Direct public access to commercial space at
street or second fl oor levels
• Maximize solar access to the alley side
amenity space
• Enhance of the attractiveness and use of the
rear alley
• Minimize the adverse impacts of adjacent
service and parking areas
Public amenity space located at an alley should generally be south
facing to maximize solar access for the space and provide access to
commercial space that may be located there.
P236
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 103
Second Level Amenity Space
An outdoor patio space on a second fl oor, which
is directly accessible to the general public, will
be considered as a form of public amenity space
when it is compatible with the historic context
and is clearly inviting for public use. This will
be most successful in association with outdoor
dining space. In this respect it may be favorably
considered within sites affected by mountain
view planes.
6.12 Second level amenity space should be
compatible with the character of the historic
district.
• It shall remain visually subordinate to any
historic resource on the property.
• If located on a historic property, it may not
alter the appearance of the resource as seen
from the street.
6.13 A second fl oor amenity space should meet
all of the following criteria:
• Ensure consistent public access
• Be dedicated for public use
• Provide a public overlook and/or an
interpretive marker
• Be identifi ed by a marker at street level
6.14 Second level space should be oriented to
maximize solar access and mountain views, or
views of historic landmarks.
6.15 Second level space should provide public
access by way of a visible and attractive public
stair or elevator from a public street, alley, or
street level amenity space.
Second level public amenity space shall provide
permanent public access from the street.
Outdoor private space shall be demarcated from the public amenity
space.
Second level space shall be accessible from a public space such as
a sidewalk or street facing amenity space.
P237
VII.A.
Commercial Core Historic District City of Aspen
page 104 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Front Yard Amenity Space
Certain areas within the Commercial Core retain a
distinct historic residential character. This is often
defined by a landscaped front yard and side yard
setback. To maintain and enhance this tradition
in certain areas, a landscaped front yard amenity
space may be considered.
6.16 Second level dining may be considered.
• If the use changes, the space must remain
accessible to the public, so long as it is to
be considered meeting the public amenity
space requirement.
6.17 Front and side yard amenity space should
be considered in the context of a historic one
story residential type building.
Building Placement
Street Corners
Street corners are important elements in the
street block and in the framing of many of the
views which characterize the Commercial Core.
Many buildings on corner lots exhibit special
features that add accents. Corner entrances and
storefront windows that extend along intersecting
street façades are examples. These elements are
appropriate in many corner lot locations and
should be encouraged. Here the buildings should
confirm the pattern of a strongly defined building
wall at the street edge. Building façades should
be oriented parallel to the street, with variation
in front wall setbacks kept to a minimum. Any
departure from the street wall, for well defined
and designed public dining space, should occur
as an accent within the street block, not the
predominant pattern.
Exceptions for street dining might be considered,
in the outer southern edge of the Commercial
Core. These sites often serve as focal points for
public activity and therefore sitting areas and
other gathering spots are appropriate in the outer
edges of the district.
Certain areas within the commercial core are identified with historic
single story buildings with setbacks. Front yard setback areas may
be considered as public amenity space in such an instance.
This figure ground study illustrates the alignment and amount of
open space along the street edge during the year 1904.
E. Hyman Ave.S. Mill StreetS. Galena StreetThe Wheeler Opera House
The same blocks in 1999. Notice how the increased use of open
space has eroded the building wall along the street.
E. Hyman Ave.S. Mill StreetS. Galena StreetThe Wheeler Opera House Pedestrian Mall
Pedestrian MallP238
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 105
Building Setbacks
The Commercial Core has a strong and relatively
consistent street façade line. Corner buildings,
often of late 19th/early 20th century form, anchor
the street block in many instances. Within the
street façade however there are some departures
from this where small areas of open space provide
individual street dining experiences.
Setbacks within the central commercial area
should reinforce the objective of maintaining
and enhancing the special urban and traditional
character of the strong urban edge of the street
façade and street corner. Local areas of open space
also further the objective of the street vitality
created by well defined dining space within the
city. These should however remain as an accent
within the street façade.
Side setbacks provide the opportunity to create or
enhance public passageways or through courts to
the rear alley, with the advantages of improved
public permeability, access and additional
commercial frontage. See also Street & Circulation
Pattern design guidelines. Rear setbacks create
the opportunity to achieve more creative and
attractive commercial and public space to the rear
of the site and alley.
In sum, buildings create a strong edge to the
street because they traditionally aligned on the
front lot line and were usually built out to the full
width of a parcel. Although small gaps do occur
between some structures, these are exceptions.
This uniform wall of building fronts is vitally
important to the historic integrity of the district
and should be preserved.
This second floor patio incorporates an abstract interpretation of
upper-story windows and cornice elements to define the space and
maintain the building wall line along the block.
Traditionally, commercial buildings were built to the sidewalk edge
and anchored the corner. This should be continued.
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Commercial Core Historic District City of Aspen
page 106 Commercial, Lodging and Historic District
Design Objectives and Guidelines
6.18 Maintain the alignment of façades at the
sidewalk’s edge.
• Place as much of the façade of the building
at the property line as possible.
• Locating an entire building front
behind the established storefront line is
inappropriate.
• A minimum of 70% of the front façade
shall be at the property line.
6.19 A building may be set back from its side
lot lines in accordance with design guidelines
identified in Street & Circulation Pattern and
Public Amenity Space guidelines.
Building Orientation
Development within the core area has been
traditionally oriented with the street grid. This
relationship should be maintained.
6.20 Orient a new building to be parallel to its
lot lines, similar to that of traditional building
orientations.
• The front of a primary structure shall be
oriented to the street.
6.21 Orient a primary entrance toward the
street.
• Buildings should have a clearly defined
primary entrance. For most commercial
buildings, this should be a recessed entry
way.
• Do not orient a primary entrance to an
interior court.
• Providing secondary public entrances to
commercial spaces is also encouraged on
larger buildings.
Maintain the alignment of façades at the sidewalk's edge.
P240
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 107
Building Form
A prominent, unifying element of the Commercial
Core is the similarity of building forms.
Commercial buildings were simple rectangular
solids, deeper than they were wide, with flat roofs.
In a few instances, gabled roofs, with false fronts,
may have been seen. This characteristic of flat
roof lines is important and should be continued
in new projects.
6.22 Rectangular forms should be dominant
on Commercial Core façades.
• Rectangular forms should be vertically
oriented.
• The façade should appear as predominantly
flat, with any decorative elements and
projecting or setback “articulations”
appearing to be subordinate to the dominant
form.
6.23 Use flat roof lines as the dominant roof
form.
• A flat roof, or one that gently slopes to the
rear of a site, should be the dominant roof
form.
• Parapets on side façades should step down
towards the rear of the building.
• False fronts and parapets with horizontal
emphasis also may be considered.
6.24 Along a rear façade, using building forms
that step down in scale toward the alley is
encouraged.
• Consider using additive forms, such as sheds,
stairs and decks to reduce the perceived
scale. These forms should however, remain
subordinate to the primary structure.
• Use projecting roofs at the ground floor over
entrances, decks and for separate utility
structures in order to establish a human
scale that invites pedestrian activity.
Rectangular forms should be dominant on Commercial Core
façades.
street
sidewalk
Orient a building parallel to its lot lines.
YES!YES!NO!YES!
P241
VII.A.
Commercial Core Historic District City of Aspen
page 108 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Maintaining a block façade and orienting new development with
the street grid are two key objectives in the Commercial Core
District.
Building Height, Mass & Scale
The character of the Commercial Core derives
in part from the range and variety of building
heights. These vary from one to three stories.
Building height with traditional lot width and
creates a constantly changing cornice profile along
a block face. This is the basis of the human scale,
architectural character and visual vitality of the
city center. New development in this area should
continue this variation.
With respect to scale, a new building shall also be
sensitive to nearby historic building These range
from single story historic residential structures to
three story Victorian commercial buildings.
Two Story Scale
6.25 Maintain the average perceived scale of
two-story buildings at the sidewalk.
• Establish a two-story height at the sidewalk
edge, or provide a horizontal design element
at this level. A change in materials, or a
molding at this level are examples.
Height Variation
In the Commercial Core area building heights
range from one to three stories. This variation in
façade height is a key characteristic that should
be maintained.
Variation in height should occur where the site is
larger than two traditional lot widths, in order to
reduce overall scale of the building. A variation
in façade height, often in conjunction with setting
back an upper floor, may be required.
6.26 Building façade height shall be varied
from the façade height of adjacent buildings of
the same number of stories.
• If an adjacent structure is three stories and
38 ft. tall, new infill may be three stories, but
must vary in façade height by a minimum
of 2 ft.
Maintain the average perceived scale of two-story buildings at
the sidewalk.
P242
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 109
6.27 A new building or addition should reflect
the range and variation in building height of
the Commercial Core.
• Refer to the zone district regulations to
determine the maximum height limit on the
subject property.
• A minimum 9 ft. floor to ceiling height is to be
maintained on second stories and higher.
• Additional height, as permitted in the zone
district, may be added for one or more of the
following reasons:
- In order to achieve at least a two-foot
variation in height with an adjacent
building.
- The primary function of the building is
civic. (i.e. the building is a Museum, Civic
Building, Performance Hall, Fire Station,
etc.)
- Some portion of the property is affected
by a height restriction due to its proximity
to a historic resource, or location within
a View Plane, therefore relief in another
area may be appropriate.
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable (to be verified by
the Building Department) contribution to
the building's overall energy efficiency,
for instance by providing improved day-
lighting.
6.28 Height variation should be achieved
using one or more of the following:
• Vary the building height for the full depth
of the site in accordance with traditional lot
width.
• Set back the upper floor to vary the building
façade profile(s) and the roof forms across
the width and the depth of the building.
• Vary the façade (or parapet) heights at the
front.
• Step down the rear of the building towards
the alley, in conjunction with other design
standards and guidelines.
A
B
Methods of achieving height variation within a single building
include (A) stepping the building down as it approaches the alley
and (B) stepping the building along the primary façade.
Building façade height shall be varied from the façade height of
adjacent buildings of the same number of stories.
Existing Building New Building
38'42'
A new building or addition should reflect the range and variation
in building height of the Commercial Core.
P243
VII.A.
Commercial Core Historic District City of Aspen
page 110 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Height Variation for Larger Sites
Buildings within the commercial center and
historic core of Aspen represent the traditional lot
widths of the city (30 ft.), either in building width
or the horizontal and vertical design articulation
of the street façade. New development occupying
a site of more than one traditional lot width
should be designed to integrate with the scale
created by narrower existing buildings. The
architectural rhythm of earlier street façades
should also be reflected in new development to
retain and enhance the human scale and character
of the center of the city.
6.29 On sites comprising more than two
traditional lot widths, the façade height shall
be varied to reflect traditional lot width.
• The façade height shall be varied to reflect
traditional lot width.
• Height should be varied every 60 ft.
minimum and preferably every 30 ft. of
linear frontage in keeping with traditional
lot widths and development patterns.
• No more than two consecutive 30 ft. façade
modules may be three stories tall, within an
individual building.
• A rear portion of a third module may rise
to three stories, if the front is set back a
minimum of 40 feet from the street façade.
(e.g. at a minimum, the front 40 feet may be
no more than two stories in height.)
6.30 On sites comprising two or more
traditional lots, a building shall be designed to
reflect the individual parcels. These methods
shall be used:
• Variation in height of building modules
across the site
• Variation in massing achieved through
upper floor setbacks, the roofscape form
and variation in upper floor heights
• Variation in building façade heights or
cornice line
Height variation can occur in a number of ways, depending on site
conditions and design intent.
P244
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 111
Height Adjacent to Historic Structures
The Commercial Core Historic District is the
setting for a very diverse range of historic
structures. Designing a building in the historic
district demands a sensitivity in design analysis
and approach which is exacting and which will
vary with each situation. The intent is that a
new building or addition to an existing building
should be designed to respect the height and
scale of historic buildings within the commercial
core.
6.31 A new building should step down in
scale to respect the height, form and scale of a
historic building within its immediate setting.
6.32 When adjacent to a one or two story
historic building that was originally constructed
for commercial use, a new building within the
same block face should not exceed 28 in height
within 30 ft. of the front façade.
• In general, a proposed multi-story building
must demonstrate that it has no negative
impact on smaller, historic structures
nearby.
• The height and proportions of all façade
components must appear to be in scale with
nearby historic buildings.
6.33 New development adjacent to a single
story historic building that was originally
constructed for residential use shall not exceed
28 ft. in height within 30 ft. of the side property
line adjacent to the historic structure, within
the same block face.
6.34 The setting of iconic historic structures
should be preserved and enhanced when
feasible.
• On sites comprising more than two
traditional lot widths, the third floor of
the adjacent lot width should be set back a
minimum of 15 ft from the front facade.
• Step a building down in height adjacent to
an iconic structure.
• Locate amenity space adjacent to an iconic
structure.
New infill adjacent to historic miners cottages shall not exceed
28 ft. in height within 30 ft. of the property line adjacent to the
historic structure.
Building façade height shall be a maximum of one floor higher
within 30 ft. of an adjacent single story historic building.
