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Home My WebLink Aboutagenda.hpc.19940824, '1 AGENDA L / ASPEN HISTORIC PRESERVATION COMMITTEE August 24, 1994 REGULAR MEETING SISTER CITY MEETING ROOM SECOND FLOOR CITY HALL 5:00 I. Committee and Staff Comments Approval of June 8, 1994 minutes II. Public Comments III. NEW BUSINESS 5:10 A. 205 W. Main Street- Minor *65, C Le 5 Â· IV. OLD BUSINESS 5:30 B. 702 W. Main Street- extension of Conceptual development approval /4434-. --' ~Torn . V. NEW BUSINESS 5:40 C. 533 W. Hallam Street- Partial Demolition ' ; - r YL C')â‚¬1 4~ - Te VÂ·r~ 6:00 D. 520 Durant Street (Chanel)- Minor okf (220 r Un<tri_ 6:20 E. Neighborhood Character Guidelines- Adoption 6:30 F. HPC policy on review of proposals when landmark designation is pending 6:45 G. Update on temporary overlay 6:55 VI. PROJECT MONITORING 7:00 VII.ADJOURN NOTE: PLEASE SITE VISIT 205 W. MAIN STREET, 533 W. HALLAM ST. AND 520 DURANT ST. HPC PROJECT MONITORING HPC Member Name Project/Committee Joe Krabacher 801 E. Hyman AHS Ski Museum Aspen Historic Trust-Vice Chairman 612 W. Main 309 E. Hopkins (Lily Reid) 617 W. Main 312 S. Galena - MD (Planet Hollywood) Highway Entrance Design Committee Donnelley Erdman The Meadows (Chair-Sub Comm) 442 W. Bleeker (Pioneer Park) Collins Block/Alley Wheeler-Stallard House 624 E. Hopkins 304 E. Hopkins 234 W. Francis 204 S. Mill - Collins Block 220 W. Main - European Flower Leslie Holst Holden/Marolt Museum (alt. ) In-Town School Sites Committee Aspen Historic Trust-Chairman 824 E. Cooper 210 S. Mill 303 E. .Main Alt 312 S. Galena - MD (Planet Hollywood) City Shop - 1080 Power Plant Road 506 E. Main - elevator Jake Vickery The Meadows (alternate) In-Town School Sites Committee 205 S. Mill Larry Yaw 716 W. Francis - 442 W. Bleeker (Pioneer-alt.) 204 S. Galena (Sportstalker) City Hall 627 W. Main (residential-Jim Kempner) 232 E. Hallam ACES City Shop 1080 Power Plant Road St. Mary's Church windows Roger Moyer CCLC Liaison 334 W. Hallam Aspen Historical Society 409 E. Hopkins 303 E. Main 311 W. North Farfalla lights outside 210 Lake Avenue (alternate) Marolt Museum Karen Day Rubey Transit Center 334 W. Hallam (alternate) Cottage Infill Program 134 E. Bleeker 435 W. Main Swiss Chalet 311 W. North 304 E. Hopkins 121 S. Galena Martha Madsen 620 W. Hallam (alternate) 100 Park Ave. (alternate) 214 W. Bleeker (alternate) 132 W. Main 520 E. Cooper Unit 406 715 W. Smuggler Linda Smisek 134 E. Bleeker 210 Lake Avenue 305 Mill St. Tom Williams 130 S. Galena - City Hall 300 W. Main - fence McDonalds Scott Samborski 702 W. Main - Stape - Conceptual Development approved Sept 8, 1993 220 W. Main - European FLower Market Final April 20, 1994 liE A-) MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 205 W. Main Street- Minor Date: August 24, 1994 SUMMARY: The applicant requests HPC approval to construct two new lightwells and an exterior staircase. The structure was constructed in approximately 1890 and moved to this site from block 71 (near the Red Brick school) in 1949. It is listed on the inventory and is located in the Main Street Historic District. The house is little altered from its original appearance. APPLICANT: Edith Chisolm. LOCATION: 205 W. Main Street, the east 15' of Lot G and all of Lots H and I, Block 52, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: HPC does encourage development of below grade space because it has a small overall impact on historic structures. Therefore, Staff is in support of approving lightwells for this site, but suggests that the proposal be altered somewhat to minimize the impacts on the character of the historic resource. The lightwell proposed on the east side of the building is not overly large. It would be preferable if it could be pushed a little further towards the back of the building to limit its visiblity from the street. The stairwell proposed on the east side of the building could be about half as wide as proposed and maybe also a little shorter. (Note: the existing access to the basement is through a trap door inside the house. This is both inconvenient for the owner and difficult to operate. There is not enough interior space available to construct a new stairwell.) The lightwell proposed for the west side of the building was made large in order to take advantage of western sun access. However, staff finds that it is overly large and too close to the front of the house. It should be shortened about 5 feet towards the back of the building. The requirements affect the windows which are indicated in the plans. Staff suggests that a small window could be placed on the wall above the egress platform to add more light. The applicant has supplied photographs of two lightwell railings on other buildings in town to show the type of rail which will be used on this project. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Lightwells can be found throughout the Main St. district. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: Staff finds that the lightwells must be pushed as far to the back of the structure as possible to avoid a negative impact on the character of this historic structure, mainly due to the introduction of the railings which were not typically found on Victorian structures. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: To avoid a negative impact on the architectural integrity of this structure, the railings should not directly attach in any way to the house. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor application as submitted. 2) Approve the Amendment to the Final Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny the Amendment finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the application for Minor development with the conditions that the east lightwell be pushed as far towards the back of the building as possible, the staircase be made more narrow and the west lightwell be shortened at least five feet towards the back of the building. 2-14 M SL- UU 0 STREET LIGHT Â» WITNES~ QORNER SET 3/8"STEEL ROD WITH SET 5/8" STEEL ROD WITH U 975Â°09 11 E- fLASTIC CAP MARKED PLASTIC CAP MARKED 2,56' 1, BUETTNER, 13166 VIC", .75Â°09'11'\v . . 75.00 ' "BUETTNER 13166 WC" 1 J . - N75Â°09'11" W (15') (30') (30') P.â€¢ 100 09 100.03 1 5 PROP. C 2 FOUND 1; LW I TN ESS CORNER WOOD FENCE *< 975Â°09'll"E,0.46' MARKED CONCRETE LOT A DRIVEWAY 1 : 1= W QNCROACHMENT U EAST 15' L OT G LOT H LOT I . b 100.13 ~ STEP ~ 1 ~ PORCH WATER n 99. 89 . METER * E-- (15.09') 24.6 ---II U -1 4 10 W 1 i. D - .'. 6â‚¬ PROPOSED - WINDOW WELL - f ~i i WEST 15' OF â„¢ LOT G .O O 20 N ---_U' E 0 2 STORY O HOUSE WITH 0 - BASEMENT , 0 15 02' Z 99.27 . 6 -1 1 UPi 1==61. 99.75 , J 4' ---1 * ---1 ---1 0 25.6' I BEEI E L :r u :NER 1 \U-21 ELECTRIC TELEPHONE TV DECK E==1 4 ~WOOD F ENCE fFLE 2" u -ZÂ« / Â· /SPRUCE 7 0 0 lwOOD FENCE- J"1 16" 0 -,4 10, F , 1)SPRUCE 51 3 SPRUCE 100.34 7/9 . IC -/85 S 75Â°09'11"E 75.00' FOUND PLASTIC CAP 100.18 -Â·-1 PROP. CORNER MON - OTELEPHONE SET 5/8"STEEL ROD WITH MARKED "LINES IN SPACE PEDESTAL PLASTIC CAp MARKED ' ' (.6Â¥ e./ 11/0/9) 113 M 00-001 3â€ž64,09 0,1 N 133hI1S 1Shll:I hl 31 1 n D ONV GHn D AVM-:I0-1-â„¢ Chloolll 'OVOH ,"Â·51 108 .Li 0360 , - 4 f - 12 0.0 1~ 44_ . ts'.41. Â· r 2G, , . BqÂ·.. P , t Â·V. 60 G.una RA,l A)eu> 6040 ~ /0//77 ue,1 - g ., h Noe,ZOA>*Al SU@el,~ Â« ADeÂ© 6040 19," 1 8-0 '2 Go 4 o 254 -ovp 1Â£1 i F , 'L-â‚¬~ 147.. ; 3. 1 1.. s ./. - 1 49 '. 54:G Fize.,+ Poeci X60.e C i " 2 4 1 - 44'--t. 2'2~ 20' 'o" 12, 1 6,9. . Â· Â·:Il.,4 / 5 . I r.Â· /9 11 I FOUND PLASTIC CAP 1001. /0 UU - CTELEPHONE SET 5/B"STEEL PROP. CORNER MON PEDESTAL PLASTIC CAP ' MARKED "LINES IN SPACE "BUETTNER ,3 lilli', N69Â°45'06"E, 0//P .lilli t-i~ <Et . 1 , 1 05 \,6.4.1 i ; ! 22" O. Cl 1.1 1 11 1 C. D ; 6 .4 41 5 1.1 6 M : r 4. S 1 11 2 *Â·- co,-1-~ 30 -0 /6 ' A 'o f. A.+ve Tle 1 i c ..r-GAI ' ~ 0 /1 W4-Il 1 8 ' G..4 R Ad 4 " O, C. i A M V * ....:1 1 ' I Eff-.3 2<46164-_ \/4 ,< 4 Beuel.& 9.8.,ao,~ r--- & - 0 I S T. M Ct .3 , 6 elcie- ' . (4) 2*,2 Gk.de Â· f , --,4 , M e AdeÂ«s euer! ,- /1.. U; â€ž Aous . n 14-24 ; I (2) Loks U. 914 1 9 6040 All w. -k,w 1 .R U A Il ---~ 91'Jee 1 i C ..4 eut, 40 1 1 -Typ. . Eqk,0 -T. p ec U *11 + /6-E-i p[ 4 &@eRM 1 i 1 ON e. ! 1 5'2" A 3'3't S ," M... 1 ~ AUG 0111994 1 5;447 Â·Â· A BU,LD,110 / C m f INSPEC(OR- / 1 14 614Â·ea ftock U,Ill ~ -4 L,4 e 1 9417 . 1 j j ~Â»~ / 1 49 1 1 Foo-feR /41 10" 7 y p . LOIâ€ž&cu~ U ell Typ. k *r = 1 Â·(Rt - Â·11 64#ft ue e fl . *I 3/4 "=t (700+ - .4.. I J. 7* 1 E,~4'Â»1 Gede . , ; 12 i ; FILAM,1 Sleps 0 5 Holt 11 d#Uk M.441 ~AN* FZA,t B" 3 1 . , , 13'u>.\ 'LA. .*,44 . 4 e l,e + 1 . 70' 2,Se P 1 + 42 - .. . 1 Â· Â· -Â· i % 05 1,6~A. 1 - 1 4 I. i . Q " 0. C 6.,14 946 4 , C. 0 ..: 11 1 2 2 ce'.t~-Ii - 0 . 14 ' ..O" FU.e . ' ' 4 79 P. 4 4 1 4 51 12 Cu <+ %-- - - f b I 4 1 10 4.-4 RAA 4 " O. C. 1 A -*. '94 - 2...C - - T - - -. *-. - ; ir-------- - -- - -i -------- 6-Â£ ' 4.09 V.% 6 0~04,4 5,6,07 - -- - -+- EX 1 : 1.1.7 Ge,636 I exisÂ·rialeÂ¢Â£ ' 19 --- - ---- --1---IA- - ...4 it. MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 702 W. Main Street- Extension of conceptual approval DATE: August 24, 1994 SUMMARY: The applicant requests that the conceptual approval granted for this project on September 8, 1993 be extended for one year. APPLICANT: Don and David Stapleton, represented by Joe Wells. LOCATION: 702 W. Main Street, the east 10' of Lot R and all of Lot S, Block 18, City and Townsite of Aspen. Under Section 7-601-F3(c), an "application for a final development plan must be filed within one year of the date of approval of a conceptual development plan. Unless an extension is granted by the HPC, failure to file such an application shall render null and void the approval of a conceptual development plan previously granted by the HPC." At this time, the applicants for the proposed development at 702 W. Main Street request a one-year extension of their conceptual approval. The project originally received conceptual approval on September 8, 1993 by a vote of 6-0. Staff recommends HPC grant a one year extension for Conceptual approval for this project. Although there were some reservations amongst committee members last fall during the conceptual review of this project, it was approved and the applicants have a financial investment in the design. Allowing the conceptual approval to lapse would mean that they would have to come back to step one at HPC and might face substantial requests for revisions to the mass and scale of the proposed design. The applicants should be aware that the committee is not required to extend conceptual approval and that it would be in their best interest to move forward towards final approval as soon as possible. RECOMMEDATION: Staff recommends HPC