Iconic Historic Structures
Visually prominent historic structures
influence the design character of Downtown
Aspen and should be recognized. These are:
• The Wheeler Opera House
• The Elks building
• The Independence building
• Pitkin County Courthouse
• Hotel Jerome
• City Hall
• St. Mary’s Church
Historic One Story Residential
type Building
Historic One Story
Commercial Type
Building
P245
VII.A.
Commercial Core Historic District City of Aspen
page 112 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Design & Articulation
The special character of the Commercial Core relies
upon an intimate human scale and a variation in
building height, massing, design, architectural
detail and materials. This concentrated and rich
visual vitality is infl uenced by the articulation of
the traditional lot width in the city center. It is
important that new buildings which occupy more
than one traditional lot width be articulated to
refl ect these characteristics of Aspens urban form
and scale.
There are limits to the degree of variation that
should occur, however. Excessive articulation
of the street façade, for example in the use of
multiple setbacks from the edge of the sidewalk,
would be out of character. This would weaken
the coherence of the street block and the sense
of enclosure.
Articulation can be refl ected in the height, design
and variation in the modules and form of the
street façades. It is also refl ected in the roofscape.
In the city center this is predominantly of fl at roof
form, often with decorative street façade parapet
& cornice. Because buildings are viewed from
the mountain slopes, enhancing the roofscape is
especially important.
The vertical articulation of the street façade as a
‘base, middle and cap’ is also important in the
composition of a human scale of building and
street façade. This is often defi ned by the fi rst
fl oor storefront, elements of façade composition
and hierarchy of the fenestration pattern, as well
as the cornice or similar horizontal element. The
depth of modeling, texture and detail of the façade
is essential to the creation of the light and shadow
which defi ne and animate the scale and character
of the street façade.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
Architectural proportion of the street façade is an established
characteristic of both traditional and successful urban form, and
the current character of the center of the city.
Traditional building materials convey a sense of human scale.
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VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 113
Expression of Lot Widths
The street façade is composed of a sequence of
buildings defined either in width or in design
arrangement by original lot dimensions. Within
this framework the height of each building or
section of building may vary. The building
façade composition, fenestration pattern, detail
and materials will accentuate the diversity of the
street façade, and consequently the richness of
the street character.
Articulation of the traditional lot width enables
larger scaled development to integrate more
successfully within the current context. It also
creates the opportunity to enhance visual vitality
and activity in various respects within the
building. A new building should be modulated or
otherwise designed to define this unit of scale.
6.35 A new building shall reflect the traditional
lot width (30 ft.) as expressed by two or more of
the following:
• Variation in height at internal lot lines
• Variation in the plane of the front façade
• Street façade composition
• Variation in architectural detailing and
materials to emphasize the building
module
6.36 The detailed design of the building façade
should reflect the traditional scale and rhythm
of the block. This should be achieved using all
of the following:
• The fenestration grouping
• The modeling of the façade
• The design framework for the first floor
storefront
• Variation in architectural detail and/or the
palette of façade materials
one building
30'30'
A larger building may be divided into "modules" that reflect the
traditional scale of construction.
A larger building shall reflect traditional lot widths.
Variation at the traditional lot width is a characteristic of the
Commercial Core that should be maintained.
P247
VII.A.
Commercial Core Historic District City of Aspen
page 114 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Façade Articulation
Traditional architectural composition aligns
elements within adjacent street façades, and in
doing so creates a sense of cohesion and human
scale. Façade articulation depends upon design
definition of the 'base, middle and cap' of the
building façade as well as the reflection of the
traditional lot width.
While the emphasis is often placed on the
stature and design of the first floor storefront,
this visual prominence also depends upon its
relationship with the façade above. The hierarchy
of proportion in the sequence and pattern of
windows and capping cornice help to complete
the façade composition and define the height of
the building in increments which relate to human
scale. The design of a new building should
include such articulation to reflect the traditional
character of the street façade(s).
The three dimensional quality of the design of
the building façade is a characteristic of the city
center. This is also essential to the visual strength,
presence and animation of the street façade,
through play of light and shadow.
The design of buildings within the Core should
include various elements which integrate with
the traditional street façade. Traditionally these
would include pilasters, moldings, cornices,
window dressings and reveals. Contemporary
interpretations of these details are encouraged.
6.37 Divide a larger building into “modules”
that are similar in width to buildings seen
historically.
• Where a building is planned to exceed one
lot width, use a change in design features
to suggest the traditional building widths.
Changes in façade material, window
design, façade height or decorative details
are examples of techniques that should be
used. These variations should be expressed
throughout the depth of the structure,
including its roof, such that the composition
appears to be a collection of smaller
buildings.
Façade sculpting should be an integral part of the design of a
building in the city core.
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VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 115
6.38 Buildings should be designed to reflect
the architectural hierarchy and articulation
inherent in the composition of the street façade.
All of the following should be addressed:
• The design and definition of the traditionally
tall first floor
• The proportions of the upper level
fenestration pattern
• The completion of the sheer street façade(s)
with capping cornice or other horizontal
modeling
6.39 A building should reflect the three-
dimensional characteristics of the street
façade in the strength and depth of modeling,
fenestration and architectural detail.
Repetition of Façade Elements
Patterns are also created along the street by the
repetition of similarly-sized building elements. For
example, the repetition of upper story windows
across some building fronts creates a unifying
effect. In particular, windows, details, ornaments
and cornice moldings reoccur frequently. These
details also have substantial depth, such that they
cast shadow lines and add a three-dimensional
feel to the façade. They combine to form a
composition for each building that has variations
of light and dark, solid and void, rough and
smooth surfaces. This variety within an overall
composition is an essential characteristic, and
should be incorporated in new designs.
6.40 Maintain the repetition of similar shapes
and details along the block.
• Upper story windows should have a vertical
emphasis. In general, they should be twice
as tall as they are wide.
• Headers and sills of windows on new
buildings should maintain the traditional
placement relative to cornices and belt
courses.
Buildings should be designed to reflect the architectural hierarchy
and articulation inherent in the composition of the street façade.
P249
VII.A.
Commercial Core Historic District City of Aspen
page 116 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Rhythm of Entries
Most primary entrances to buildings are recessed,
providing a shaded area that helps to define
doorways and to provide shelter to pedestrians.
The repetition of this feature along the street
contributes to the human scale of the area, and
should be continued in future projects. Entrance
doors were traditionally topped with transom
windows that extended the vertical emphasis of
these openings.
6.41 Maintain the pattern created by recessed
entry ways that are repeated along a block.
• Set the door back from the front façade
approximately 4 feet. This is an adequate
amount to establish a distinct threshold for
pedestrians.
• Where entries are recessed, the building line
at the sidewalk edge should be maintained
by the upper floor(s).
• Use transoms over doorways to maintain
the full vertical height of the storefront.
Alignment of Horizontal Elements
A strong alignment of horizontal elements exists
that reinforces the overall two-story scale of the
district. Alignment is seen at the first floor level
with moldings that are found at the top of display
windows; at upper floor levels, alignment is
found among cornices, window sills and headers.
This alignment of horizontal features on building
façades is one of the strongest characteristics
of the street and should be maintained in new
construction.
6.42 The general alignment of horizontal
features on building fronts should be
maintained.
• Typical elements that align include window
moldings, tops of display windows,
cornices, copings and parapets at the tops
of buildings.
• When large buildings are designed to appear
as several buildings, there should be some
slight variation in alignments between the
façade elements.
The alignment of horizontal features on building façades is one of
the strongest characteristics of the street and should be maintained
in new construction.
The repetition of this feature along the street contributes to the human
scale of the area, and should be continued in future projects.
P250
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 117
Street Level Character
Aspen is widely recognized for its visually
vibrant and attractive street character. Several
characteristics combine to create this. They
include the stature and also the design character
of the traditional first floor retail frontage.
New development within the central area of the
city should be designed to acknowledge, reflect
and interpret these characteristics. The quality of
the design of the first floor is also essential to the
creation of an attractive and successful secondary
frontage to the side or the rear of the building.
Floor Stature
The architectural proportion of the street façade
is an established characteristic of both traditional
and successful urban form, and the current
character of the Commercial Core. The design
of a new building should respect the heights of
traditional building design, in the stature of the
first floor and in the hierarchy and the proportion
of upper floors as expressed in the building
façade.
The street level features of traditional Aspen
commercial buildings are clearly distinguishable
from the upper floors. First floors are
predominantly fixed plate glass with a small
percentage of opaque materials. Upper floors
are the reverse; opaque materials dominate, and
windows appear as smaller openings puncturing
the solid walls. These windows are usually
double-hung. The street level is generally taller
than the upper floors. Storefronts of 12 to 14 feet
high are typical, whereas second floors of 10 to
12 feet are typical.
6.43 Any new building shall be designed to
maintain a minimum of 9 feet from floor to
ceiling on all floors.
Buildings in the Commercial Core in Aspen have a typically fixed
plate glass first floor and subordinate upper floors.
The architectural proportion of the street façade is an established
characteristic of both traditional and successful urban form, and
the current character of the Commercial Core.
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VII.A.
Commercial Core Historic District City of Aspen
page 118 Commercial, Lodging and Historic District
Design Objectives and Guidelines
6.44 Maintain the distinction between the
street level and upper floors.
• No upper floor shall be taller than the first
floor.
• Floor-to-floor heights should appear to
be similar to those seen historically. In
particular, the windows in new construction
should appear similar in height to those seen
traditionally.
• The first floor of the primary façade should
be predominantly transparent glass.
• Upper floors should be perceived as being
more opaque than the street level. Upper
story windows should have a vertical
emphasis.
• Highly reflective or darkly tinted glass is
inappropriate.
• Express the traditional distinction in floor
heights between street levels and upper
levels through detailing, materials and
fenestration. The presence of a belt course is
an important feature in this relationship.
6.45 A new building should be designed to
maintain the stature of traditional street level
retail frontage.
• This should be 13-15 ft. in floor to floor height
on the first floor.
• The minimum required first floor height
must be maintained for at least the first
50 foot depth of the lot, and may only be
dropped to a lower height beyond that
point for areas that are devoted to storage,
circulation, offices, restaurant kitchens, alley
commercial spaces, or similar secondary
uses.
Recessed
entry
Cornice
Upper story
windows
Belt course
Transom
Display win-
dow
Kickplate
Typical façade elements of commercial buildings in Aspen.
Maintain the stature of the traditional first floor store frontage.
P252
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 119
The alignment of first floor elements as well as articulation of the
storefront and façade are important to the character of Downtown
Aspen.
6.46 Minimize the appearance of a tall third
floor.
• Where a third floor height is in excess of 12
ft., it should be set back a minimum of 15 ft.
from the street façade to reduce the apparent
height.
• Increase the parapet height to screen the
visual impact of a tall top floor.
• The design of a set back third floor shall be
simpler in form, more subdued in modeling,
detail and color than the primary façade.
First Floor Character
The characteristic street level storefront, the
relationship between the retail entrance and
sidewalk, the architectural embellishment and
detail and the quality of materials combine to
create the visual vitality and interest associated
with the street level retail frontage.
6.47 The first floor façade and retail frontage
should be designed to concentrate interest at
the street level, using the highest quality of
design, detailing and materials.
• The framework for the first floor of the
façade, as identified in architectural tradition
as characteristic first floor design.
• An entryway, door and transom light
designed to use the full storefront height.
• A distinct change in the palette of materials
used for the first floor design framework.
• The depth and strength of the modeling of
elements and details.
Retail Entrance
The close relationship between the level of the
shop frontage and entrance with the public
sidewalk is critical to a successful retail character.
A new building should locate an entrance at
sidewalk level. Elevated or sunken entrances
should be avoided.
6.48 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be designed to maintain as close to a level
entrance as possible.
Concentrate interest and detail at the street level.
P253
VII.A.
Commercial Core Historic District City of Aspen
page 120 Commercial, Lodging and Historic District
Design Objectives and Guidelines
6.49 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary façade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted.
Transparency
The transparency created by large storefront
window area and the immediate relationship
this creates between public and internal display,
interest and attraction, should be an integral part
of the design of a new building in the central
commercial area.
6.50 Window area along the first floor shall be
a minimum of 60% of exterior street façade area
when facing principal street(s).
6.51 A building shall be designed to maintain
or create the character and transparency of the
traditional street level retail frontage. This
shall be achieved using more than one of the
following:
• A traditional recessed retail entrance
• Retail display cases
• Appropriately designed signage and
lighting
Storefront Design
The traditional storefront, where architectural
display was frequently used to draw attention
to retail goods display, remains an essential
feature of the attractive and vibrant commercial
center. The role and relationship of the traditional
storefront can readily be interpreted through
contemporary design. A new building shall be
designed to express these principles.
Design of the first floor storefront should include particular attention
to the basic elements and proportions of storefront design.
Concentrate interest at street level using the highest quality
of design, detailing and materials.
P254
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 121
6.52 Design of the first floor storefront should
include particular attention to the following:
• The basic elements and proportions of
storefront design
• Depth and strength of modeling
• The palette of materials and finishes used
in both the structural framework and the
storefront window
• The concentration of architectural detail to
ensure a rich visual experience
• The careful and complementary use of
signage and lettering to enhance the retail
and downtown character
• The careful use of lighting to accentuate
visual presence.
Side and Rear Façades
6.53 Side and rear building façades should be
designed and articulated to reduce the apparent
scale of the building and create visual interest.
6.54 Side and rear façades providing retail
frontage shall include a distinct definition of
the first floor, fenestration, design articulation,
and/or display cases.
6.55 Retail frontage facing onto side courts
or rear alleys should follow similar design
principles to street frontage, adjusted for the
scale of the space.
Corner Lots
6.56 Special features that highlight buildings
on corner lots may be considered.
• Develop both street elevations to provide
visual interest to pedestrians.
• Corner entrances, bay windows and towers
are examples of elements that may be
considered to emphasize corner locations.
• Storefront windows, display cases and
other elements that provide visual interest
to façades along side streets are also
appropriate.
The Wheeler Opera House uses a combination of storefront and
smaller windows to articulate the façade along the secondary
street.
P255
VII.A.
Commercial Core Historic District City of Aspen
page 122 Commercial, Lodging and Historic District
Design Objectives and Guidelines
A building should be designed to respect the traditional lot width
and scale in the roofscape.
Roofscape design is an important element within the city core since
it is often seen from Aspen Mountain above.
Roofscape
City roofscape should be regarded as one
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape. The form seen from above
should reinforce the rhythm and scale of the street
façade.
6.57 A larger building should reflect the
traditional lot width in the form and variation
of its roof in order to maintain the scale of the
area. This should be achieved through the
following:
• A set back of the top floor from the front
façade
• Reflect the traditional lot width in the roof
plane
6.58 The roofscape should be designed with
the same design attention as the secondary
elevations of the building.
• Group and screen mechanical units from
view.
• Locate mechanical equipment to the rear of
the roof area.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building façades
• Design roof garden areas to be unobtrusive
from the street.
• Use 'green roof' design best practice, where
feasible.
P256
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 123
Architectural Materials
The Commercial Core of Aspen is comprised
of a rich variety of building materials, some of
local origin. Predominant within this palette is
the range of generally high quality brick and
natural stone used for prominent commercial
and civic buildings. In contrast, wood is the
material for the construction of early residential
buildings. The combination, quality and variation
traditionally found in these materials within the
Commercial Core area creates and maintains a
sense of history, durability and permanence. This
should be preserved.
A range of façade materials should be used to
reduce the apparent scale of a larger building.
The immediate setting of a historic building
will require particular care in the choice of
materials.
A new building should respect the range and
quality of these existing materials. The palette of
materials adopted for all façades of the building
should reflect, complement and enhance the
evolving form and character of the center of the
city.
6.59 High quality, durable materials should be
employed.
• The palette of materials proposed for all
development should be specified and
approved as part of the general and detailed
development approvals process, including
samples of materials as required.
6.60 Building materials should have these
features:
• Convey the quality and range of materials
seen historically
• Reduce the scale and enhance visual
interest
• Convey human scale
• Have proven durability and weathering
characteristics within this climate
Stone is high quality material that has been used traditionally in
Aspen. Its use should be continued where feasible.
P257
VII.A.
Commercial Core Historic District City of Aspen
page 124 Commercial, Lodging and Historic District
Design Objectives and Guidelines
6.61 The palette of materials used for new
buildings within the core should reflect the
predominantly masonry (brickwork and
natural stonework) palette of this area.
6.62 A building or additions to a building
should reflect the quality and the variation
traditionally found in these materials within
the central commercial core.
6.63 Where contemporary materials are used
they shall be:
• High quality in durability and finish
• Detailed to convey a human scale
• Compatible with a traditional masonry
palette
6.64 Materials used for third floor
accommodation set back from the street
façade(s) should be more subdued than the
primary façades.
Reflect the quality and detail found traditionally.
Reflect the materials found traditionally.
P258
VII.A.
Commercial Core Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 125
Paving and Landscaping
Certain settings and buildings within the city
are markedly enhanced by the quality of design
and materials in paving and/or landscaping. It
is important that this is recognized and retained
where it exists. It is equally important that the
opportunity is taken in all development to create
paving and landscaping design of the highest
quality with the consequent enhancement of the
city setting.
Proposed enhancements within the public right
of way shall form part of a comprehensive
improvement proposal for the street or area, and
will be assessed and approved in relation to these
objectives.
6.65 Paving and landscaping should be
designed to complement and enhance the
immediate setting of the building and area.
Paving and landscaping should be designed to complement and
enhance the immediate setting of the building area as well as
amenity spaces.
Decorative paving can enhance the
experience of the Commercial Core.
P259
VII.A.
Commercial Core Historic District City of Aspen
page 126 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP260
VII.A.
City of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 127
Main Street Historic DistrictEncompassing portions of the Mixed Use Zone DistrictDesign Objectives and Guidelines
This chapter presents guidelines for new
construction and alterations to existing non-
historic structures in the Main Street Historic
District. First, the goals for and characteristics
of this district are summarized, and then specific
guidelines are presented.
Location
This area covers the Main Street Historic District
and is defined by the rear alleys to either side of
Main Street itself in the western approach to the
city center.
Policy:
Creative solutions that are compatible with the historic mining character of the Main Street Historic
District are strongly encouraged, while designs that seek to contrast with the existing context simply
for the sake of being different are discouraged. This will help protect the established character of the
district, while also allowing new, compatible design.
The Main Street Mixed Use Area extends nine blocks along West Main Street.
Existing Character
Development in what is now called the Main
Street Historic District began with housing built
during the early mining era in Aspen. Soon a
few small, commercial businesses sprang up on
corners in the neighborhood, along with civic
buildings such as churches. The early streets were
lined with trees which was typical of a residential
area. Starting in the 1940s, development of
lodging occurred, either as stand-alone hotels
and motels or as bed and breakfasts. While some
of these more recent buildings may also be of
significance, they do not establish the historic
context for Main Street.
Main Str
e
e
t Aspen StreetP261
VII.A.
Main Street Historic District City of Aspen
page 128 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Street Pattern
The historic area is defined by the portion of the
street block immediately flanking the street. The
east-west alignment of the street and the regular
street grid imparts a quiet background, discipline
and formality within the predominantly small
scale variety of older and more recent buildings.
Original lot and garden areas still frame the
majority of the buildings along the street.
Setbacks should reflect a traditional residential
character. Setbacks should be in line with historic
and residential context to the extent feasible and
they should convey a lawn character. The intent
is to reflect the traditional residential appearance
at the street, while accommodating new uses.
Streetscape features
• Mature cottonwood trees in the right-of-way
provide a shaded environment and sense of
rhythm along the street.
• Bands of grass lie between the sidewalk and
curb.
• The primary walkway is along the north
side of Main Street; however, closer to
the Commercial Core District, concrete
sidewalks exist on both the north and south
sides of Main Street.
Traditional tree-lined streets with smaller residential structures
remain an important part of this district.New development should respect the scale and character of historic
structures.
Building Character
Where larger-scale development has taken
place, its impact tends to be moderated by the
immediate character and scale of the setting. This
smaller scale of development, against a dramatic
mountain backdrop, creates a memorable
streetscape of generally narrow lots and residential
building scale. Building height averages two
stories with many single story buildings. Roof
form and profile, as well as building orientation,
are important characteristics. Building setbacks
define a detached relationship to the street and a
particular rhythm and character.
Wood is the most common building material and,
along with the series of cottonwood trees, helps
to maintain a sense of tranquil shade, historical
continuity and urban maturity. Residential
fencing helps to define lot and street lines, and
brings an additional level of detail to the street
scene. Brickwork was an early material for larger
residences and other materials, such as stucco and
manufactured logs, have been introduced by later
lodge development.
P262
VII.A.
Main Street Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 129
Design Objectives
1. Preserve the integrity of the historic district.
The primary period of significance for Main Street
is the mining era in Aspen. The primary objective
is to preserve this character while accommodating
compatible development and change. Individual
buildings from later periods may also be of
historic significance. They should be preserved
and their context should be respected in future
development.
2. Maintain traditional building widths.
People constructed many buildings that were
similar in width to nearby structures, and
generally in proportion to the lot size. This helped
to establish a relatively uniform scale for the
neighborhood and, when these buildings were
evenly spaced along a block, a sense of rhythm
resulted. In such a case, the perceived width of a
new building should appear similar in size to that
of historic buildings in the area in order to help
maintain this sense of visual continuity.
3. Maintain the range of traditional building
and roof forms.
A similarity of building forms also contributes
to a sense of visual continuity along Main Street.
In order to maintain this feature, a new building
should have basic roof and building forms that
are similar to those seen traditionally. Overall
facade proportions also should be in harmony
with the context.
4. Maintain the character of traditional
materials.
The predominant use of wood siding is another
important feature in the district. Building
materials of new structures and additions to
existing structures should contribute to this visual
continuity of the neighborhood by reflecting the
scale and texture of traditional materials. While
new materials may be considered, they should
appear similar to those seen traditionally to
establish a sense of visual continuity.
Mature cottonwood trees in the right-of-way provide a shaded
environment and sense of rhythm along the street.
5. Incorporate architectural details that are in
character with the district.
Entries are clearly defined on most structures in
the neighborhood. Porches, porticos and stoops
are elements that typically define entries. These
features add a one-story element to the fronts of
buildings, helping to establish a uniform sense of
human scale along the block. They are essential
elements of the neighborhood that should be
maintained. Other architectural details also
contribute to the sense of character of the street,
adding visual interest for pedestrians. Their
continued use is strongly encouraged.
6. Maintain the characteristics of traditional
windows and doors.
The similarity of window and door size and
location contributes to a sense of visual continuity
along the street. In order to maintain this sense
of visual continuity, a new building should
maintain the basic window and door proportions
and placement patterns seen traditionally in the
district.
P263
VII.A.
Main Street Historic District City of Aspen
page 130 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Figure Ground
Draft 2
February, 2007Not To Scale
STREET/ALLEY
EXISTING BUILDING
HISTORIC BUILDING
EXISTING PASSAGEWAY
LEGEND
The network of streets, alleys and existing pedestrian passageways
enhances access in the Main Street Historic District.
Street & Alley Systems
The street pattern is essential "infrastructure" to
the creation and maintenance of the character
of Aspen. The circulation pattern provided
by the network of streets and alleys should be
retained for maximum public access. It should
not be enclosed by gating and it should not be
spanned by development above. Wherever
possible, pedestrian access should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
attraction, permeability, intricacy and interest of
the city center.
Street Grid
7.1 Preserve the historic district’s street plan.
• Three distinct street grids intersect in the
neighborhood (Main Street, side streets and
alleys). This layout should be retained.
Alleys
7.2 Maintain the traditional character and
function of an alley where it exists.
• Locate buildings and fences along the alley’s
edge to maintain its narrow width.
• Paving alleys is strongly discouraged.
• Closing an alley is inappropriate.
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
The character of the alley can be enhanced by building form.
Maintain the traditional character and function of an alley.
P264
VII.A.
Main Street Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 131
Parking
The character of the Main Street District is one
which is most appreciated on foot. The human-
scale, walkable concentration of streets and spaces
lies at the heart of the attraction of the area. The
visual impact of parking shall be minimized.
7.3 Parking shall not be positioned between
the building and the street. Visual impacts shall
be minimized in one or more of the following
ways:
• Parking shall be placed underground or in
a structure wherever possible.
• Where surface parking must be provided,
it shall be located to the rear or the interior
of the property, behind the structure.
• Surface parking shall be externally buffered
with landscaping, and internally planted
and landscaped to soften parking areas.
7.4 Underground parking access shall not
have a negative impact on the character of the
street. Underground parking access shall be:
• Located on a secondary street where feasible
- except where alley access is feasible.
• Designed with the same attention to detail
and materials as the primary building
façade.
• Integrated into the building design.
Where surface parking must be provided, it shall be located to the
rear of property, behind the structure.
P265
VII.A.
Main Street Historic District City of Aspen
page 132 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Placement
Setbacks & Building Alignment
The pattern of principal and side street, as well as
the alley, should be retained and enhanced. The
predominant pattern and scale of development
is varied but well defined. Building alignment
varies along the street, but in larger buildings
perpendicular ridge lines and street facing gables
predominate. The slightly varying setbacks
create an orchestrated visual vitality which,
along with building scale, should be respected
in further development. Mature trees also should
be safeguarded.
Corner sites present the scale of the building in a
very public three dimensions. Particular attention
to design and building configuration to accord
with this scale and presence will be required.
Site design features
• Residential buildings have relatively uniform
front-setbacks. Although front setbacks are
not identical, the minimal variation creates
a sense of rhythm along the street.
• Larger homes along Main Street generally
have larger front-setbacks, while the
smaller miner cottages have smaller front-
setbacks.
• Larger residential units are generally located
on multiple lots, and centered within the
lots.
• Side-setbacks of larger homes are often half-
or full lot width.
• Smaller homes have minimal side-setbacks
and fill most of the lot width.
• Despite the variety in setback patterns
between house sizes, houses generally
are oriented towards the street, with their
primary entrance facing the street.