extend conceptual approval for 702 W. Main Street until September 8, 1995. Joseph Wells Joseph Wells, AICP Land Planning and Design August 18, 1994 Ms. Amy Amidon AUG 1 7 1994 Aspen Planning Office 130 S. Galena Street Aspen, CO 81611 Dear Amy: As we discussed, I am writing to you on behalf of Don and David Stapleton, who own the 4,000 square foot parcel located at 702 West Main Street under the name of Stape Limited Liability Company. The site includes the east 10 feet of Lot R and all of Lot S, Block 18, Aspen Townsite. I am writing to request a one year extension in the approval by the HPC of the conceptual development plan for significant development. Under the provisions of Sec. 7-601(F)(3)(c), unless an extension is granted by the HPC, the conceptual development plan approval expires after one year, or September 8, 1994 in the case of the Stapleton approval. As you may recall, the Stapletons propose to build a new structure to relocate their insurance offices to the property. The new building will also include on-site deed-restricted housing. They would like to begin construction of the new building prior to the expiration of their GMQS allocation which was secured in last year's competition. GMQS allocations expire in three years if a permit has not been issued. An extension of one year in the conceptual development plan approval by HPC would allow the Stapletons to avoid having to complete detailed architectural drawings prematurely before they are in-a position to begin construction. Thanks very much for alerting us to this upcoming deadline. Please contact me if you have any questions or need additional information. Sincerely, f V) 0 Jos@ph Wells, AICP CC: Don and David Stapleton Gideon Kaufman David Panicho 602 Midland Park Place Aspen. Colorado 81611 Telephone (303) 925-8080 Facsimile (303) 925-8275 I u MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 533 W. Hallam Street, Partial Demolition DATE: August 24, 1994 SUMMARY: The applicant requests HPC approval for partial demolition of the structures at 533 W. Hallam Street. The historic house, the Charles Ostrom house, was built in approximately 1886. There have been a few alterations to the original house, and part of the rear of the building was demolished to make way for an addition within the last few decades. A garage, also constructed within this century sits at the rear of the property and will be affected by the development. APPLICANT: John and Vivian Sweeney. LOCATION: 533 W. Hallam Street, Lots A and B, Block 29, City and Townsite of Aspen. PROCEDURE FOR REVIEW: No partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, or any structure within an "H" Historic Overlay District shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of Section 7-602(C). - The applicant proposes to demolish 1% (10 sq. ft.) of the existing garage roof. This fits within the Land Use Code's definition of partial demolition. HPC's role is to determine whether or not the portions of the building proposed for demolition can be sacrificed without compromising the character of the resource. It is not within the Board's power to review the design of the building addition in detail, other than to offer comments. Standards for Review of Partial Demolition 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: The applicants wish to connect the main house with the garage so that they may move through them without having to go outdoors in the wintertime. In addition, they are constructing a small amount of living space on the second story of this connection. The existing garage was constructed in the 1960's and the addition to the historic structure was also built around that time. Therefore, no historic fabric Will be destroyed through this proposal. The proposed addition is small (66 sq. ft.) and results in a minimal amount of demolition to the roofs of the existing structures. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic importance of the structure or structures located on the parcel. Response: By approving the proposed demolition and therefore making way for the new addition, Staff finds that the historic importance of the historic structure is not compromised. The new addition is small is set far enough back from the front of the building to be hardly visible from the street. B. Impacts on the architectural integrity of the structure or structures located on the parcel. Response: The proposed addition will not directly attach to the original historic structure. ALTERNATIVES: HPC may consider any of the following alternatives: 1) Approve the Partial Demolition application as submitted. 2) Approve the Partial Demolition application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy (specific recommendations to be offered). 4) Deny Partial Demolition approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the application for partial demolition as submitted. Additional Comments: 1 LAND USE APPLICATION Fre{ 1) Project Nam 5* Â«hey Re 91 41\ tx ) Project Location 433 W PI J /1, r. 51 A.:iyed" 1 01, 5,0 j (indicate street address, lot & block number, legal description where appropriate) t 3) Present Zoning 4) Lot Size 5) Applicant's Name, Address & Ehone # Joln 9 ~1//2-A 44,*Fh421/ 1 6 3 3 10 9&/10,~ fyÂ· 71-7fn , 04 T)6 3 ) :36 3,/9 9-4' 9 9 9 1 6) Representativels Name, Address & Phone # J,4 F Â§-Le fhâ€¢,/ 5347 V'/ 1-1+820 9 , A,11/4 , 0 343 :/ 41Â© 749 j 7) Type of Application (please check all that apply): Conditional Use Conceptual SPA Conceptial Historic Dev. Special Review ~ Final SPA Final Histaric Dev. 8040 Greenline conceptual PUD Minor Historic Dev. 1 Stream Margin Final EUD ..>C Historic Demlition Mamtain View Plane Subdivision - Historic Designation Condaniniumizatian - Tect/Map Amenclment - GUE Allotmerrt If)t Split/Iot Line QUE Exemption Adjustment 8) Description of Ebdsting Uses (rlmber and type of existing structures; apprcocinate sq. ft.; nmber of bedroans; any previous approvals granted to the property). 9 4 r V et, Ves, 1 l 7 9 ID 1 11 S" i )999 Â°77,0,24 ivbuild,~ F).p<r . 3-0 all 5 larl )'04 der lell il'*44- 4 Rid') )d Fl'BA-t 13,-<I-, 9) Description of Development Applicatian /dÂ»''cA 1 9-1 i'Dist ,<Pes Wit-k /P' Â®24 1 061 4)11\ a 0444 4 4 oy,A W )6~ 09 cilf)/47 0&1- KuY)/j>~1 30 3&/91-< U- 1)ld.Pr 2.7 j 99 1,1 80 hrd- )'Cok *Ed Â·-0 44 F )dor efe <te))heei )41 51Â»dvre 10) Have you attached the following? Response to Attachment 2, Minimum Submission Contents Response to Attadlment 3, Specific Sulnission Contents Response to Attachment 4, Review Standards for Your Application SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fully_labeled drawings must be submitted in a format no larger than 11"x17, OR one dozen sets of blueprints may be submitted in lieu of the 11 -x17- format. APPLICANT: f,1#e,fLA LU Jokb F 5'k/ef~?1 gen\- P'941' ADDRESS: 633 w t.)Aijan 91-1 A 99Â¢Â» [2 9)1; ) ZONE DISTRICT: LOT SIZE (SQUARE FEET): 4606 EXISTING FAR: 1677 ALLOWABLE FAR: PROPOSED FARy - EXISTING NET LEASABLE (commercial): PROPOSED NET LEASABlt (commercial): EXISTING % OF SITE COVERAGE: S), 3 5-1 PROPOSED % OF SITE COVERAGE: 30Â·49 EXISTING % OFOPEN SPACE (Commercial): PROPOSED % OFOPEN SPACE (Commer.): EXISHNG MAXIMUM HEIGHT: Princioal Bldo.: 19 1 6 '1 I kcesso~Y Sdm j Â£ ~ PROPOSED MAXIMUM HEIGHT: Princioal BIda.: 30 1 / Accessory Bldo: /0, - PROPOSED % OF DEMOLITION: , 9 OF /72/~ d L /3 54 3 EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: 1 EXISTING ON-SITE PARKING SPACES: 4 ON-SITE PARKING SPACES REQUIRED: SETBACKS: EXISTING: Front: /7 16 4 ALLOWABLE: PROPOSED: Front: Front: \D 1 6,1 Rear: % 6 'c Rear: Reac '64 Side: Side: Side: >400" att, 4,4 j? ( Combined Front/Rear: 0-9 ' Combined Frt/Rr: Combined Front/Rear: 23 , f 11 EXISTING NONCONFORMITIES/ Fei, 5 '67 1 41 "09 5 14 jÂ· car 4 9 ENCROACHMENTS: Wor '5 r L q VARIATIONS REQUESTED (eligible for Landmarks Onlv: character compatibility finding must be made bv HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: 14 'e; j. c, v 4'1" Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): r 4.*d#t-:fil.b'.*,7 *, Â· .: .4Â·,4.4., , 3. Â·. ' 4.44 c. .. :le:...... I 7 Â¥. I..~J:..~**Â£,9â€žff,~ 4*f.Â·14 '; 2.1 1 : . . -i.%. , D . m. Â·Â·Â· 1 I. 1221)'Â· I 71 , A ..17 42. l.. w-kw , e 1 1 4 1 1 .'? 1 7./ Â·% AgÂ»I#* 1 A l 2 ,Â·415*Al i 1 . Â·412Â· 0 1 ~ : , ~ Â· 'J 1 ~~ 17't." 5ElbweÂ« j 0 *1 . 71 .t. 1 12Â»/thle ..,rÂ·J ~.. C.TAPEY. Â·5=j 980. C . 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I. , 1 'f 0 41'. 974). i... /. I., 6- .- 4 . ,.9....3 ~~0~~if...'.~~1.3 *:2.- ~-- l . Â·. 1/5,7. Â·~Â· I.* . #291Â·<Â·-Â· g ~ .. Â·Â· ~ - , 2~~~<~* ~'t~~14~~~<4 ' . ~. ~.1?.~-40- . l.1.3*2 ~ fioyÂ·Â· 44, fl , , { / 1.91, C ,1.1..... 1 if;J â€¢ -I- - 'i . :,1.7. f~+I.42 .t. 2. t,Â· 4 ' r.6" 3/ 4 .'*.9. 0 .... E> EC -ri od A- A (64.0 .,r~jan) i.. , J . ' 1/ 1, i . , 4 ' .f t, Â· i A ..AP b.-inA# '435 % - '9. *0, 'it" .... \12, N: 404*fl, 1- - ,>44,~ - . 124) MEMORANDUM TO: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 520 E. Durant Street (Chanel), Minor Development Date: August 24, 1994 SUMMARY: The applicant requests HPC approval to install four awnings over the store's display windows. This building was built in 1980 and lies within the Commercial Core Historic District. APPLICANT: Chanel, Inc., represented by Brand and Allen Architects (San Francisco). LOCATION: 520 E. Durant Avenue, Lots L-S, Block 96, City and Townsite of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H, " Historic Overlay District or is adjacent to an Historic Landmark... Response: The Ajax Mountain building occupies most of this half block along Durant Street. This area forms the southern edge of the Commercial Core Historic District. Many of the shops in this building have awnings and they seem to be an effective way to shade windows as well as add visual interest to the building. The Polo shop was the first occupant of the building to request awnings, and they received approval from HPC in April 1987 on the condition that any other awnings placed on this building in the future be the same color. This is a policy HPC has continued to use to present. An applicant who would like to select a different color must reach an agreement with all the other tennants of the building that they will change their awnings to the new color as well. Staff is also concerned that the white may not be a "durable" color for awnings and may discolor very quickly. Planet Hollywood recently found that even light pink awnings began to look stained and unnattractive very quickly, and the white stripe in the Wheeler's awnings has become something closer to yellow. HPC' s requirement that all awnings on one building be the same color has worked well to this point. It has been enforced recently, and in fact two shops in this building were required to remove and replace awnings which they installed at Christmastime in a different color scheme. Staff finds that it would be very unfair to allow an exception in this case. In retrospect, it was a somewhat poor choice that the awnings which were approved for the Ajax building were done in the Polo store's signature color, as the rest of the occupants who want awnings are effectively spreading the Polo logo across the building. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The awnings themselves are appropriate to the character of the Commercial Core. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: This proposal has no impact on the cultural value of a historic resource. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposed development does not directly impact any historic resource. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development application as submitted. 2) Approve the Minor Development application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny Minor Development approval finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends that HPC approve the Minor Development application with the condition that the awnings installed are blue with gold lettering as are the other awnings on the Ajax Mountain building. No different color scheme should be allowed unless all existing awnings on the building are changed to match it. Additional Comments: t.44 . M<70.- ' -I .1 0@,- 9< .1 034 r - 51, Re --- -Â·~ 7 . t{.bl 2~ 1 -Â·.:t.-al),FEASEDUCM:,Â· -3 LE'Ra -2-.=4*.Â·CU==Ui~727- -1-- 169 FiE! $ e 1) :- 1 Â· - 1. . luth . 11= 0141,;i 4,;: 4 V . - 1. . =1111 iA -lu t, litizi, :, 0/2.... , -1 4 th-1 :* 21! C tÂ·~ ~9'Â·Â·t r, ..tflf A<..,f!% If;4911:'Ir:3044-' 1 I.Â·.':Â· Sh . ,... 1. 11 :50 P - . J.,44......fir- -, 1 1 -, ..a . . Â·Â· â€¢.6 , a.Â« 1 ' ' :j. 3...'. f.24-0-* F :4:..52.6.1.146' t 1 2-9 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Adoption of the Neighborhood Character Guidelines as standards for review of projects exceeding 80% of their maximum FAR DATE: August 24, 1994 While refining the program for the Temporary Overlay District which is pending approval by City Council, Staff found it difficult to establish a process for Special Review (to exceed 80% of max. FAR) for projects which also fall under HPC's pervue. Not only was it undesirable to increase the number of reviews that historic properties must go through, but the potential also existed to have two design review boards (HPC and the Special Review board) contradict each other's findings. As a result, Staff has recommended to City Council that the historic districts and any properties listed on the inventory be exempt from the Special Review, and that the review to exceed 80% FAR be incorporated into the HPC process. HPC will apply the Neighborhood Character Guidelines to a proposal and, just like the Special Review board, must find that the standards are met in order to grant the additional FAR. In the interest of making the temporary overlay reviews as consistent and effective as possible, HPC should meet with the Special Review board at some point in the upcoming weeks to assure that they are following the exact same procedure. MOTION: "I move to adopt the Neighborhood Character Guidelines as HPC's standards for review of proposals within the historic districts or for properties listed on the historic inventory which involve construction of more than 80% of the maximum FAR allowed for a particular site." . 4 itliTrillilimAililillilli:ET. Neighborhood Character Design Guidelines for Core Area Neighborhoods '~ in the 4/1 City of Aspen, Colorado 9Â£/2,2....ill= A ls=4-----~- L.-*421-*---s Ved#i-**5~ i I. 0k-+ -IIi 4-*-. --299%*it .*ir r.,AV, 1*A~.hm-mvjjile#Â£*bilma 4 *1 <I ~ ~~L 1~ 4. - G =729 Mrdmt' 14 --ee--1- 2 Â¥ 1 4 1-2 ... ~ 3 -/tai. -I4 -i-fi.4- July, 1994 Neighborhood Character Design Guidelines for Core Area Neighborhoods in the City of Aspen, Colorado July, 1994 I 1 Credits City of Aspen Consultants City Council Winter & Company Planning â€¢ Urban Design â€¢ Historic Preservation 775 Poplar Avenue John Bennett, Mayor Augie Reno, Mayor Pro Tem Boulder, Colorado 80304 Terry Paulson 303-440-8445 Rachel Richards Georgeanne Waggaman Nord V. Winter Julia Husband Elizabeth Shears Historic Preservation Committee Joe Krabacher, Chair Bill Poss, Past Chair Karen Day Donnelly Erdman Les Holst Martha Madsen Roger Moyer Linda Smisek Jake Vickery Tom Williams Planning Department Diane Moore, City Planning Director Amy Amidon, Project Manager/ Planner Table of Contents Introduction 1 Chapter 1 General Guidelines fo All Core Area Neighbohoods 7 Chapter 2 The East Aspen Neighborhood 13 Chapter 3 The West End Neighborhood 19 Chapter 4 The Smuggler Mountain Neighborhood 27 Chapter 5 The Shadow Mountain Neighborhood 33 Chapter 6 The Base of Aspen Mountain Neighborhood 39 1 ' Introduction The design guidelines that follow apply to neighbor- hoods in the core of Aspen. Their purpose is to promote new buildings and alterations to existing structures that will be compatible with the traditional character of Aspen while also encouraging creative design. Neighborhood boundaries are defined spe- cifically for the guidelines and are drawn to re- flect the distinct character of the sub-areas of the traditional, close-in neighborhoods of Aspen. At the same time, the boundaries follow generally under- stood neighborhood definitions and also follow zon- ing districts when feasible. I These guidelines apply to neighborhoods thatarenot locally designated as historic districts, and therefore 11/ I the Commercial Core and Main Street Historic Dis- tricts are notaddressed in this document. Guidelines Â£ 42 6- A41 Jqv j -7~~~~ for those areas are included in the city's Historic -~5~6-~thlt,- ,:Â· /~ DistrictandHistoric Landmark Development Guidelines. The following neighborhoods are included - -- 33*izy ..13?f39*~1 in these design guidelines: 1.fil J'Gi#**whaibil#iwil - - =1ZLEFi~ 1,=153)FWillihilIlll291-1 -- -- ~- -11*-filiallig 0 East Aspen Neighborhood â€¢ West End Neighborhood Historic buildings, including those outside of historic Smuggler Mountain Neighborhood districts, contribute to the character of Aspen' s â€¢ Shadow Mountain Neighborhood neighborhoods and should be preserved. â€¢ Base of Aspen Mountain Neighborhood The boundaries of these neighborhoods are defined on the accompanying map. The tradition of design in Aspen Early newspaper accounts document debates about the appropriateness of street lighting and sidewalk construction in the city, and the drive to plant street trees received wide play in the press. The appearance of a new mining structure or a downtown commer- cial building was heralded as evidence of progress in thecommunity and testimony to the city's durability. Aspen Neighborhood Character Design Guidelines Page 1 Whenskiingbegan and mountain chaletarchitecture was introduced, this also contributed to the debate about design and the concern for community iden- ti ty. In part, recent design discussions have focused on historic preservation issues. The city formalized a design review process for locally designated historic landmarks and districts in 1972, when the council adopted an ordinance establishing the Aspen His- toric Preservation Committee and a procedure for reviewing proposed alterations to properties within its jurisdiction. The City then published policies about design for the Preservation Commission in 1988, when the City Council adopted the Historic District and Historic Lindmark Development Guidelines, upon recommen- dation of the Aspen Historic Preservation Commit- i ~ tee. The historic preservation guidelines apply to the 1 historic overlay districts, which presently are the 4 Commercial Core and Main Street, as well as to 4 ~ individually designated historic structures through- 1 4 I out the city. The Historic Preservation Committee - -I- a i' 4 - -<*Z i uses these guidelines when considering the appro- 1--1 i 1 ; 4 . 1 1 40, 1 --- â‚¬ I priateness of proposed alterations to existing build- ings or evaluating new construction in historic dis- tricts. -. ::il . 0 _. la Aspen residents have also actively debated architec- 4 tural design outside of the historic districts for years. They most recently focused on design issues in the -- Aspen Area Community Plan, which notes that: "The ..../ 4 4- ~ ~.-Â·s...=32'MÂ·-44 ..27Jl,31=,--:-- . 1. diversity ofopinions about Aspen isone ofits great 1 traditions..." A few years ago, designdebates focused The Ritz-Carlton Hotel is an example of an architectural on creaung Re pedestrian mall downtown, the de- design that was actively debated by Aspen residents. sign of the Pitkin County Library and construction of the Rio Grande parking garage. More recent discus- sions have included the Ritz-Carlton Hotel, the Har- ris Concert Hall and affordable housing develop- ments. The underlying concepts of the design guidelines It is important to understand the nature and intent of the guidelines. They are meant to shape and influ- ence the character of design, butthey do not mandate specific design solutions. They make a distinction between "creativity" and simply being "different." Page 2 Introduction Creative solutions that are compatible with the de- It is important to note that while these characteristics sired character of a neighborhood are strongly en- are found in historic buildings, they also are seen couraged in Aspen, while designs that seek to con- across a spectrum of building periods and types, trast with the established context simply for the sake including many that are not historically significant of being different are discouraged. The guidelines structures. Early ski chalets, Bauhaus buildings and focus on basic principles of urban design that pro- 1950s apartments share these basic design features mote a sense of neighborhood identity and will en- with their mining-era cousins. They all embody de- hance livability for long-term residents and visitors sign features that have been a part of traditional alike. building in Aspen for more than 100 years. New building that follows in the coming decades, there- The guidelines focus onone's perception ofbuildings fore, should respect these established characteristics. as seen from the"public way,"which generally means the street, but may at times also refer to an alley way. Types of construction considered They seek to promote a pedestrian-friendly environ- ment that is based on the traditional scale and charac- The design guidelines focus on "infill," that is new ter of the community. buildings constructed in the context of established