• Secondary structures are set towards the
rear and sides of the lots along the alleys.
• Commercial units were historically located
on corner lots and fronted the sidewalk.
More recent commercial buildings are sited
similarly to residential patterns.
A variety of building setbacks exist along Main Street.
Appropriate: When constructing a new building, locate it to fit
within the range of yard dimensions seen in the block.
Inappropriate: Although this building has placed a fence in
the typical setback range, the building is setback too far from the
street.
P266
VII.A.
Main Street Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 133
7.5 Respect historic settlement patterns.
• Site a new building in a way similar to
historic buildings in the area. This includes
consideration of building setbacks, entry
orientation and open space.
7.6 Where a sidewalk exists, maintain its
historic material and position.
• Historically, sidewalks were detached
from the curb, and separated by a planting
strip.
7.7 Minimize the use of curb cuts along the
street.
• Provide auto access along an alley wherever
possible.
• New curb cuts are not permitted.
• Whenever possible, remove an existing curb
cut.
Site
7.8 Provide a walk to the primary building
entry, perpendicular from the public sidewalk.
Orientation
7.9 Orient a new building in a manner that is
similar to the orientation of buildings during
the mining era, with the primary entrance
facing the street.
• The building should be oriented parallel to
the lot lines, maintaining the traditional grid
pattern of the block.
• A structure, or each street-facing unit in
the case of a multifamily structure, should
have a primary entrance that faces the street.
The entrance to the structure should be at
an appropriate residential scale and visible
from the street.
Provide a walk to the primary building entry, perpendicular from
the public sidewalk.
Orient a new building in a manner that is consistent with the
orientation of traditional development along Main Street.
Respect historic settlement patterns in a new building.
P267
VII.A.
Main Street Historic District City of Aspen
page 134 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Victorian residences remain a beloved historical style throughout
Aspen.
Building Alignment
7.10 When constructing a new building, locate
it to fit within the range of yard dimensions
seen in the block historically during the mining
era.
• These include front yard , side yard and rear
yard setbacks.
• Setbacks vary in some areas, but generally
fall within an established range. A greater
variety in setbacks is inappropriate in this
context.
• Consider locating within the average range
of setbacks along the block.
Secondary Structures
7.11 Locate a new secondary structure in a
manner that is similar to those seen historically
in the district.
• Secondary structures should be placed along
the alley edge.
Building Form
A similarity of building forms also contributes
to a sense of visual continuity along Main Street.
In order to maintain this feature, a new building
should have basic roof and building forms that
are similar to those seen traditionally. Overall
facade proportions also should be in harmony
with the context.
The character of the roof is a major feature of
historic buildings in the Main Street District.
The similar roof forms contribute to the sense of
visual continuity when repeated along the street.
In each case, the roof pitch, its materials, size
and orientation are all important to the overall
character of the building. New construction
should not break from this continuity. New
structures and their roofs should be similar in
character to their historic neighbors.
Similarity of building forms also contribute to the visual continuity
along Main Street.
Building and roof form on new structures should be similar in
character to their historic neighbors.
P268
VII.A.
Main Street Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 135
New infill should maintain the mass and scale of existing
development. One story porches and variation in massing reflect
the building tradition of the area.
Building Height, Mass & Scale
The well-defined pattern of building height, mass
and scale on Main Street should be preserved.
Here the building spacing, scale, height and roof
profiles create a design discipline for the form of
future development. Larger buildings within the
area should step down in scale next to residential
units.
7.12 A new structure should step down in scale
where it abuts a single story historic structure.
7.13 A new building or addition should reflect
the range and variation in building height of
the Main Street Historic District.
• Refer to the zone district regulations to
determine the maximum height limit on the
subject property.
• A minimum second story floor to cieling
height of 9 ft. should be used in a method
that is respectful to historic buildings.
• Additional height, as permitted in the zone
district, may be added for one or more of the
following reasons:
- The primary function of the building
is civic. (i.e. the building is a Museum,
Performance Hall, Fire Station, etc.)
- Some portion of the property is affected
by a height restriction due to its proximity
to a historic resource, or location within
a View Plane, therefore relief in another
area may be appropriate.
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable (to be verified by
the Building Department) contribution to
the building's overall energy efficiency,
for instance by providing improved
daylighting.
Building Scale
7.14 Design a new building to appear similar
in scale to those in the district during the
mining era.
• Generally, a new building should be one to
two stories in height.
Subdivide the mass of larger structures into smaller "modules" to
reflect the traditional scale of development on Main Street.
7.15 On larger structures, subdivide the mass
into smaller “modules” that are similar in size
to single family residences or Victorian era
buildings seen traditionally on Main Street.
• Other subordinate modules may be attached
to the primary building form.
P269
VII.A.
Main Street Historic District City of Aspen
page 136 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Building Design & Articulation
Entries are clearly defi ned on most structures in
the neighborhood. Porches, porticos and stoops
are elements that typically defi ne entries. These
features add a one-story element to the fronts of
buildings, helping to establish a uniform sense of
human scale along the block. They are essential
elements of the neighborhood that should be
maintained. Other architectural details also
contribute to the character of the street, adding
visual interest for pedestrians. Their continued
use is strongly encouraged.
Architectural features
• The Main Street District has developed into
a mixture of commercial and residential
forms.
• The Main Street District is composed of
varying architectural styles refl ecting the
development phases of Aspen.
• The historic mining era is responsible for the
majority of small miner’s cottages and larger
high-style homes, although considerable
infi ll has occurred due to the ski industry.
• Infi ll buildings include samples of Chalet
style and Rustic style buildings.
• Residential buildings are primarily
vernacular designs, with highlights of Queen
Anne buildings.
7.16 Use building components that are
similar in size and shape to those of the
Victorian era residences seen traditionally on
Main Street.
• These include windows, doors and
porches.
• Overall, details should be modest in
character.
Final Review Design Guidelines
The following design guidelines shall apply at the fi nal review stage.
Use building components that are similar in size and shape to those
seen traditionally on Main Street.
P270
VII.A.
Main Street Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 137
7.17 The imitation of older historic styles is
discouraged.
• This blurs the distinction between old and
new buildings.
• Highly complex and ornately detailed
revival styles that were not a part of Aspen’s
history are especially discouraged.
Windows & Doors
The similarity of window and door size and
location contributes to a sense of visual continuity
along the street. In order to maintain this sense
of visual continuity, a new building should
maintain the basic window and door proportions
and placement patterns seen traditionally in the
district.
7.18 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
7.19 Incorporate an airlock entry into the
plan for all new structures.
• An airlock entry that projects forward of
the primary façade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric "airlock"
to provide protection from winter weather
is not permitted.
Maintain the scale and proportion of window and door size and
location along Main Street.
P271
VII.A.
Main Street Historic District City of Aspen
page 138 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Architectural Materials
The existing palette of building materials within
the Main Street Historic District is an essential
part of the sense of evolution of the area and its
current character. Primarily wood and masonry
define the majority of the area and express both
human scale, structure, detail and a sense of
historical continuity. These materials have been
used in recent lodge development within the
area.
The predominant use of wood siding is another
important feature in the district. Building
materials of new structures and additions to
existing structures should contribute to this visual
continuity of the neighborhood by reflecting the
scale and texture of traditional materials. While
new materials may be considered, they should
appear similar to those seen traditionally to
establish a sense of visual continuity.
Materials
• Historically, masonry and wood buildings
characterized the district.
• Stucco and manufactured logs are seen
among the infill buildings from the early
ski-era.
7.20 Use building materials that are similar
to those used historically.
• When selecting materials, reflect the simple
and modest character of historic materials
and their placement.
Roofing Materials
7.21 Use roofing materials that are similar in
appearance to those seen historically.
Use materials on the exterior façade of
buildings that convey a human scale.
Wood is one of the most common building materials along Main
Street.
P272
VII.A.
Main Street Historic DistrictCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page 139
Paving & Landscaping
Certain settings and buildings within the city are
associated with the quality of design and materials
in paving and/or landscaping. It is important that
this be recognized and retained where it exists, is
of historic relevance, or otherwise successful.
The site and setting of all development shall
be enhanced by design of both paving and
landscaping within any proposal. Proposed
enhancements within the public right of way
shall form part of a comprehensive improvement
proposal for the street or area, and approval will
be required.
Landscape design features
• Some historic houses still retain their front
yard original fence patterns that create a
distinct residential character. These fences
are low and transparent in nature.
• Landscaping is dominated by shade trees
along the right-of-way, although lilacs are
common plantings adjacent to houses.
7.22 Landscaping and paving should have the
following characteristics:
• Enhance the street scene
• Integrate the development with its setting
• Reflect the quality of the architectural
materials
7.23 Landscaping should create a buffer
between the street and sidewalk.
Landscaping should create a buffer between the street and
sidewalk.
P273
VII.A.
Main Street Historic District City of Aspen
page 140 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP274
VII.A.
CCCC
CACA
MBMB
RARA
RARA
CMUCMU
CMUCMU
MSMS CACA
Character Areas
Appendix A-1
June, 2007
Not To Scale
CHARACTER AREA (ZONE DISTRICT)
CA Commercial Area (C-1, CL, L, MU, NC)
CMU Central Mixed Use (MU)
RA River Approach (SCI, NC)
MB Mountain Base (L, LP)
Small Lodges (LO, LP)
CC Commercial Core Historic District (CC)
MS Main Street Historic District (MU)
LEGEND
Small Lodges (LO, LP)
C
M
Y
CM
MY
CY
CMY
K
Aerial_Area.pdf 8/9/07 3:49:00 PMAerial_Area.pdf 8/9/07 3:49:00 PM
P275VII.A.
Appendix A-2
April, 2007
Not To Scale
Zoning Map
ZONING DISTRICTS
Mixed Use (MU)
Commercial Core (CC)
Commercial (C-1)
Service Commercial and Industrial (SCI)
Lodging (L)
Parks (P)
Commercial Lodge (CL)
Neighborhood Commercial (NC)
C
M
Y
CM
MY
CY
CMY
K
Zoning_11x17.pdf 8/9/07 4:04:06 PMZoning_11x17.pdf 8/9/07 4:04:06 PM
P276VII.A.
CCCC
CACA
CACA
MBMB
RARA
RARA
CMUCMU
CMUCMU
MSMS
Appendix A-3
April, 2007
Not To Scale
Zoning Map Character Area Overlay
CA Commercial Area
CMU Central Mixed Use
RA River Approach
MB Mountain Base
Small Lodges
CC Commercial Core Historic District
MS Main Street Historic District
LEGEND
CHARACTER AREAS
ZONING DISTRICTS
Mixed Use (MU)
Commercial Core (CC)
Commercial (C-1)
Service Commercial and Industrial (SCI)
Lodge (L)
Parks (P)
Commercial Lodge (CL)
Neighborhood Commercial (NC)
C
M
Y
CM
MY
CY
CMY
K
Zoning_Area11x17.pdf 8/9/07 4:05:12 PMZoning_Area11x17.pdf 8/9/07 4:05:12 PM
P277VII.A.
GlossaryCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page B-1
Adaptive reuse. Refers to the recycling of an old building for a use other than that for which it was originally constructed. This can involve a sensitive rehabilitation that retains much of a building's original character, or it can involve extensive remodeling.
Alignment. The arrangement of objects along a straight line.
Appurtenances. An additional object added to a building; typically includes vents, exhausts hoods, air conditioning units, etc.
Arch. A structure built to support the weight above an opening. A true arch is curved. It consists of wedge-shaped stones or bricks called Voussoirs (vu-swar’), put together to make a curved bridge that spans the opening.
Ashlar. A square, hewn stone used in building. It also refers to a thick, dressed, square stone used for facing brick walls.
Asphalt Shingles. A type of roofing material composed of layers of saturated felt, cloth or paper, and coated with a tar or asphalt substance and granules.
Association. As related to the determination of "integrity" of a property, association refers to a link of a historic property with a historic event, activity or person. Also, it refers to the quality of integrity through which a historic property is linked to a particular past time and place.
Balcony. A platform projecting from the wall of an upper story, enclosed by a railing or balustrade, with an entrance from the building and supported by brackets, columns or cantilevered out.
Baluster. A short, upright column or urn-shaped support of a railing.
Balustrade. A row of balusters and the railing connecting them. Used as a stair or porch rail.
Bargeboard. A projecting board, often decorated, that acts as trim to cover the ends of the structure where a pitched roof overhangs a gable.
Bay Window. A window or set of windows which project out from a wall, forming an alcove or small space in a room; ordinarily begins at ground level, but may be carried out on brackets or corbels.
Beltcourse. A flat, horizontal member of relatively slight projection, marking a division in the wall plane.
Block Facade. The composition of the front or side facades of the buildings which comprise the street block enclosing that part of the street.
Board and Batten. Vertical plank siding with joints covered by narrow wood strips.
Bracket. A supporting member for a projecting element or shelf, sometimes in the shape of an inverted L and sometimes as a solid piece or a triangular truss.
Building. A resource created principally to shelter any form of human activity, such as a house.
Clapboards. Narrow, horizontal, overlapping wooden boards, usually thicker along the bottom edge, that form the outer skin of the walls of many wood frame houses. The horizontal lines of the overlaps generally are from four to six inches apart in older houses.
Column. A slender upright structure, generally consisting of a cylindrical shaft, a base and a capital; a pillar. Usually a supporting or ornamental member in a building.
Commercial Type Building. This historical building type is here often characterized by large display window(s) and doorway set within a first floor store frontage. Such buildings may be single or multi-story.
Glossary of Terms
P278
VII.A.
Glossary City of Aspen
page B-2 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Composition Shingles. (See "asphalt shingles.")
Conjectural. Design based on or involving guesswork or an unsubstantiated theory.
Contributing Resource. A building, site, structure, or object adding to the significance of a historic district.
Corbelling. A series of projections, each stepped out further than the one below it; most often found on brick walls and chimney stacks.
Cornice. The continuous projection at the top of a wall. The top course or molding of a wall when it serves as a crowning member.
Design. As related to the determination of "integrity" of a property, design refers to the elements that create the physical form, plan, space, structure and style of a property.
Dormer. A window set upright in a sloping roof. The term is also used to refer to the roofed projection in which this window is set.
Dentil Molding. A molding with a series of small blocks that look like teeth, usually seen under a cornice.
Eave. The underside of a sloping roof projecting beyond the wall of a building.
Elevation. A mechanically accurate, "head-on" drawing of a face of a building or object, without any allowance for the effect of the laws of perspective. Any measurement on an elevation will be in a fixed proportion, or scale, to the corresponding measurement on the real building.
Facade. Front or principal face of a building; any side of a building that faces a street or other open space.
False Front. A front wall which extends beyond the sidewalls of a building to create a more imposing facade.
Fascia. A flat board with a vertical face that forms the trim along the edge of a flat roof, or along the horizontal, or "eaves," sides of a pitched roof. Rain gutters are often mounted on it.
Fenestration. The arrangement and design of windows in a building.
Finial. The decorative, pointed terminus of a roof or roof form.
Form. The overall shape of a structure (e.g., most structures are rectangular in form).
Frame. A window component. (See also "window parts.")
Gable. The portion that is above eave level, on an end wall of a building with a pitched or gambrel roof. In the case of a pitched roof, this takes the form of a triangle. The term is also used sometimes to refer to the entire end wall.
Glazing. Fitting glass into windows and doors.
Head. The top horizontal member over a door or window opening.
Historic District. A significant concentration of sites, buildings, structures or objects united historically or aesthetically by plan or physical development and so designated by the City.
In-Kind Replacement. To replace a feature of a building with materials of the same characteristics, such as material, texture, color, etc.
Lancet Window. A narrow, vertical window that ends in a point.
Lap Siding. (See "clapboards.")
Lintel. A heavy horizontal beam of wood or stone over an opening of a door or window to support the weight above it.
Mass. The physical size and bulk of a structure.
P279
VII.A.
GlossaryCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page B-3
Masonry. Construction materials such as stone, brick, concrete block or tile.
Material. As related to the determination of “integrity” of a property, material refers to the physical elements that were combined or deposited in a particular pattern or configuration to form a historic property.
Modillion. The projecting decorated bracket used in a series to support a cornice.
Module. The appearance of a single facade plane, despite being part of a larger building. One large building can incorporate several building modules.
Molding. A decorative band or strip of material with a constant profile or section designed to cast interesting shadows. It is generally used in cornices and as trim around window and door openings.
Muntin. A bar member supporting and separating panes of glass in a window or door.
Non-contributing Resource. A building, site, structure or object that does not add to the historic significance of a property.
Oriel Window. A projecting bay with windows, which emerges from the building at a point above ground level. It is often confused with a bay window which ordinarily begins at ground level.
Orientation. Generally, orientation refers to the manner in which a building relates to the street. The entrance to the building plays a large role in the orientation of a building. Generally the entrance, and thus the orientation, faces the street.
Parapet. A low wall or railing often used around a balcony or along the edge of a roof.
Pediment. A triangular section framed by a horizontal molding on its base and two sloping moldings on each of its sides. Usually used as a crowning member for doors, windows and mantles.
Period of Significance. Span of time in which a property attained the significance.
Pier. The part of a wall between windows or other openings. The term is also used sometimes to refer to a reinforcing part built out from the surface of a wall; a buttress.
Pilaster. A support or pier treated architecturally as a column, with a base, shaft and capital that is attached to a wall surface.
Post. A piece of wood, metal, etc., usually long and square or cylindrical, set upright to support a building, sign, gate, etc.; pillar; pole.
Preservation. Keeping an existing building in its current state by a careful program of maintenance and repair.
Property. Area of land containing a single historic resource or a group of resources.
Protection. The act or process of applying measures designed to affect the physical condition of a property by defending or guarding it from deterioration, loss or attack, or to cover or shield the property from danger of injury. In the case of buildings and structures, such treatment is generally of a temporary nature and anticipates future historic preservation treatment. In the case of archaeological sites, the protective measure may be temporary or permanent.
Quoin. (koin) Dressed stones or bricks at the corners of buildings, laid so that their faces are alternately large and small. Originally used to add strength to the masonry wall, and later used decoratively.
P280
VII.A.
Glossary City of Aspen
page B-4 Commercial, Lodging and Historic District
Design Objectives and Guidelines
Rafter. Any of the beams that slope from the ridge of a roof to the eaves and serve to support the roof.
Reconstruction. Involves recreating a historic building that has been damaged or destroyed by erecting a new structure that resembles the original as closely as possible. A reconstruction may be built with new or recycled building materials.
Recessed Entry. A common component of a historic storefront. Historically display windows, which contained dry goods and other wares for sale, flanked the recessed entry.
Rehabilitation. Making a structure sound and usable again, without attempting to restore any particular period appearance. Rehabilitation respects the original architectural elements of a building and retains them whenever possible. Sometimes also called "reconditioning."
Remodeling. Changing the appearance and style of a structure, inside or out, by removing or covering over original details and substituting new materials and forms. Also called "modernizing."
Renovation. Similar to rehabilitation, except that in renovation work there is a greater proportion of new materials and elements introduced into the building.
Repair. To restore to a sound or good state after decay, dilapidation, or partial destruction; to mend.
Residential Type Building. This historical building type here ranges from a small compact single story scale characterized by early mining cottages to a two story plus Victorian building. Roof form tends to be pitched, with a domestic fenestration pattern. Construction ranges from wood through to brick and stone dressings. These buildings are generally set within their own lot area with front and rear yard space.
Restoration. The repair or recreating of the original architectural elements in a building so that it closely resembles the appearance it had at some previous point in time. As compared with rehabilitation, restoration implies a more active approach to reproducing architectural features that may have been removed.
Roof. The top covering of a building.
Sash. See "window parts."
Shape. The general outline of a building or its facade.
Side Light. A usually long fixed sash located beside a door or window; often found in pairs.
Siding. The narrow horizontal or vertical wood boards that form the outer face of the walls in a traditional wood frame house. Horizontal wood siding is also referred to as clapboards. The term "siding" is also more loosely used to describe any material that can be applied to the outside of a building as a finish.
Sill. The lowest horizontal member in a frame or opening for a window or door. Also, the lowest horizontal member in a framed wall or partition.
Size. The dimensions in height and width of a building's face.
Soffit. The underside of a structural part, as of a beam, arch, etc.
Stile. A vertical piece in a panel or frame, as of a door or window.
Stabilization. The fact or process of applying measures designed to reestablish a weather resistant enclosure and the structural stability of an unsafe or deteriorated property while maintaining the essential form as it exists at present.
P281
VII.A.
GlossaryCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page B-5
Standing Seam Metal Roof. A roof with vertical panels. Historically, the panels were fitted together with hand rolled seams.
Store Front. The street level facade of a commercial building, usually having display windows.
Streetscape. Generally, the streetscape refers to the character of the street, or how elements of the street form a cohesive environment.
Street Wall. The composition of the front or side facades of the buildings which comprise the enclosure of the street and street pattern by the street blocks.
Stucco. An exterior wall covering that consists of Portland cement mixed with lime, applied over a wood or metal lath. It is usually applied in three coats.
Traditional. Based on or established by the history of the area.
Transom. A window located above a door or larger window.
Vernacular. This means a building that has details associated with common regional characteristics— generally a simple building with modest detailing and form. Historically, factors often influencing vernacular building were things such as local building materials, local climate and building forms used by successive generations.
Visual Continuity. A sense of unity or belonging together that elements of the built environment exhibit because of similarities among them.
Window Parts. The moving units of a window are known as sashes and move within the fixed
frame. The sash may consist of one large pane of glass or may be subdivided into smaller panes by thin members called muntins or glazing bars. Sometimes larger window divisions called
mullions are used.
P282
VII.A.
Glossary City of Aspen
page B-6 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP283
VII.A.
AppendicesCity of Aspen
Commercial, Lodging and Historic District
Design Objectives and Guidelines
page C-1
These definitions apply to terms related to compliance in this document.
Appropriate - In some cases, a stated action or design choice is classified as being "appropriate". In such cases, by choosing the design approach referred to as "appropriate," the applicant will be in compliance with the guideline. However, in other cases, there may be a design that is not expressly mentioned that also may be deemed "appropriate" by the HPC.
Consider - When the term "consider" is used, a design suggestion is offered as an example of one method of how the design guideline at hand could be met. Applicants may elect to follow the suggestion, but may also seek alternative means of meeting the design guidelines. In other cases, the applicant is instructed to evaluate the ability to take the course recommended in the context of the specific project.
Context - In many cases, the applicant is instructed to relate to the context of the project area. The "context" relates to those properties and structures adjacent to, and within the same block as, the proposed project.
Contributing Structure - Architecturally, historically or geographically significant buildings or structures are generally considered to be "contributing" to the history of an area.
Historic - In general, a historic property is one that is at least 40 years old or older, associated with significant people or events or conveys a character of building and design found during
the city's period of significance. In the context of this document, an "historic" property is one that is officially designated by the City and listed on the "Aspen Inventory of Historic Sites and Structures." Note that in some cases, a property is also listed on the State or National Registers of Historic Places.
Imperative mood - Throughout this document, many of the guidelines are written in the imperative mood. The reader is often instructed to "maintain" or "preserve" an established characteristic. For example, one guideline states: "Maintain the original proportions of a door." In such cases, the applicant shall comply. The imperative mood is used, in part, because this document is intended to serve an educational role as well as a regulatory one.
Inappropriate - Inappropriate means impermissible. When the term "inappropriate" is used, the relevant design approach should not be allowed. For example, one guideline states: "A new addition that creates an appearance inconsistent with the historic character of the building is inappropriate." In this case, a design out of character with the historic building would not be approved.
Infill - A new construction project that occurs on a vacant lot within a historic neighborhood is generally considered to be "infill" development.
Integrity - A building's "integrity" is a measure of the wholeness or quality of all of the historic features which make up the building. A building that has been added to and had features removed is said to have had its integrity compromised.
Interpretation of Terms Related to Compliance
P284
VII.A.
Appendices City of Aspen
page C-2 Commercial, Lodging and Historic District
Design Objectives and GuidelinesP285
VII.A.
P286VII.A.
P287VII.A.
P288VII.A.
Infill Code 06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
42, 46 for areas
setback
15 feet
28 for 2-story buildings; 3
stories 38, which may be
increased to 42 by
Commercial Design Review
28 for 2-story buildings; 3
stories up to 40 allowed on n
side of street if for
lodging
28 for 2-story buildings
25%25%25%25%
0, 0, 0 0, 0, 0 0, 0, 0 0, 0, 0
1/1,000. 0 for res.1/1,000. 0 for res.1/1,000. 0 for res.1/1,000. 0 for res.
3:1 2.75:1 2.75:1 2:1
1.5:1, may be
increased to 2:1 if
60% additional FAR is
AH
2:1 2:1 2:1
3:1 2.75:1 2.75:1 2:1
3:1 0.5:1; 1.5:1 w/ sm. units 0.5:1; 2.5:1 w/ sm. units 0.5:1; 1.5:1 w/ sm. units
No limitation No limitation No limitation Greater of Exisiting FAR or
0.25:1; cannot create
housing credits
1:1 0.5:1; 0.75:1 w/ equal
amounts FM & AH
Limited to existing FAR Limited to existing FAR
1:1 1:1 1:1 1.5:1
Use removed ---
Use removed ---
2,000 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR
Commercial Core (CC) Zone District
The immediate downtown. Main to Durant, from Monarch to Hunter Streets.
Commercial to
Residential ratio
-
Single Family FAR Same as R-6
Duplex FAR Same as R-6
Max. Residential
unit size (Sq Ft)
No limitation
Setbacks: Front,
Rear, Sides (Feet)
0, 0, 0
Commercial Parking 2/1000
Maximum Total FAR 1.5, may be increased
to 2:1 by S.R. & 60%
AH
Commercial FAR
Governed by Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
Where
pre-infill code
Height (Feet)40, not to exceed 4
stories
Public Amenity 25%P289VII.A.