structures. They also apply to existing buildings The guidelines also promote a concept of building when alterations are planned that will affect the that is "native" to Aspen. While "Native Aspen" is exterior appearance as seen from the public way. difficult to precisely describe, it relates to the charac- ter o f building materials, the mass and form of struc- The context considered for a design tures, and the extent of detail that is used on them. Generally speaking, these materials are simple, such In general, the "context" of a project is defined as as painted clapboard, red brick, and rough-cut, ashlar those surrounding buildings and site features that stone. Unfinished metal also is a part of the Aspen are in view when standing on the street edge of the tradition in some neighborhoods. By contrast, pol- lot in question. It includes both sides of the street. ished marble, shiny brass and mirror glass are not a In many cases, the "block face," that is those part of the native palette. buildings within the block on both sides of the street, are considered the immediate context. By and large, the basic native character of Aspen is However, some of the features that establish the simple in design, with modest details. Buildings are context for the project are scattered throughout the relatively small, in human scale. As a result, they neighborhood. In these cases, the context is much provide visual interest to pedestrians. In most neigh- broader and includes features found in a wider borhoods, buildings usually relate to each other in reach than the immediate block. "sets" along the street, often reflecting similar set- backs, materials and orientation on the site. The theoretical basis for the design Buildings are often of stick construction and they are guidelines composed of linear, modular elements. Siding is of a human scale and openings are similar in dimensions. The design principles that are presented in these Other structures are masonry and these, too, exhibit guidelines are founded on established community similar scale and openings. Trim around windows Policies. Of particular note is the direction estab- and doors is substantial, but not exaggerated in size. lished in the Aspen Area Community Plan, (AACP) Most buildings have a distinct " 032 2 usually a gable which calls for neighborhood-based design guide- roof with moderate overhangs at the eaves. In virtu- lines and establishes a theoretical framework for ally all cases, Native Aspen buildings have modest their application. entrances, which are oriented to the street, and land- scaping that is simple, relying upon established local species. Aspen Neighborhood Character Design Guidelines Page 3 The Community Plan addresses five areas of concern, "Growth," "Housing," "Transportation," "Open Space, Recreation & Environment," and "Character." Each of these categories includes policies that recom- mend the use of design guidelines that are "Charac- ter-Based." As a partof the planningprocess, a citizen committee produced a"CommunityCharacter Analy- sis" in fall, 1991. These guidelines build on that analysis. The plan provides clear direction for promoting de- sign that will enhance neighborhood character by encouraging building designs that will improve liv- ability, reduce house sizes and integrate neighbor- hoods in terms of visual appearance. The Community Plan recommends that the city con- sider the quality of design when reviewing projects, such as through the Growth Management Quota System. Theplanfurtherstatesthat"...housingshould be compatible with the scale and character of the community and should emphasize quality construe- : I.- Â·~~Ir-' -IÂ· * --u' '- El. tion and design.." :4Â·,in- I The Community Plan also addresses commercial and 11 3 , retail development. A special concern expressed is that the smalllodges that have been a partof Aspen's * I:-1 1 1:. tradition remain a viable part of the community Â·:*', because: "These small lodges immediately set the -4 i i stage for the guest experience in Aspen. These lodges 1~ promote a sense of scale and feel that provide the visitor with a transition into theuniqueness of Aspen. ..._ â€ž .._-- The community must find ways to maintain these ...Lf ca -271%-~ small lodges and the experience they offer to our - 1 -i guests." New buildings should be designed to respect the existing character of historic structures, such at this one, which Ihe character of landscaping is also a concern. The may be found nearby. plan expresses concern for the preservation and re- placement of existing trees when they are lost be- cause of development. The plan favors preservation of the ditch irrigation system and therefore these issues are addressed in the guidelines that follow. The Community Plan notes that provisions of the town'sPedestrian WalkwayandBikeway.Plan shouldbe implemented. That plan, which promotes a pedes- trian-friendly environment as a means of encourag- ing the use of alternative modes of transportation, also focused on the needs of individual neighbor- hoods. Enhancing the street as a welcoming place for pedestrians and bicyclists, therefore, is an underly- ing concept behind many of the guidelines that fol- low. Page 4 Introduction Design Quality and Historic Preservation Goal B: To enhance the livability of individual Policies in the Community Plan neighborhoods for their residents The Design Quality component of the Community Livability is enhanced with an inviting pedestrian Plan specifically calls for the development of "Char- experience, which also promotes use of alternative acter Guidelines" for neighborhoods that are not modes of transportation. Preserving a pedestrian- designated historic districts to assist new develop- friendly, human scale that will encourage long-term Inent in fitting within the context of existing neigh- residential use is a goal as well. Promoting a sense of borhoods. neighborhood identity, by encouraging a sense of visual relatedness among buildings, also will en- The plan states that: "The importance of quality infill hance livability. This especially applies to neighbor- design within the larger historic setting is recognized hoods that are nlore diverse architecturally. To do so, as being a vital component to our economic well buildings should appear in scale, and have fronts that being." While encouraging an "integrated" image, have clearlydefined entrances thatrelate to the street. the plan also praises a reasonable diversity in archi- tecture: "Modem buildings, woven throughout the Goal C: To encourage creativity in new design traditional townsite and along the hillsides, create an eclectic design quality that contributes to the small- New buildings should not imitate historic styles, but town uniqueness of ourcommunity." Theseconcepts must be compahble with them. Creativity does not also are expressed in the guidelines that follow. mean being so radically different that the sense of neighborhood is destroyed. Creativity is a tradition Goals for these design guidelines in Aspen which should be cont:inued, within the bounds of compatibility. The goalis to seek a balance Given the direction that the Community Plan so between having all buildings be simiL r and having strongly mandates and the city's tradition with de- new buildings be completely different from their sign review, the following goals are established for contexts. Thebasic building elements should be simi- the Neighborhood Character Design Guidelines. When lar to those established, but details should be cre- considering the appropriateness of a proposed de- ative, interesting and delightful variations on tradi- sign with respect to the design guidelines, one should tion. also determine if the project would help to accom- Goal D: To preserve individual historic resources - plish the following. of Aspen Goal A: To preserve established neighborhood Historic resources include buildings, structures, sites character where it exists and objects. Individual historic structures are found Neighborhood character may be defined by the scale throughout the core area, as well as in districts; these of buildings, the use of traditional materials, anc an are from a range of periods. Their preservation and orientation to pedestrians. Street plans and plats are adaptive re-use should be supported and new, sur- distinctive characteristics of individual neighbor- rounding development should respect these re- sources. hoods and should be respected. Descriptions of the character of each of the neighborhoods are provided in the text that follows. Respecting established mate- Goal E: To promote the use of alternative modes of Mal palettes, building form and massing will help to transportation preserve neighborhood character. When the scale and character of a neighborhood is inviting to pedestrians, they are encouraged to use alternative means of transportation, which also is a goal of the community. These pleasant streetscapes also provide attractive settings for transit stops. Aspen Neighborhood Character Design Guidelines Page 5 How the guidelines are organized The guidelines areorganized into two major sections: The first section includes design guidelines that ap- ply to all of the designated neighborhoods. These are usuallybroad in nature and address design variables that are common to all areas. The second section includes design guidelines forneighborhoo(is. These apply to development within the selected areas, in addition to the general guidelines that apply to all neighborhoods. Each of the five following neighborhoods possess uniquequalities. This distinction inneighborhoods is a key to the diversity of Aspen, and conservation of The "mass" of a structure is considered to be its that diversity is a major underlying concept of the overall building volume orbulk, as itis perceived from the public way. The "scale" of a structure is guidelines. it perceived size and proportions. A project con- veys a "human" scale if it includes building mate- All of the neighborhoods are primarily residential in rials and components that are similar in size to character. Some of them have a relatively consistent those which can be expressed in terms of human architectural image, while the visual character of proportions. For example, a brick is of a size that others is affected by their mixed uses. The guidelines can be held in the hand and its size understood by . reflect this difference. one who touches or sees it. How the guidelines may be used These guidelines serve as advisory materials for a variety of applications, including special reviews and planned unitdevelopmentprojects.Forexample, they may apply to special reviews conducted by planning staff