Infill Code 06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
38 - pitched, 42 - flat 28 for 2-story buildings; 3
stories 36, which may be
increased to 40 by
Commercial Design Review
28 for 2-story buildings; 3
stories up to 38 allowed on n
side of street if for
lodging
28 for 2-story buildings
25%25%25%25%
0 0 0 0, 0, 0
1/1000, 0 for res.1/1000, 0 for res.1/1000, 0 for res.1/1,000. 0 for res.
3:1 2.5:1 2.5:1 1.75:1
1.5:1, may be
increased to 2:1 if
60% additional FAR is
AH
1.5:1 1.5:1 1.75:1
3:1 2.5:1 2.5:1 1.75:1
3:1 0.5:1; 1.5:1 w/ sm. units 0.5:1; 2:1 w/ sm. units 0.5:1; 1.5:1 w/ sm. units
No limitation No limitation No limitation Greater of Exisiting FAR or
0.25:1; cannot create
housing credits
1:1 0.5:1; 0.75:1 w/ equal
amounts FM & AH
Limited to existing FAR Limited to existing FAR
1:1 1:1 1:1 1.5:1
80% of R-6 80% of R-6 Use removed -
80% of R-6 80% of R-6 Use removed -
No limitation 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR
Commercial (C-1) Zone District
A one-block strip east of the Commercial Core. Main to Cooper, from Hunter to Spring streets.
Commercial to
Residential ratio
-
Single Family FAR Same as R-6
Duplex FAR Same as R-6
Max. Residential
unit size (Sq Ft)
No limitation
Commercial Parking 1.5/1000
Maximum Total FAR 1.1, may be increased
to 1.5:1 by S.R. &
60% AH
Commercial FAR
Governed by Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
pre-infill code
Height (Feet)40, not to exceed 4
stories
Public Amenity 25%
Setbacks: Front,
Rear, Sides (Feet)
0
Where
P290VII.A.
Where
06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
Height (Feet)35 35 35
Public Amenity 25%25%25%
Setbacks: Front,
Rear, Sides (Feet)
0, 0, 0 0, 0, 0 0, 0, 0
Commercial Parking 1/1000 1/1000 1/1000
Maximum Total FAR 2.25:1 2.25:1 2.25:1
Commercial FAR 1.5:1; 0.25:1 for primary
care offices if 0.75:1 of other
commercial uses on same
parcel
1.5:1; 0.25:1 for primary
care offices if 0.75:1 of other
commercial uses on same
parcel
1.5:1; 0.25:1 for primary
care offices if 0.75:1 of other
commercial uses on same
parcel
Arts/Civic FAR ---
Lodging FAR ---
AH Res. FAR 0.5:1 0.5:1 Greater of Exisiting FAR or
0.5:1; cannot create housing
credits
FM Res. FAR 0.25:1 - 0.5:1 if 0.75:1 - 1:1
of other commercial uses on
same parcel
0.25:1 - 0.5:1 if 0.75:1 -
1:1 of other commercial uses
on same parcel
Limited to existing FAR
Commercial to
Residential ratio
---
Single Family FAR ---
Duplex FAR ---
Max. Residential
unit size (Sq Ft)
2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 1,500, 2,000 w/ TDR
Service, Commercial, Industrial (S/C/I)
Obermeyer Place, North Mill and Puppy Smith area, and the US Post Office.
-No limitation
-0.5:1
-0.5:1 only if a min. of
0.75:1 commercial
uses on parcel
--
--
--
1.5/1000 1/1000
1:1, may be increased
to 2:1 if minimum of
1:1 is AH
2:1
Governed by Maximum
Total FAR
1.5:1
--
--
pre-infill code Infill Code
35 35, may be increased
No requirement No requirement
0, 0, 0 0, 0, 0
P291VII.A.
Infill Code 06-07 Moratorium Changes Current Code Draft Proposed
Dimensions
25 to 32 28, may be increased to 32 by
Commercial Design Review
28, may be increased to 32 by
Commercial Design Review
28
25%25%25%25%
10 (5 w/ S.R.), 5, 5 10 (5 w/ S.R.), 5, 5 10 (5 w/ S.R.), 5, 5 10 (5 w/ S.R.), 5, 5
1.5/1000 1.5/1000 1.5/1000 1.5/1000
Historic Dist.: 1:1
Non-Historic: 2:1
Historic Dist.: 1:1, may be
increased to 1.25:1 by S.R.
Non-Historic: 2:1
Historic Dist.: 1:1, may be
increased to 1.25:1 by S.R.
Non-Historic: 2:1
Historic Dist.: 1:1, may be
increased to 1.25:1 by S.R.
Non-Historic: 1.5:1
0.75:1, may be
increased to 1:1 by S.R.
0.75:1, may be increased to
1:1 by S.R.
0.75:1, may be increased to 1:1
by S.R.
1:1, may be increased to
1.25:1 in Hist Dist or 1.5:1 in
Non-Hist District by S.R.
0.75:1, may be
increased to 1:1 by S.R.
0.75:1, may be increased to
1:1 by S.R.
0.75:1, may be increased to 1:1
by S.R.
1:1, may be increased to
1.25:1 in Hist Dist or 1.5:1in
Non-Hist District by S.R.
0.75:1, may be
increased to 1:1 by S.R.
0.75:1, may be increased to
1:1 by S.R.
0.75:1, may be increased to 1:1
by S.R.
0.75:1, may be increased to
1:1 by S.R.
No limitation No limitation No limitation No limitation
0.75:1; 1:1 w/ S.R.0.5:1; 0.75:1 w/ equal amounts
FM & AH
0.5:1; 0.75:1 w/ equal amounts
FM & AH
Mixed Use Building: Limited to
existing FAR; For stand-alone
building: 0.5:1; 0.75:1 w/
equal amounts FM & AH
1:1 1.5:1 1.5:1 Mixed Use Building: 1.5:1
80%of R-6 100% - 80% of R-6 100% - 80% of R-6 100% - 80% of R-6
80% of R-6 100% - 80% of R-6 100% - 80% of R-6 100% - 80% of R-6
2,000 2,000, 2,500 w/ TDR 2,000, 2,500 w/ TDR 1,500, 2,000 w/ TDR
Mixed-Use (MU)
Main Street, a one-block strip west of the CC between Main and Hyman, and one-block strip east of the C1 between Main and Cooper.
Commercial to
Residential ratio
N/A
Single Family FAR Same as R-6
Duplex FAR Same as R-6
Max. Residential unit No limitation
Public Amenity No requirement
Setbacks: Front, Rear, 10, 15, 5
Commercial Parking 3/1000
Maximum Total FAR 0.75:1, may be
increased to 1:1 by S.R.
& 60% AH
Commercial FAR
Governed by Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
Where
pre-infill code
Height (Feet)25
P292VII.A.
Infill Code 06-07 Moratorium
Changes
Current Code Draft Proposed
Dimensions
32 28, may be increased to
32 by Commercial Design
Review
28, may be increased to
32 by Commercial Design
Review
28
25%25%25%25%
5, 5, 5 5, 5, 5 5, 5, 5 5, 5, 5
1/1000 1/1000 1/1000 1/1000
1.5:1 1.5:1 1.5:1 1.5:1
1:1 1:1 1:1 1:1
1:1 1:1 1:1 1:1
1:1 1:1 1:1 -
0.5:1 0.5:1 0.5:1 Greater of Exisiting FAR or
0.5:1; cannot create housing
credits
0.5:1 0.25:1; 0.5:1 w/ equal
amounts FM & AH
0.25:1; 0.5:1 w/ equal
amounts FM & AH
Limited to existing FAR
1:1 1:1 1:1 1:1
----
----
2,000 1,500, 2,000 w/ TDR 1,500, 2,000 w/ TDR 1,500, 2,000 w/ TDR
Commercial to
Residential ratio
N/A
Single Family FAR -
Duplex FAR -
Max. Residential
unit size (Sq Ft)
No limitation
Neighborhood Commercial (NC)
The City Market block and the Clark's Market area.
Commercial
Parking
4/1000
Maximum Total
FAR
1:1
Commercial FAR
Governed by
Maximum
Total FAR
Arts/Civic FAR
Lodging FAR
AH Res. FAR
FM Res. FAR
pre-infill code
Height (Feet)28, may be
increased to 32 by
S.R.
Public Amenity 25%
Setbacks: Front, 10, 5, 5
Where
P293VII.A.
[NAME OF DOCUMENT] [NAME OF DOCUMENT] [NAME OF DOCUMENT] [NAME OF DOCUMENT] | | | | VOLUMEVOLUMEVOLUMEVOLUME
[Client Name]
Nelson\Nygaard Consulting Associates Inc. | i
DRAFT UPDATES
Recommendations for Parking Code Reform
Off-Street Parking & Mobility Updates Study
City of Aspen
September 2016
P294
VII.A.
Table of ContentsTable of ContentsTable of ContentsTable of Contents
Page
Table of FiguresTable of FiguresTable of FiguresTable of Figures
Page
Figure 1 Parking Minimums and Maximums .......................................................................... 4
Figure 2 Public Parking Replaced for Private Parking at Residential Development ........ 6
Figure 3 Allow CIL Option for All Parking Minimums ............................................................. 6
Figure 4 Restrictions Reduce the Effective Capacity of Existing Parking Supplies........... 9
Figure 5 Minimum Requirements for Bike Parking .............................................................10
Figure 6 Driveways Can Significantly Disrupt Pedestrian Facilities ..................................15
Figure 7 Guidelines Should Seek Sidewalk Continuity Across Driveways ........................15
Figure 8: Curb Extension Provides Place for Drivers to Wait Beyond Sidewalk................16
Figure 9: Double Stop Signs Buffer Sidewalk Traffic ............................................................16
Introduction ........................................................................................................................................... 1
Priority Objectives............................................. Error! Bookmark not defined.Error! Bookmark not defined.Error! Bookmark not defined.Error! Bookmark not defined.
Infill Area Code Updates ..................................................................................................................... 3
Retain Minimum Parking Requirements ....................................................... 3
Add a “Soft” Maximum on Private Parking ................................................... 3
Allow CIL for All Parking Requirements ....................................................... 5
Adopt a Progressive CIL Rate Structure ....................................................... 7
Mandate CIL In Apprporiate Sub-Districts ................................................... 7
Update Shared Parking Credits .................................................................... 8
Allow Off-Peak Sharing of Required Parking ............................................... 9
Add Bike Parking Requirements ................................................................ 10
Add Car-share Parking Requirement ......................................................... 10
Incentivize Driving Alternatives ................................................................. 11
TIA Strategies .....................................................................................................................................12
Add a Parking-Plan Category .................................................................... 12
Add a Resident-Trip-Reduction Category ................................................. 12
Add Lodging-Trip-Reduction Category ..................................................... 13
Design Standards ...............................................................................................................................14
Shared Parking ......................................................................................... 14
Driveways ................................................................................................. 14
Buffer-Area CoDe Updates ................................................................................................................17
Expand CIL Option .................................................................................... 17
Incentivize Driving Alternatives ................................................................. 17
Supportive Strategies ........................................................................................................................18
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VII.A.
INTRODUCTION
This document presents a set of recommended changes to update the parking code for
development within Aspen’s Infill Area. This set of recommendations is followed by
complementary sets of strategies, selected for their potential to help further the effectiveness and
benefits of the recommended Infill Area code changes. These represent the final results of the
City’s Off-Street Parking and Mobility study.
CODE CHANGE OBJECTIVES
The recommendations included in this document were identified to serve the following objectives,
as identified by the City of Aspen for the Off-Street Parking and Mobility study.
Reduce Car Dependency.
Support Community Plan Goals for:
- Reducing traffic in town,
- Reducing trips over the Castle Creek Bridge, and
- Encouraging alternative modes of transportation.
Expand the Code’s Focus Beyond Parking.
- Emphasize parking as but one option to ensure access to new land uses, and
mobility for a project’s residents, tenants and visitors.
PRIORITY OPPORTUNITIES
During the study, a core set of code-update opportunities emerged during through an analysis of
conditions and a series of stakeholder outreach activities. Those opportunities, identified below,
guided the development of the recommendations identified in this document.
Avoid Oversupply of Private Parking
The current parking supply within the Infill Area was constructed, and is
managed, in direct response to a historic emphasis on minimum parking
requirements for new development.
When supplies are managed as private resources, they provide far less effective
capacity in meeting area-wide parking needs.
This overemphasis on facilities that are inherently inefficient needs to be counter-
balanced by code regulations that emphasize public or shared access to most
supply added to accommodate future development.
Avoid Undersupply of Public Parking
To the extent that the City tracks parking supply sufficiency as a performance
measure for its development code, it should focus on public parking supplies,
rather than overall supplies, which are predominantly private today.
A combination of incentives and requirements should provide resources to
ensure adequate investments in new, public parking supplies, whether via on-site
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parking at new development, or via CIL contributions for public parking,
mobility, and TDM investments.
An updated code can also create opportunities to make existing facilities more
broadly available, expanding the supply of public parking without any net
increase in overall supply.
Build Upon Cash-in-Lieu Progress
The Cash-in-Lieu (CIL) program provides a unique and important funding source
for the development of public parking.
- Counterintuitively, adding public parking can reduce car dependency, if it
shifts more parking activity into City-managed facilities, and reduces activity
captured in private facilities.
- By, ultimately, creating a Park Once environment, the provision of public
parking will facilitate and encourage walking, cycling, and transit for short
trips in the Infill Area, reducing local traffic and activating the public realm
- Less obviously, public parking can reduce car-ownership and driving rates by
shifting more parking activity into facilities that are priced, and managed in
coordination with Mobility and TDM programs.
The CIL also provides funding to directly reduce car dependency and parking
demand through investments in Mobility improvements and TDM programs.
The fact that the CIL is already working to minimize on-site parking at new
development is an important accomplishment that should be fully embraced in
order to realize its full potential.
Continue to Emphasize Efficiency over Redundancy
Discourage the provision of private/reserved parking spaces at new development,
in favor of contributions to shared parking and mobility resources
Address the poor efficiency of existing private/reserved parking facilities through
encouragement of shared parking
Continue to Emphasize Mobility over Parking Alone
Emphasizing the CIL as the normative response to parking requirements in the Infill Area will
continue to emphasize that providing parking is but one way to make new developments
accessible to residents, employees, and visitors.
Adding options to provide
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INFILL AREA CODE UPDATES
RETAIN MINIMUM PARKING REQUIREMENTS
The current parking requirements appear to have little impact on how much on-
site parking developers provide at their projects.
Rather, because most developers opt for the CIL option, these requirements
trigger, and determine the level of, contributions to a fund maintained for
investments in Shared Parking, Mobility, and TDM.
The current minimum requirements are at levels generally considered
appropriate for walkable, downtown districts
ADD A “SOFT” MAXIMUM ON PRIVATE PARKING
Add a maximum parking ratio to complement the current minimum-parking
ratios.
- Set this ratio at 125% of the minimum requirement ratio — see examples in
table below.
- Allow developers to provide more parking by either paying a CIL fee or by
allowing shared access to all spaces, minus those that meet the minimum
requirement for residential uses on site.
- Link the fee option to the CIL for the minimum parking requirement, and
capture resulting revenue within the same fund.
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Figure 1 Parking Minimums and Maximums
* 100% may be provided by cash in lieu.
Land Uses
Aspen Infill Area
Spaces Required
Private Parking
Maximum
CommercialCommercialCommercialCommercial 1/1,000 sf net leasable
space.*
1.25 /1,000 sf net
leasable space
SingleSingleSingleSingle----Family and DuplexFamily and DuplexFamily and DuplexFamily and Duplex Lesser of 1/bedroom or
2/unit.
Greater of 1.25/bedroom
or 2.5/unit
Accessory Dwelling Units Accessory Dwelling Units Accessory Dwelling Units Accessory Dwelling Units
and Carriage and Carriage and Carriage and Carriage HousesHousesHousesHouses 1/unit. 1.25/unit
MultiMultiMultiMulti----Family (as a single Family (as a single Family (as a single Family (as a single
use)use)use)use) 1/unit. 1.25/unit
MultiMultiMultiMulti----Family within a Family within a Family within a Family within a
mixedmixedmixedmixed----use building use building use building use building
1/unit.*
None in CC or C-1 Districts
1.25/unit
Hotel/LodgeHotel/LodgeHotel/LodgeHotel/Lodge 0.5/unit.
None in CC and C-1 Districts 0.625/unit
All Other UsesAll Other UsesAll Other UsesAll Other Uses Established by special
review.
125% of the minimum
required
Code Example 1: Arlington County, VA
The parking standards included in the Columbia Pike code, which was adopted in 2003,
are summarized below. Key provisions are in underlined, white text.
A minimum of 1 and 1/8 parking spaces per residential unit, of which a
minimum of 1/8 parking space per residential unit shall be provided as shared
parking.
A minimum of one space per 1,000 square feet of non-residential Gross Floor
Area (GFA) shall be provided as shared parking.
New on-street parking spaces created in conjunction with the development,
which did not previously exist, may be counted toward the minimum
requirement for shared parking.
A maximum of one space per 1,000 square feet of non-residential GFA or two
spaces per residential unit may be made available for reserved parking.
Reserved parking above the maximum may be provided upon payment to the
County.
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ALLOW CIL FOR ALL PARKING REQUIREMENTS
Some of the most inefficient, private parking facilities in the Infill Area are linked to “stand alone”
residential developments, for which the CIL option remains unavailable. See image below.
Code Example 2: Orlando, FL
1 Definition. For purposes of this Part, "Parking Bonus" shall mean authorization
given by the City to a landowner to provide parking spaces in excess of the
maximum requirements set forth in (a) above, in exchange for a payment.
2 Purpose. The Parking Bonus system is established to further the following
objectives:
a. Ensure that uses and proposed uses in the Downtown Parking Area are
competitive in the local real estate market;
b. Discourage the provision of parking spaces in excess of absolute need;
and
c. Ensure that off-street parking spaces are available for use by Downtown
Parking Area residents and the general public.
3 Bonus Payment. The total amount of a Parking Bonus payment shall be
calculated by multiplying the total number of parking spaces provided in excess of
the maximums…, by the corresponding payment per space amount indicated in the
tables below.
Uses
Payment Per Space
West of I-4 East of I-4
Residential $1,500 $1,500
Non-Residential $0 $1,500
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Figure 2 Public Parking Replaced for Private Parking at Residential Development
Allow the CIL option for all land uses allowed within the Infill Area, for up to
100% of a project’s parking requirements.
Figure 3 Allow CIL Option for All Parking Minimums
* 100% may be provided by cash in lieu.
Land Uses
Aspen Infill Area
Spaces Required*
Private Parking
Maximum
CommercialCommercialCommercialCommercial 1/1,000 sf net leasable
space.
1.25 /1,000 sf net
leasable space
SingleSingleSingleSingle----Family and DuplexFamily and DuplexFamily and DuplexFamily and Duplex Lesser of 1/bedroom or
2/unit.
Greater of 1.25/bedroom
or 2.5/unit
Accessory Dwelling UnitsAccessory Dwelling UnitsAccessory Dwelling UnitsAccessory Dwelling Units
and Carriage Housesand Carriage Housesand Carriage Housesand Carriage Houses 1/unit. 1.25/unit
MultiMultiMultiMulti----Family (as a single Family (as a single Family (as a single Family (as a single
use)use)use)use) 1/unit. 1.25/unit
MultiMultiMultiMulti----Family within a Family within a Family within a Family within a
mixedmixedmixedmixed----use building use building use building use building
1/unit.
None in CC or C-1 Districts
1.25/unit
Hotel/LodgeHotel/LodgeHotel/LodgeHotel/Lodge 0.5/unit.
None in CC and C-1 Districts 0.625/unit
All OtherAll OtherAll OtherAll Other UsesUsesUsesUses Established by special
review.
125% of the minimum
required
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ADOPT A PROGRESSIVE CIL RATE STRUCTURE
For a CIL option to be successful, it must offer meaningful cost savings compared to meeting
minimum requirements via on-site parking. Nonetheless, the fee must be significant enough to
provide sufficient revenue for the City to accommodate the parking/travel demand created by the
approved development project; whether that accommodation is in the form of added public
parking capacity, mobility improvements, or expanded/enhanced TDM programs. Fortunately,
City-built parking capacities tend to be much more cost effective than private, on-site parking
capacities, providing a significant range within which a CIL fee rate can be effective. This range is
even wider if the City has the option to invest in mobility improvement and TDM, as well as
public parking.
Based on upon available information, stakeholder feedback, and a survey of In Lieu Fee rates
across the country, the current rate of $30,000 seems appropriate, should the City choose to
retain a flat fee rate.
However, we recommend considering a progressive rate structure in which the per-space fee
increases with the project’s parking requirement. Such an approach would make the CIL option
manifestly attractive to those proposing “infill” and other smaller scale projects, which tend to
have very limited options for on-site parking. The same rate structure can make the fee less
attractive for developers of very large projects, which will tend to have more suitable site
dimensions for the efficient inclusion of on-site parking.
MANDATE CIL IN APPRPORIATE SUB-DISTRICTS
It is anticipated that the City’s overall zoning update will include the
identification of areas in which private, on-site parking is unwanted.
On-site parking should be prohibited as an on-site use for developments in any
such areas
CIL payment should be required, set based on what the minimum requirement
would be in any other area of the Infill Area.
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UPDATE SHARED PARKING CREDITS
Use the Shared Parking Model developed by the Urban Land Institute to calculate
reductions to minimum parking requirements for mixed-use projects.
Code Example: Montgomery County, MD
Shared Parking
a. An applicant proposing development with more than one use may submit a
shared parking analysis using the Urban Land Institute Shared Parking Model
(Second Edition, 2005) instead of using the parking table in Section 6.2.4.B.
Code Example: To Come
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ALLOW OFF-PEAK SHARING OF REQUIRED PARKING
Allow required parking spaces to be shared.
Make retroactive for existing developments and the parking spaces provided on-
site to meet parking requirements.
Figure 4 Restrictions Reduce the Effective Capacity of Existing Parking Supplies
Code Example: Arlington County, VA
Shared Parking
Parking spaces in C, C-O, M, RA-H or R-C districts which are required by this
zoning ordinance may be used by persons other than persons engaging in uses on
the site, provided that said spaces shall be made available at all times to persons
engaging in uses on the site at least at the same rates as to persons not engaging in
uses on the site, and provided that there is no demand for said spaces by persons
engaging in uses on the site.
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ADD BIKE PARKING REQUIREMENTS
Include distinctions between Class 1 and Class 2 facilities, as noted below.
- Class One facilities are secure, weather-protected facilities intended for use
as long-term, overnight, and work-day bicycle storage by dwelling unit
residents, non-residential occupants, and employees.
- Class Two facilities are located in a publicly-accessible, highly visible location
intended for transient or short-term use by visitors, guests, and patrons to
the building or use.
Figure 5 Minimum Requirements for Bike Parking
ADD A CAR-SHARE PARKING REQUIREMENT
Require that on-site facilities containing at least 50 spaces make a minimum
number of spaces availability to any recognized car-share service provider, free of
charge, on a “right of first refusal” basis.
Land Uses
Bike Spaces Required
Min. Requirement % in Class One Facilities
CommercialCommercialCommercialCommercial (Office)(Office)(Office)(Office) 1 / 5K SF NLS 85%
Commercial (Other)Commercial (Other)Commercial (Other)Commercial (Other) 1 / 10K SF NLS 15%
SingleSingleSingleSingle----Family and Family and Family and Family and
DuplexDuplexDuplexDuplex No Requirement
Accessory Dwelling Accessory Dwelling Accessory Dwelling Accessory Dwelling
Units and Carriage Units and Carriage Units and Carriage Units and Carriage
HousesHousesHousesHouses
No Requirement
MultiMultiMultiMulti----Family (as a Family (as a Family (as a Family (as a
single use)single use)single use)single use) 1 / 2 units 95%
MultiMultiMultiMulti----Family within Family within Family within Family within
a mixeda mixeda mixeda mixed----use building use building use building use building 1 / 2 units 95%
Hotel/LodgeHotel/LodgeHotel/LodgeHotel/Lodge 1 / 10 Guest Rooms 100%
All Other UsesAll Other UsesAll Other UsesAll Other Uses Established by special review
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INCENTIVIZE DRIVING ALTERNATIVES
Credit Shared Parking
Use the Shared Parking Model developed by the Urban Land Institute to calculate
reductions to minimum parking requirements for mixed-use projects.
Credit Car-Share Parking
Credit each car-share space as equal to 2 required parking spaces for residential
uses or 3 required parking spaces for commercial uses.
Credit Unbundled Residential Parking
Reduce parking requirements by half, for multifamily uses when spaces are sold
or rented separately from the purchase or lease of a residential unit.
Credit Bike-Share Facility
Credit a bike-share facility with a minimum of 10 spaces as equal to 3 vehicle
parking spaces.
Credit Changing Facilities
Reduce the required number of vehicle parking spaces by 3 spaces for each
changing facility that includes a shower and set of lockers.
Code Example: Montgomery County, MD
1. A parking facility with 50 to 149 parking spaces must have a minimum of one
car-share parking space. One additional car-share parking space is required for
each 100 parking spaces more than 149, up to a maximum requirement of 5. A
parking facility may provide more car-share parking spaces than required.
2. If the property owner cannot find a car-share organization willing to make use of
the spaces, the property owner may use the spaces for publicly-available parking. If
a County recognized car-share organization notifies the property owner that the
organization wants to use the car-share spaces, the property owner must make the
spaces available to the car-share organization within 90 days after receiving
written notice of interest from the County recognized car-share organization.
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TIA STRATEGIES
The following changes are recommended to enhance the existing TIA program in complement to
the Code changes recommended above. All recommendations are proposed for the TDM Input
Page, completed for proposed Infill Area projects.
ADD A PARKING-PLAN CATEGORY
Sub-category – Share of parking that will be shared
Questions:
What proportion of the project’s minimum parking requirement will be met
through a “cash in lieu” payment?