and the Planning Commission. They also may apply to design review applications as suggested in the Aspen Community Plan, such as those considered by the Public Project Review Group (PPRG) and GMQS evaluations. When considering such reviews, the guidelines ap- ply to all building in the designated areas, exceptthat certain publicbuildings maybe designed to be differ- Note: entiated from the urban fabric, to serve as accents, When determining the appropri- and therefore other special review criteria may ap- ateness of a proposed design, con- Ply. sider how the project will help The guidelines are also for voluntary use where city accomplishthedesign goalslisted reviews do not apply. Property owners are encour- on page 5, in addition to how it aged to consider the guidelines when planning alter- will meet the relevant design ations, new construction and site improvement be- guidelines. cause to do so will help assure that the pedestrian- oriented, human-scaled character that is a part of Aspen's tradition will be continued. Page 6 Chapter 1 General Guidelines for All Core Area Neighborhoods These design guidelines apply to all the neighbor- hoods identified on the neighborhood character boundaries map. -- Mass & Scale . .4Â«>24// 1. All buildings should help establish a 1 --4449 sense of human scale that is inviting to pedestrians. All buildings should help to establish a sense of human a. In Aspen, a "pedestrian friendly," scale is not scale that is inviting to pedestrians, through the use of monumental; it is relatively small in scale and porches, appropriately-scaled windows, architectural relates to the size of building components seen details and other smaller components of construction. historically. 2. New buildings should appear to be similar in scale to those in the established neighborhood, or to the scale that is desired for the neighborhood. Existing, Proposed, smaller larger a. Where portions of a new building would be building building larger than buildings seen traditionally, set the greater mass back from the street to reduce its perceived scale. b. Divide larger projects into modules that are similarto thoseofbuildings seen traditionally in the neighborhood. c. Step buildings down in scale as they approach smaller adjacent structures. d. Locate some floor area in secondary structures, ==9 -12=m=---- - 1 to reduce the overall mass and scale of building on the site. e. Use windows and doors that are similar in size Step buildings down in scale as they approach smaller and shape to those seen traditionally to help adjacent structures. establish a sense of scale. Aspen Neighborhood Character Design Guidelines Page 7 3. The street elevation of a building should be designed to appear in scale with those seen traditionally. a. Standard architectural features should also be in scale. 4. Building entrances should be similar / 2EEE2EEEaaEEEE .-- in scale to those seen traditionally. a. Avoid "grand" entries that would be signifi- cantly larger than the scale of those seen tradi- tionally. J 1 1- Building entrances should be similar in scale to those Building Form seen traditionally. 5. All buildings should use roof and building forms that establish a sense of visual continuity for the community, by repeating typical forms. a. For buildings, rectangular building forms are encouraged. Compound forms that are result of combining these simple rectangular forms are also appropriate. b. Forroofs, gable forms are preferred especiallyin residential areas. Steep slopes on roofs, similar to those seen traditionally, are preferred. Sub- stantial overhangs are typical and should be used. L c. For appurtenances, such as dormers, wings and porches, variety is encouraged, but an overall, simple character should be retained. 9 49:* .... Steep slopes on roofs, similar to those seen traditionally, re preferrei Page 8 General Guidelines Site Design 6. Orient the primary entrance of a APPROPRIATE ORIENTATION- building toward the street - a. The primary faqade should help establish a pe- destrian scale and provide visual interest. b. In some areas, a uniform set-back establishes a building line; in other neighborhoods, they lie - within a narrow range of set-backs. This site plan relationship is an important characteristic. Respect set-back and alignment patterns where , 1- EffL they exist. d. Avoid setting entries below the level of the sidewalk, such thataccess is fromasunken front ~INAPPROPRIATE ORIENTATION yard. Yards should be near sidewalk level. e. Reflect the platted grid where it exists, by ori- entingbuilding walls such that they reinforce Reflect the platted grid where it exists, by orienting the perception of the neighborhood grid. building walls such that they reinforce the perception of the neighborhood grid. 7. Place the building entry at an elevation that is similar to those seen traditionally in the neighborhood. a. Where raised foundations were used tradition- No! ally, a new building should be set at a similar elevation. b. Avoid the use of sunken terraces to provide a primary entrance at a levellower than that seen traditionally. 8. Where feasible, locate structures such -1 ~ZEW6.WRI# that they maintain solar access to adjacent // 111*1. -1........ L,-- properties. Avoid setting entries below the level of the sidewalk, such that accessisfromasunken frontyard . Yards should be near sidewalk level. Aspen Neighborhood Character Design Guidelines Page 9 Building Materials 9. Use natural, indigenous building materials to establish a sense of continuity throughout the community. a. Building materials also should help to establish #71-' : asenseof humanscaleand fitwith their setting. Â·- b. Typical building materials are native stone, red ~11 MAT? 1 1: brick and painted, wooden clapboard. Their use is encouraged. Log construction also may be considered in some neighborhoods. Synthetic W ''Wl W tyâ‚¬h'H 1 materials are generally inappropriate . c. Materials should have a demonstrated durabil- ity in similar applications. Building materials also should help to establish a sense d. Greater variety may be considered for trim ma- of human scale and fit with their setting. Brick and wood terials, however natural, "native" materials are clapboard are traditional materials that convey a sense also preferred for these elements. of human scale. e. Appropriate materials for sloped roo fsare wood or composition shingles and metal panels, such as standing seam. Trim has Trim depth appropriate is too epth thin Architectural Features 10. Architectural features that enhance the pedestrian experience are encouraged. a. Windows, doors and other features should be of a human scale and configured to invite pedes- Â»E- trian activity. - b. Creativity, and even whimsy, in the treatment o f architectural finishes and details is especially encouraged, when these features are compat- ible with the established character of the neigh- I borhood. c. This is an area in which it is appropriate to 4 distinguish new building from old, by using Yes No details that are recognized as being new. 'd. Trimelements, suchas aroundwindows, should Trim elements, such as those around a window, should be in scale with those used traditionally, and be in scale with similar ones that were used should be substantial, without appearing over- traditionally. Their dimensions should be substantial, sized. without appearing oversized. e. The primaryentrance shouldbe clearly defined. Page 10 General Guidelines 11. Minimize the visual appearance of .ir/-1 solar collectors and skylights. a. These elements are generallynew to mostneigh- 270--*i- A borhoods in Aspen, and their use can alter the character of the neighborhood. 1 - b. Locate skylights and solar collectors away from - k .1 411YME+ -: the street elevation where feasible. - . c. Position skylights and solar collectors such that .M..'16,6,;IIigfijaMMEER.JilygillidAMI'/ili./ai,-12iMiEll"% -2 they are flush with the roof line when feasible. Position sicylights and solar collectors such that they are Garages flush with the roof line whenfeasible. 12. Minimize the visualimpact of garages. a. In residential areas, detached garages are pre- ferred. This will help reduce the perceived mass of the overall development. b. In residential areas, locate garages to the rear +.----4 whenfeasible. Ifthey mustbe accessed fromthe illi Ll street, locate them to the side of the primary 1 structure, not in front. c. Where garages are visible from the street, use 1_-1 the smallest garage doors possible, to reduce their visual impact Treat the door to appear PREFERRED ~ L.-_1 NOT similar to the background siding materials. RECOMMENDED d. When garages are to be attached, minimize the _- 1- percentage of overall building front that is allo- - cated to garages. The widthof the garageshould be less than 50% of the building frontage. Single In residential areas, tocate garages to the rear when car garages are preferred (for single family feasible. houses). e. When a garage is to be attached and face the street slope the driveway downward toward the building to reduce the perceived height of - ZZ'==9*-I#E~. the garage. Locate the garage level slightly be- 3 2- . 4 4 f 4 24,- low grade, to minimize its perceived mass. 24 4 11'lit f. In large developments, also minimize the amount ~~ ~~~ ~ ~~*~ *~~~~~ Ar I *!,1 _ = of ground floor wall area that is allocated to =... garage openings. ~, 4 -*t 4 r 21 .1 Where garages are visible from the street, use the smallest garage doors possible, to reduce their visual impact. Double doors, such as these, are discouraged. Aspen Neighborhood Character Design Guidelines Page 11 Driveways 13. Minimize the visual appearance of ' driveways and parking surfaces. - a. In residential projects, locate parking areas to the side or rear of the building. Providing a semi-circular drive across the frontlawnis inap- 1 1 1 E--12:/A propriate. b. Avoid creating pull-in parking along the entire front of a property. This erodes the definition of the front yard. c. Minimize the amount of hard paving surfaces that are used in parking lots. d. Differentiate drive paving materials from that of the street. This will help to reduce perceived scale. Decorative patterns are encouraged. Po- Minimize the visual impacts of service areas, as they are rous materials are encouraged. seen from the street. e. Landscape the edges of parking lots. Service Areas ---ul-. .-- T '8- - A~~.I.q~ 34~ A~LI~+ 14. Minimize the visual impacts o f service ~~'~Â¥ areas as seen from the street - i - ..~~ a. Locate service areas to the rear and provide 1& - -3-7-21*th@=2 access from an alley when feasible. 7Â£*00,-# Â£1'~ b. Screen service areas with fences and plantings. Em-396 1/3. failtillilillilill 1:31,1//*dihpullim Impact on Historic Buildings All historic structures in Aspen should be preserved. 15. Preserve historic structures Many have experienced alterations that are not in throughout the community. keeping with their historic character. In this case. a. Minimize negative impacts on historic struc- asphalt siding obscures the original wood siding. Such tures when planning alterations. build.ngs should be rehabilitated, using the city's b. For treatment of older buildings that may have preservation guildelines. historic significance, see also the City's Historic District & Historic Lindmark Development Guide- ' lines. 16. New buildings should avoid negative In addition to these general guidelines, also see the impacts on adjacent historic properties. relevant neighborhood guidelines: a. This applies to individually designated proper- ties throughout town. East Aspen Neighborhood pg. 13 West End Neighborhood pg. 19 b. Largernew buildings should step down inscale Smuggler Mountain Neighborhood pg. 27 as they approach adjacent historic structures. Shadow Mountain Neighborhood pg. 33 c. The edges of historic districts are especially Base of Aspen Mountain Neighborhood pg.39 sensitive. New development should step down in scale, or provide greater separation between historic buildings and new construction inthese areas. Page 12 Chapter 2 The East Aspen Neighborhood The East Aspen Neighborhood is approximately bounded by Spring Street on the west, Waters Av- enue on the south, and the Roaring Fork River on the east and north. See the attached map for specific 4 â‚¬ -1Â»- - neighborhood boundaries. 9 - I - C 4 ,+Ii' 122Â» -1 -- 1 - 4-- f 1. 1â‚¬13--- w..21.-6- - lili - 1. . .~ The character of East Aspen _ e-,2.--- 1..j~->-i-3--'t.,c.-JI 4-_-- - 0 :r- 2.- 1 East Aspenbeganasaresidential area for miners and +1 -*. 4 as a result, early miner's cottages are scattered I -t_t .i_ - I throughout the neighborhood. The magic of this part =33- - 31 -Lt - -t+ _ - ~- -- 1 ~ of town iscontained intheremnants ofwhatwas the 41 -1- i --+ J 4- i working core of Aspen. The train passed through the - - -- - area fromIndependence Pass and this, along with the The East Aspen Neighborhood. water works and thehundredsof small miners cabins that existed, conveyed a feeling that Aspen was a vital community, filled with young miners searching . - . .'-1-MITÂ·4~. ' < Â· - ~ ~~ ,~Â· Â·4**1 for riches. - -+1 .. lit - . 41 1 3.mig.,im'.1 1 + -2.~Â·42=-=-%21@N Early in the development of skiing in Aspen, the East T i.16 = 1 't.. ~irir Aspen Neighborhood began to accommodate winter 9-/ . .... 1 2111 1 liu . 1 1 , 1 visitors in ski lodging which averaged two stories in - 74*-,671 - 1 1. . height. Many of these buildings convey a sense of 1 effl *me alpinearchitecture, with exposed wood rafters, wood -. - 1 Â· Â· trim and stucco walls. Balconies overhang the fronts -Â£ .2 a. K,T -,- of buildings, providing depth to the facades. These I 23.871 1 small lodges varied in scale and character from the -1 ... - earlier mining cabins, providing contrast in the ./# 4 Â· streetscape. The area remained scaled to the pedes- ' trian. -*c.-- - u -1-4 4 ---cle 1-==r :rz- Â»-Â«3=-=-1 Today, the neighborhood hasamixed scale, with a 1 ...711...1-- collection of single family and multi-family units. Log siding is among the building materials found in Street edges and yards are clearly defined, with a East Aspenthat convey a sense ofbeing "native. Such variety of plantings and fences. Some portions of the materials are preferred. neighborhood developed with curvilinear streets, although the majority are rectilinear. The river has been an important feature in this neighborhood, shap- ing some building lots and terminating some streets. Sidewalks are intermittent at present, but the City's pedestrian plan calls for completing them. In time, therefore, this area will be even more attractive to pedestrians. The area is especially importantbecause it stands as the eastern entrance into the traditional coreof Aspen and its character sets the expectation of what is to follow. Aspen Neighborhood Character Design Guidelines Page 13 It is increasingly critical that the remnants of the Even though multi-family uses are anticipated in mining days that are found in East Aspen be pre- addition to single family housing, all development served, or Aspen will forever lose its ability to visu- should, to the greatest extent possible, relate to the ally trace its roots to the miners and workers that traditional scale of single family housing. Breaking made Aspen the community that it was. Slightly up the massing of new buildings into a set of smaller more than twenty historic sites survive in the neigh- forms will help to achieve this. borhood. Most are very simple miner's cottages, one- and-one-half stories high, with the gable end ori- Goal 3. To promote a sense of integration in the ented to the street. Materials are varied, and include neighborhood for new buildings log and clapboard siding. These mining era buildings should be preserved whenever feasible. Similarly, New buildings should embody the forms, scale, ma- theearly skilodges also conveya sense ofhistoryand terials and character seen traditionally in the neigh- these should be preserved whenever feasible. borhood. Large scale, single family houses and large scale, Goal 4. To encourage development of new build- multi-family buildings have more recently appeared ings that will relate to the proposed side- in the neighborhood. This trend will change the scale walks in this area and thereby enhance the of the neighborhood if future new buildings are not walking experience in the neighborhood. configured to appear similar in mass and scale to those seen traditionally. New building also must Buildings should have primary entrances at or near enhance the street as a pedestrian xperience by grade, thatareorientedto the streetto providea sense presenting facades that are visually interesting. of human scale. Facades should be designed to ap- pear similar in scale as well. Design goals for the East Aspen Neighborhood Given the tradition of building in East Aspen and the concern for preservation of early resources and for the quality of new buildings, the City holds these design goals for the East Aspen Neighborhood: Goal 1. To strengthen the traditional scale of single family residential buildings New single family housing should appear to be in scale with housing seen traditionally, to the greatest extent possible. Goal 2. To develop accommodationsbuildingsthat are more compatible with neighborhood character Page 14 Design Guidelines for the East Aspen Neighborhood The design guidelines in this chapter apply to all projects in the East Aspen Neighborhood, in addition to the chapter of General Guidelines for All Neigh- borhoods. When considering the appropriateness of a project with respect to these guidelines, also con- sider how the project will help to accomplish the design goals for the neighborhood. - . - ~ Mass & Scale I --- --=-4= I Z 1.-- ...4/ i#T >941~ 17. New building should be sensitive in 7 +43---4 7 - 1-- 3~,F I -1./'....4.L1-=-' ~,2,2/Al scale to existing, smaller buildings in the 7 ...._-- - ....i//& ....11.11 . 11. .+JEE - ZIEZ~MZM?YS neighborhood. - a. Buildings should appear to be similar in scale to traditional residential structures of the East As- - fii: 1 pen neighborhood. This is especially important in this neighborhood. b. Divide larger projects into modules that are .-4 -22 3 5/ -' similar to those of buildings seen traditionally. t TI-- n --6* 4 -' - Traditionally, facade widths for single family ...1 1 J Â·r- --14#i~iPâ‚¬FI Traditionally, the width of a plane of a building front houses ranged from 15 feet to 30 feet wide. ranged from fifteen to thirty feet wide. New buildings c. Step buildings down in scale as they approach should continue to express these proportions. adjacent smaller structures. d. Locate some floor area in secondary structures, to reduce the overall mass and scale of building on the site. e. To help establish a sense of scale, use windows - and doors that are similar in size and shape to those seen traditionally. - Building form = +r - ey= 18. Building forms should appear similar to those used traditionally in Aspen. Entries should be in scale with those seen traditionally. a. See the General Guidelines. "Grand" entries, such as this, are inappropriate. Aspen Neighborhood Character Design Guidelines Page 15 Site plan 19. Provide a front yard in all develop- F7171 ment. a. Clearly define the yard. b. Minimize the amount of paving that is exposed to street. MA- r: Er 5j d 20. Buffer edges of the site from adjacent properties with fences or hedges. 2 12-3 2 a. Fences should be low and open in character especially in front of the building. b. See also the general guidelines. Divide larger projects into modules that are similar to 21. Locatetheprimaryflooratornear side- those seen traditionally. walk grade. a. Avoid sunken terraces that separate the main entrance from the street level. Materials + 22. Use "natural, or native" building materials. a. Finishedclapboard, log and masonry are appro- priate. b. See also the General Guidelines for All Neigh- borhoods. < -=--==4.=e= - . . =29.