What proportion of on-site parking spaces will be provided as public parking
(publicly accessible for a minimum of 12 hours in any 24-hour period, with an
hourly rate set equivalent to the base rate in effect at the nearest City of Aspen
off-street facility)?
Sub-category – Share of parking that will be Unbundled
Question:
What proportion of on-site parking spaces will be provided inclusive of the
purchase or lease of building space or dwelling units?
ADD A RESIDENT-TRIP-REDUCTION CATEGORY
Sub-category – Cycling Amenities
Questions:
What is the ratio of Class A bike parking spaces, per dwelling unit?
Will a sheltered bicycle repair station be provided?
Sub-category – Carshare Program
Questions:
Is carshare participation being implemented?
How many resident memberships have been purchased?
What percentage of residents is eligible?
Sub-category – Bikeshare Program
Questions:
Is bike-share participation being implemented?
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How many resident memberships have been purchased?
What percentage of residents is eligible?
Sub-category – Transit Amenities
Questions:
Will a “Transit Screen” display, or similar, be maintained in the lobby to display
“real time” transit arrival, departure, and “next ride” information?
Will there be a dedicated room, or area off the lobby for waiting on rides, and
monitoring the Transit Screen display?1
ADD LODGING-TRIP-REDUCTION CATEGORY
Sub-category – Promotions & Information
Questions:
Will driving-alternatives be actively promoted to guests?
- Transit, taxi, Uber, bike-share, car-share, walkability, etc. promoted on
Home and Reservations web-pages, including links to relevant programs
- When relevant: The same webpages also provide links to the City’s TDM
program’s Car-Free Stays program
Sub-category – Ride-share Program
Questions:
Will guests be provided with Uber/Lyft allowances?
- One comped ride for each night’s stay
Sub-category – Bikeshare Program
Questions:
Will guests be provided with bike-share memberships?
- 24-hour pass for single-night stays
- 3-day passes for all others
1 https://www.washingtonpost.com/news/local/wp/2016/08/17/this-new-apartment-building-
has-an-uber-room-to-wait-for-your-ride/
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DESIGN STANDARDS
The following elements of parking-facility design are recommended for consideration for the
City’s update to the Infill Area’s development design guidelines.
SHARED PARKING
Establish facility-design standards for on-site parking facilities approved as Shared parking
within the Infill Area. At a minimum, these should cover the following facility-design
components.
Location and visibility relative to the building’s primary entrance
Identification and way-finding signage
Signage identifying any restrictions on public access
DRIVEWAYS
Establish design standards for all Infill Area projects that emphasize restrictions on driveway
placement and design to preserve sidewalk continuity, especially on primary streets.
Minimize the disruption of sidewalks at points of intersection with project
driveways.
Sidewalk-driveway interface design should reflect the reality that drivers legally
must yield to pedestrians on sidewalks.
Varying the paving treatments between the sidewalk and driveway can help
delineate these areas more clearly for motorists and pedestrians.
Driveways should ramp up to sidewalk level at the curb; the sidewalk should not
ramp down to meet the driveway.
Driveway design should be used to make location of pedestrian traffic clear to
drivers and prevent idling in the driveway areas.
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Figure 6 Driveways Can Significantly Disrupt Pedestrian Facilities
Figure 7 Guidelines Should Seek Sidewalk Continuity Across Driveways
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Figure 8: Curb Extension Provides Place for Drivers to Wait Beyond Sidewalk
Figure 9: Double Stop Signs Buffer Sidewalk Traffic
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BUFFER-AREA CODE UPDATES
The following recommendations are proposed for areas adjacent to the Infill Area, acknowledging
and enhancing the influence of Aspen’s downtown district on the travel mode-choice patterns
within these surrounding areas.
EXPAND CIL OPTION
Allow the CIL option for non-residential uses in areas immediately surrounding
the Infill Area.
- The recommended progressive rate structure will be particularly amenable to
encouraging this option among smaller developments, which might
otherwise remain physically or financially infeasible if parking requirements
must be met on-site.
INCENTIVIZE DRIVING ALTERNATIVES
Credit Shared Parking
Use the Shared Parking Model developed by the Urban Land Institute to calculate
reductions to minimum parking requirements for mixed-use projects.
Credit Car-Share Parking
Credit each car-share space as equal to 2 required parking spaces for residential
uses or 3 required parking spaces for commercial uses.
Credit Unbundled Residential Parking
Reduce parking requirements by half, for multifamily uses when spaces are sold
or rented separately from the purchase or lease of a residential unit.
Credit Bike-Share Facility
Credit a bike-share facility with a minimum of 10 spaces as equal to 3 vehicle
parking spaces.
Credit Changing Facilities
Reduce the required number of vehicle parking spaces by 3 spaces for each
changing facility that includes a shower and set of lockers.
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SUPPORTIVE STRATEGIES
INTEGRATE PARKING, TDM, & MOBILITY PLANNING
An integrated Parking, TDM, and Mobility, program would raise the profile of the benefits
generated by CIL fees. It would also facilitate a strategic process for developing investment
strategies for the enterprise fund into which these fees are collected. This would allow the City to
weigh the relative benefits of options to expand parking supplies, expand TDM programs and
benefits, and/or make strategic investments in mobility improvements across the Infill Area, as
the area’s parking and transportation needs and opportunities evolve.
Short-Term: Formalize Coordination
There are several viable models for integrating Parking, TDM, and Mobility planning, programs,
and activities within the Infill Area. At a minimum, and for the short-term, the City’s should
identify a Mobility Coordinator to initiate coordination among the following.
Key City departments, including Parking, Transportation, Community
Development, and Engineering
Roaring Fork Transportation Agency
Third-Party programs and service providers, including We Cycle, Downtowner,
Uber, etc.
The Mobility Coordinator would also provide a single point of contact for information and
engagement regarding Parking, TDM, and Mobility. This would include:
Visitors seeking information about getting around the Infill Area without a car;
Prospective residents seeking information on non-driving mobiltiy programs and
services
Developers seeking help in developing Parking, TDM, and Mobility components
for their proposals
Entrepreneurs seeking support for potential new mobility services or programs
Property owners seeking input on expanding access to their property through
effective provision and design of pedestrian, bike, and transit amenities
Employers seeking non-driving programs and information to aid in employee
attraction and retention
Medium-Term: Formalize a Parking, TDM, & Mobility Program
Use the funding provided by CIL and similar fees to develop a formal Parking, TDM, and Mobility
program. To maximize the complementary nature of parking and mobility programs, the Mobility
Program should either be incorporated within the City’s Parking Department, or identified as a
complementary program that is closely coordinated with it.
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http://www.commuterpage.com/pages/about/arlington-county-commuter-services/
Program Precedent: Arlington County, VA
Arlington County Commuter Services (ACCS) is the Transportation Demand
Management (TDM) agency of Arlington County, Virginia. Established in 1989, its
mission is to provide Arlington residents, employees, business, and visitors with
transportation information and services to support a vibrant and livable
community. ACCS implements programs and strategies that promote public
transit, walking, biking, carpooling, vanpooling, telecommuting, and other options
that reduce the demand for vehicular travel, lessen congestion and air pollution,
and improve accessibility. ACCS serves as an information and educational resource
center for residents, employees, and visitors who travel to and within the County.
ACCS is a bureau of Arlington County's Transportation Division in the Department
of Environmental Services. ACCS is funded in part by grants from the U.S.
Department of Transportation (DOT), the Virginia Department of Transportation
(VDOT) and the Virginia Department of Rail and Public Transportation (DRPT). Its
programs and services include the following.
Commuter Store – Online, mobile, and retail storefronts that offer transit
fare sales, printed transit schedules and maps, and staff to provide
information on transit, carpooling, vanpooling, bicycling, teleworking, and
other commute/mobility options.
BikeArlington – Promoting cycling options, including coordination with the
DC Region’s bike-share program.
Arlington Transportation Partners - Free services for Arlington employers,
residential buildings/communities, developers, and hotels to set up
commuter benefits programs.
TDM for Site Plan Development - Mitigates the transportation impacts of
real estate development by ensuring that development proposals include
TDM commitments in their Site Plan submissions, and monitoring and
enforcing those commitments post construction.
Research – Surveys and studies to document evolving conditions, as well as
funding for The Mobility Lab, a program that researches innovative
opportunities to develop and highlight “advanced transportation options”.
Marketing and Promotions – For all ACCS programs as well as
complementary transportation services and programs.
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COORDINATE WITH PRIVATE-PARKING OWNERS
Figure 10 The City’s Pay-by-Phone Vendor Facilitates Shared Parking in Asheville, NC
The City can play a vital role in encouraging
more shared parking within the Infill Area.
This will be essential for extracting greater
value from existing parking facilities, much of
which is privately controlled. Management
coordination and strategy development will
help generate “buy in” among private facility
owners, and facilitate use of these options
when they are available as public parking.
Coordinate with owners of private
parking facilities to encourage
shared/public access to more of the
Infill Area parking inventory.
- Help document peak and off-peak
demand conditions and schedules
at private facilities
- Identify opportunities to provide
and manage shared access during
off-peak times
This can include controlled-
sharing strategies, such as
“employee parking” and
public valet coordination
It can also include facilitating
commercial parking
opportunities, utilizing the
City’s “pay by phone” system
to allow paid public parking
during “off hours” – see image
above.
Develop coordinated information,
signage, and branding strategies to
identify these parking options when
they are available.
- Include information on shared parking facilities on the City’s parking maps
and web-pages
- Develop on-site signage and information to make these options clear, and
clearly identify when they are accessible as public parking – see map below.
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Figure 11 Downtown Parking Map with Shared Facilities (Davis, CA)
Image source: City of Davis, California via http://davisdowntown.com/wp-
content/uploads/2013/06/Downtown-Parking-Map.jpg
COORDINATE WITH TIA OUTCOMES & COMMITMENTS
The current CIL program provides important opportunity to complement private TDM and
Mobility initiatives and investments with broader, public programs. An integrated Parking, TDM,
and Mobility program can enhance this complementarity by tracking patterns of TDM and
Mobility initiatives among developers and property owners, to ensure that public investments
enhance their benefits, and to address additional opportunities and constraints. Such a program
could also include advising TIA-developers on the relative benefits of providing bike-share
memberships, compared to providing space and funding for an on-site bike-share station, at any
particular proposed-development site, based on the specific needs and opportunities of the public
bike-share program.
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Figure 12 Track TDM & Mobility Conditions to Guide Private & Public Investments
COORDINATE WITH
Figure 13 Balancing Long- and Short
Off-Street parking is often a “fallback” option for drivers who could not find suitable curbside
parking. Conversely, curbside parking
lack of suitable off-street parking options, or a resistance to off
currently employs several curbside management best practices, including the following.
Performance-based Pricing
demand conditions, in pursuit of optimal levels of availability
enhanced through a pilot program in the summer of 2015.
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Track TDM & Mobility Conditions to Guide Private & Public Investments
COORDINATE WITH CURB-MANAGEMENT PROGRAMS
and Short-Term Demand at the Curbside
parking is often a “fallback” option for drivers who could not find suitable curbside
parking. Conversely, curbside parking capacities can be overwhelmed by demand created by a
street parking options, or a resistance to off-street regulations or cost.
currently employs several curbside management best practices, including the following.
based Pricing – Setting rates in response to documented supply and
demand conditions, in pursuit of optimal levels of availability, a practice that was
enhanced through a pilot program in the summer of 2015.
Recommended Code Updates| DRAFTRecommended Code Updates| DRAFTRecommended Code Updates| DRAFTRecommended Code Updates| DRAFT
Track TDM & Mobility Conditions to Guide Private & Public Investments
PROGRAMS
parking is often a “fallback” option for drivers who could not find suitable curbside
by demand created by a
ulations or cost. The City
currently employs several curbside management best practices, including the following.
Setting rates in response to documented supply and
, a practice that was
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Residential Permit Parking – Restricting the allowed parking duration in
residential areas, and providing an exemption for vehicles displaying permits that
are made available only to area residents.
Employee Permit Parking – Making use of excess capacities along blocks
regulated via Resident Permit Parking restrictions by making a limited number of
permits available to local employees.
The City should formalize coordination with these and future management strategies as part of an
Integrated Parking, TDM, and Mobility program. This should include an emphasis on curbside
management strategies that can reduce the need for on-site parking facilities. This would include
permit strategies, such as those noted above, as well as other options worth considering, such as
the following.
Curbside loading strategies, including metering loading zones during peak hours,
and incentivizing off-peak deliveries
High-Capacity parking facilities, including bike corrals, bike-share stations, car-
share spaces, and motorcycle/scooter parking areas
Figure 14 High-Capacity Parking Areas Expand Curbside Parking Access
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October 10, 2016
Index: View Plane Maps & Panoramic Photographs
1. View Planes Overview Map
2. Cooper Street Map
3. Cooper Street Photo
4. Court House Map
5. Court House Photo A
6. Court House Photo B
7. Glory Hole Park Map
8. Glory Hole Park Photo
9. Main Street Map
10. Main Street Photo
11. Wagner Park Map
12. Wagner Park Photo
13. Wheeler Opera House Map
14. Wheeler Opera Housing Photo
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