--1--, ..3 c. Greater variety in trim materials and those of =0 --- ./' ;- windows and doors is appropriate in this neigh- Gable roofforms are preferred. borhood. w i Windows & Doors 4 1 4 P .23. Use windows and doors that are L - --------- - similar in size and shape to those seen - traditionally to help establish a sense of scale. f - 7- - 24. The solid-to-void ratio, as seen from the street, should be similar to that seen " ; traditionally in residential areas of Aspen. Avoid sunken terraces or drives that separate the yard from the street level. Page 16 East A3pen Architectural features 25. The use of porches is strongly encouraged. a. Provideporches,oriented tothestreetandscaled to be similar to those seen historically. /,1, 26. Clearly identify the primary entrance. a. The entry should be in scale with those seen ~~5 3 - 4 traditionally in residential areas of Aspen. -- 1 I . b. Use doors similar in scale to those seen tradi- tionally in residential areas of Aspen. c. Consider a central, shared entry for multi-fam- ~ ily units that would appear to be a single, domi- Â¥- -7 1 a -rrt~ ~ E -~ I nant entry. --- 1 i , Provide a porch, which is oriented to the street and scaled to be similar to those seen historically. Aspen Neighborhood Character Design Guidelines Page 17 Page 18 Chapter 3 TheWestEndNeighborhood The West End Neighborh od is approximately bounded on its southern edge by the east-west alley that lies north of Main Street, by Castle Creek on the west and the Roaring Fork River on the north, and Monarch Street or the east. See the attached map for specific neighbor.iood boundaries. Historic character of the West End Neighborhood During the mining boom years, the West End was densely developed as a residential neighborhood and included a variety of ~ vood frame structures. Masonrybuildings could als be found. Even early in its history the neighborhood had strong sense of identity, because buildings held many similarities in their designs. Development generally followed the rectilinear grid of the city and wide streets were laid out. Trees and irrigation ditches edged the streets. Vegetation was well-established, appearing in many early photos; the street trees were irrigated with ditches. No side- walks were constructed here; people simply walked in the streets. Buildings were oriented to reflect the grid, with the primary entrance facing the street. The simple, rectilinear forms of the buildings were set parallel to side lot lines, further expressing the tradi- tional grid layout. A typical house form emphasized verticality, be- cause its foot print was relatively small in compari- son to its height. This was true for one, one-and-a- half, and two-story houses . A typical lot size was 6,000 square feet, and a house ranged from 1,000 to 2,200 square feet. This often was stacked on more than one floor. Perhaps by coincidence and perhaps by design, building sizes seemed to correlate to lot sizes: Larger houses were typically on larger lots, frequently with substantial side yards. Building types included miner's cottages, catalogue homes and large two-and-a-half story houses. Most houses had a solid-to-void ratio that was similar to others in the neighborhood. Typically, the front wall was more solid than void. Aspen Neighborhood Character Design Guidelines Page 19 After mining declined, the neighborhood saw little Today, the West End contains the greatest number new building, until skiing stimulated investment in and variety of historic structures found in Aspen. the area. Rustic log houses and chalets appeared in Queen Anne, Carpenter Gothic and Italianate details the 1940s and 50s, and Bauhaus-inspired architecture surviveonmanystructures. Thelargesthistorichomes followed. in Aspen are found here. Approximately ten Na- tional Register listed properties are found in the West The current character of the West End End. Today, the West End remains primarily single family Newer structures have appeared in more recent de- detached in character. Yards are clearly defined and cades, and although many of these buildings right- contribute to the distinct residential character of the fully speak of their own time, they respect the tradi- area. Semi-transparent fences, such as metal or wood tional building vocabulary by having porches and picket, are used along with hedges to define lot primary entrances that face the street and bypresent- boundaries. The streets remain free of sidewalks, a ing facades that are in scale. The resulting variety in feature which is vital to the traditional character of architecture and creativity in detail can be see in the the neighborhood. neighborhood, while it still retains its overall sense of integrity. Street trees establish a sense of visual continuity and provide for a pleasing streetscape and should be Not all newer structures have employed the tradi- preserved. 2. these trees reach the end of their life_ tional vocabulary of elements, however. Some have span, they si uld be replaced. built in a grander scale that is out of character. Others have sought to introduce a sub-urban image, with The West End remains very much a walking neigh- driveways in front yards and others have hidden borhood. This is important to its residents and also to their entrance on the side or behind large fences. the man>Â· visitors who walk through the neighbor_ Somehave included garages thatdominate the fronts hood touring its historic architecture or making their of their buildings. Such developments should be way to the music tentor to trails along thenorth edge. discouraged and those that do exist should not pro- vide the context with which future development Alleys run east west through each block. They are should relate. unpaved and many have several historic outbuild- ings along them. This simple character should be The West End remains one of the most desirable retained while accommodating more alleybuildings. places in town to live. Pressure exists to develop Most homes have parking located off the alleys, and much larger houses, and to design them in ways that fail to address the street in the traditional character this is a tradition that should be continued. and scale. In many cases, new buildings literally Openspace and private gardens alsoareimportant to tower over neighboring historic structures, and h s- the character of the West End. A few small pocket torie buildings themselves have also been renovated parks are located in the area, as well as the Music so that an extremely large addition looms behind a Festival tent. Good views of the surrounding moun- small cottage. tains are seen from most streets and, for those houses on Lake Avenue, of Hallam Lake. Our greatest challenge today is to direct new devel- opment to be more compatible with the traditional single-family, residential character of the West End. Page 20 West End Design Goals for the neighborhood Given the concern for the protection of the traditional scale and character of the West End, the City holds these goals for design in the West End: - . *111:Pi "Fl t 9%< 7-' imM Goal 1. To preserve the scale of traditional single *4d/Il family residential structures ill"I'll'll/"Illik tb r. Â·12 Single family structures were larger than in other f : .â€¢4- 3 0:3~ ~Ilj:Â·-Â· areas of town, but still relatively small. This tradi- -I:y 1 .4.= ....... irk#: Â· < * iN:. *?ti tional scale should be expressed new development. 1 .04 3 d#4:Â·1 Goal 2. To enhance the pedestrian experience in ... <461: - the neighborhood :. . 01*k~.8 b M Â· _Litilit-.3*tit-7 14 -Im,9,bal Providing buildings that face the street, with clearly *F?(3Â¤1 dil..1,9-I~'.'~1.0..' 94*442*& defined entrances and articulated to convey the tra- ditional scale of building facades, will enhance the pedestrian experience. Street trees should be preserved. Goal 3. To promote a sense of visual integration in the neighborhood, that is balanced with variety Incorporatingelements seen traditionally in theWest End, such as porches, dormers and vertically propor- :Â·.' 1 %, f~$,4-+7~~~~~ 6...â€ž ./ %, I - - Â·-trâ€¢k Â¥ I 1 #Cligillmimmi visual continuity. Goal 4. Topromotethedevelopmentofalleyhouses ~ .~*~".~~- ~~~~~~ 12-- -'lifT-i=12:0a to maintain neighborhood scale and ac- -act/ 3'am.... commodate affordable housing .......imal....p- -1.-== Frq~ ~, 4-~-12- -E#-_ '4 Locatingsome mass in secondary structures will help reduce the perceived mass of the overalllot develop- ment while also providing space for affordable hous_ ne simple character ofalleys should be preserved. ing. Aspen Neighborhood Character Design Guidelines Page 21 Page 22 West End Design Guidelines for the West End The design guidelines in this chapter apply to all projects in the West End Neighborhood, in addition to the chapter of General Guidelines for All Neigh- borhoods. When considering the appropriateness of a project with respect to these guidelines, also con- sider how the project will help to accomplish the design goals for the neighborhood. Mass & Scale 27. New structures should appear similar in scale to traditional residential structures of the West End. a. New building should be sensitive to existing smaller buildings. Typical buildings were from 1,000 to 2,200 square feet. b. Divide larger projects into building masses that are similar to those of buildings seen tradition- ally. The maximum perceived mass of an indi- vidual building should be no more than 3,000 square feet. If a structure is to contain more than 3000 square feet, it should be divided into a series of discreet masses that appear smaller in scaletobuildings seen traditionallyin theneigh- borhood. These masses should then be linked with a "connector" that is subordinate in size to the modules it joins . c. Locate some floor area in secondary structures, to reduce the overall mass and scale of building on the site. Ifa structure is to contain more than 3000 squarefeet, it d. Step buildings down in scale or height as they should be divided into a series of discreet masses that approach adjacent smaller structures. appear smaller in scale to buildings seen traditionally in e. Door and window openings should be consis- the neighborhood. These masses should then be linked tent in scale with those found in neighboring with a "connector" that is subordinate in size to the historic structures. Larger openings may be in- modules it joins . cluded asaccents, butshouldbebroken up with mullions or muntins. f. No uninterrupted wallsurfaceparallel toastreet should be more than 30' in width, to assure that buildings appear similar in scale to those seen traditionally Aspen Neighborhood Character Design Guidelines Page 23 Solid-to-void Ratio The solid-to-void ratio is the amountof wallin 28. The solid-to-void ratio should be proportion to window and door openings that similar to that seen traditionally in the is seen on a building wall. West End. a. Avoid large arrays of windows, particularly on the front elevation. Building form 29. Use building forms that are similar to 1 those seen traditionally in Aspen. 1 1 a. Each building should have a simple rectilinear /9.4 form as its primary form. ar!-4*Aa - -13Fp 7>1/11 b. A gable or hip roof should be the primary roof 61 Uff Â· form. (Theroof pitch should be in the range of 9- ~ g< to-12 to 12-to-12.) n M -< 1 84 Au c. Variety in the shape of appurtenances, includ- - 39 along l 1 .1 /g'!Fdyh>*9 ing porches, is encouraged. d. Divice larger building areas into separatebuild- ing masses, linked by "connectors." This will L PÂ»lac LinG i help reduce the perceived mass of the develop- ment. e. Secondary structures are also encouraged, to Buffer the edges of the property from adjacent reduce mass and scale. properties. Site plan 30. Provide a front yard in all develop- ment in the West End. a. The yard should be in scale with those seen traditionally in the neighborhood. 31. Buffer the edges of the property from ,adjacent properties. a. Use fences or hedges, butdesign them to remain semi-transparent, to allow views in from the street. Fences should be low in height, to allow views into front yards. ~-~Â» 32. Set the building in line with others on the block, where setbacks are uniform. a. Set-backs also rnay reflect the size of the lot, et the building in line with others on the block, where however; on larger, deeper lots, a greater set- setbacks are unifont back for the building may be appropriate. Page 24 2 * EREE- *44 West End Building Materials 33. Use finished materials for primary building materials. a. Painted wood siding, wood shingle and brick are appropriate in the West End. b. Log and metal are generally inappropriate. c. See also the General Guidelines for All Neigh- i T-- borhoods. d. Theuseof wood shakes, reflective metal, or clay | tile is discouraged. 1 1 19 Architectural features 34. Clearly identify the primary entrance. C - a. Orient the porch toward the street. Yes No 35. The entrance should appear similar in Progide a porch, oriented to the street and scaled to be scale with those seen traditionally in the similar to those seen historically. West End. a. Use doors that are similar in scale to those used traditionally. Aspen Neighborhood Character Design Guidelines Page 25 1.-_.4 . Page 26 1 1 Chapter 4 The Smuggler Mountain Neighborhood The Smuggler Mountain Neighborhood lies north of Main Street, between Mill Street and Original Street. It is bounded on the south by the Roaring Fork River. See the attached map for more boundary details. A varied topography is a distinctive feature of the Smuggler Mountain Neighborhood that has influ- enced street plans, building orientation and form. Flat hollows and benches are joined by rolling and sloping terrain in this neighborhood. This terrain has generated a winding, freeform layout of streets and lanes, many that dead-end, and has allowed for few alleys. The resulting lot and block configurations have unsymmetrical shapes and many lots have unique edge conditions along the Roaring Fork River and the base of Smuggler Mountain. Becauseitis so varied, the area actuallycanbe consid- ered to contain four to six subareas. When designing ~ ~~IJ -<E+n~_~*.. &~L r' -*rt-24*4~2 new buildings or considering alterations, designers ..1 - 4'91+gri --3/ -110 -#"MipEL ='' ~AF~tk+â‚¬4:F~Â¥~E~~ Â£ .~- - - -â€¢% sh'iuld consider the specific context closely in order .~E~ te.F1 1.All~Jlu,=:a~kull#.alifin~,& tillivi Zivwn---7.. 0 â€¢==- iS_ to respond to these changing conditions within the -- tlag,; 2~#Sy!~ iÂ®*~ . neighborhood. Since many buildings are at the base of Smuggler S. *0 --1 -â€¢L-,2.M~~,~~I~-~~~~~ Mountain, there is a dominant building orientation The architecture of the Smuggler Mountain toward the south and west to take advantage of the Neighborhood is varied and includes historic houses. afternoon sun and down-valley views. The architecture is varied, including historic houses, mobile homes, log cabins and chalets from the 1950s. Except for some more recent apartment buildings, most structures are small in scale. Building forms vary, and roofs include gable and shed, some in exaggerated proportions. Balconies occurfrequently. The materials are equally varied with a predomi- nance of stained clapboard wood siding, board and batten, logs, stone and concrete block. Aspen Neighborhood Character Design Guidelines Page 27 t - Overall, the Smuggler Neighborhood containsa reta- tively high density of smaller dwellings. A typical residential massing in this neighborhood is about 1,200 to 1,800 square feet in size. A few large vacant parcels remain that could be developed and other sites may redevelop. New dense, multifamily projects may be feasible, therefore, and since thesebuildings can significantly affectthe char- acter of the neighborhood, they should be carefully reviewed. 2316 1 -E-+,3...7,9.=11 0-EP-414-2=*18,tal.~1Iggl~-~. Goals for the neighborhood 4. - Ac-J _ji . Agreatersenseofunityisneeded. Newdevelopment 1 2 -ill/&45==Ati. *Cj --4rl//la./MIBr 1~~ should appear more visuallycohesive with the neigh- borhood than some recentbuildings have been and it -. should enhance thepedestrianexperience. TheSmug- gler Mountain area should have a scale and character 144- 44* 1//6 _ of a dense single family, residential neighborhood, - -*-4 2 even as it accommodates a variety of housing types. - - With this in mind, the city holds these design goals 9l I & -*-Â£ 2 ~i-Iri-~-- for the Smuggler Mountain Neighborhood: - ,.351:rz*he* ~ New single family construction should appear similar in scale to that seen traditionally. This older house is Goal 1. To preserve a scale ofsingle family residen- among those in the Smuggler Mountain Neighborhood Ual buildings that provides a context for the scale of new buildings. New single family conscruction should appear to be in scale with that seen traditionally in this neighbor- ' 1<- 9 4-~ J hood and in nearby residential areas. - ./f z z -1 --22 -4 --42* Goal 2. To encourage multi-family buildings to be --' character more compatible with the neighborhood I: t!. i'.1 - ..Ir. -* ,> Multi-family construction should be designed to in- clude elements similar to those seen traditionally, *...I..*T 41: I including a primary entrance oriented to the street, a .1- I 7 4â‚¬ 4 4 ....~ 1.69 4.}i:*2 :iÂ°*512,2363L'.:Câ‚¬d>&*as... 1 - ..L-- distinct front yard, and similarity of form and mate- M rials. Divide larger structures, such as this, into building masses that appear similar in scale to those seen Goal 3. To establisha sense of visualintegrationin traditionally. the neighborhood Repeating the use of traditional building elements in future construction will result in a sense of visual continuity. Page 28 Smuggler Mountain Design Guidelines for Smuggler Mountain The design guidelines in this chapter apply to all projects in the Smuggler Mountain Neighborhood, in addition to the chapter of General Guidelines for All Neighborhoods. When considering the appropriate- B ~'/2.'4*22*42.2 44~1*~I/.4el./" Fify.Â·/t.4~.t,~TAâ„¢': ness of a project with respect to these guidelines, also '. ,<=9<â€ži*,JANM7*NF;-2ibÂ¥*Â·yo,U,wmi*:: '-%:r . consider how the project will help to accomplish the A.BM=%462â‚¬,Â»ge*-026;';Â£~~~-48.. 10*Â¥~3-46â‚¬8*FIes 4-14" design goals for the neighborhood. 9....PER,>*444' 4.42~# 1 :Â· :4*~et:.2-- j Mass & Scale 44Ry,*41,<f :.Ii'"I. 9,9.r.. 4.Â·t~rz',CÂ·Di. -=#.42 -:~-522~6. 9 .23 -jiÂ·. is*;.Â·IÂ·j..96. 36. New buildings should be similar in A G. Migg*#BrÂ·-A . '~ j * :> scale totraditional residentialbuildingsof .rill/: . 4.. /:rf.,. Â¢2 :~51.2.'. ---"- iÂ· > ' Aspen. . *,-*Â· a. Structures should be in modules of approxi- . mately 1200-1800 square feet maximum. Divide larger projects into building masses that are similar to those of buildings seen traditionally. Link separate building masses, with a "connec- tor." This will help reduce the perceived mass of the development. Use building forms that are similar to those seen b. No uninterrupted wall surfaceparallel toastreet traditionally. should be more than 30' in width, to assure that buildings appear similar in scale to those seen traditionally c. The solid-to-void ratio should be similar to that - seen traditionally in residential areas of Aspen to help establish a sense of scale. e.' ,, Building form :U253=: 37. Use building forms that are similar to those seen traditionally in Aspen. 1* a. Each building should have a simple form as its primary shape. ' b. Because many lots may have varied conditions, ' a variety of simple, yet even playful, building forms is appropriate. f -74 - - 7-~---- - -t ~ - --4*-4.14/- - - c. A variety of roof forms, in a range of sizes and .. .i- - - proportions, is appropriate. Gable, flatand shed roofs are appropriate. "Prow roofs also are Gable roofs are appropriate on structures in the appropriate. Hip roofs are discouraged. Smuggler Mountain Neighborhood. d. Eave depths should be similar to those seen traditionally in residential areas of Aspen; these provide scale and a shadow line adds visual interest to the facade. e. Contemporary interpretations of traditional fea- tures, such as porches, are also encouraged. Aspen Neighborhood Character Design Guidelines Page 29 Site plan - ..111 :7I 3~ - * -*.- * I 7/Itte~+ ~.I - =- t 7- 38. Provide a clearly defined front yard. --=2 a. Thiswillprovidea sense of open space and help 4 7 2Â«4= define pedestrian walkways and automobile parking areas. i W- 1_9 b. This open space also will provide relief from dense development in the area. t:I *-2* .: C 7/6*01",0 '' 39. Buffer edges of the site from adjacent 2.. properties with fences or hedges. . LLI: a. Fences should be low in height, to allow views Avoid cre: Â· i pull-in parking that is directly off the into front yards. street. Thi.. , eakens the attraction ofthe street to b. Locate the primary floor at or near sidewalk pedestrians. grade; avoid sunken terraces that separate the main entrance from the street level. 40. Provide open space that is functional. 70 r./.. , a. The open space should be of a size that can be used or that at least has a significant visual . impact as a landscaped area. 41. Locate the primary entrance at or near the ground elevation. I.I a. This applies to all buildings, including multi- -- -/1.il-TH *-4 $ Ill family construction. +. - 1.-,4 ' 0-7- .... -TU#~ Buffer the edges ofthÂ£ site.from adjacent properties with fences or hedges. . a~4*522 :*a#M~P. s, :4Â·= .4.:,+ 4Â·., ~ ~ ~': ,~&' .v-{~ifitÂ· 93~-5.-.1~i~~ ii*tit.m#~pewag/EtÂ·t-FÂ¥Â·.i. : -1:: & :i,i: ijjkilli. I:Ezz Provide open space that is functional and that also serves as an amenity that can be seen from the street. Page 30 Smuggler Mountain Building Materials 42. A variety of building materials is --243*i-- 0-/ appropriate in the Smuggler Mountain Neighborhood. a. Use of natural, or native materials is encour- aged. b. Other finished materials, including wood and metal siding, may be considered. Architectural features b : .7.11 13.1.491.219.-fil e - The use of natural or native materials in the Smuggler 43. Porches clearly identify the primary Mountain Neighborhood is strongly encouraged. entrance. a. Provide a porch, oriented to the street, and scaled to be similar to those seen traditionally in residential neighborhoods of Aspen. 41&3934.~ 44. The primary entrance should appear 21Â·Â¢,4~,9%:1. similar inscale tothose seen traditionally d :tic: AfFÂ»f 74 2%4.â€¢-AgÂ·- in residential neighborhoods of Aspen. a. Avoid "grand entries." 6*â€¢ 4 .. ...: b>14-:M-F: b. Use doors similar in scale to those seen tradi- 44. . -Â»W::Â¥ ...:...: ..... tionally in tte residential areas of Aspen. - Â· : j .- :.... ..:.:.2.... '*31 ... .>y::Â£..i....f~.:.2J4*Â· <>~ 1 :...?.i499.9:.>.7 c. Considerac =ntral, jhared entry for multi-fam- ily units such that it would appeartobea single, primary entry. -.:...,v.=*,---,-, iÂ¥-r~â€¢-â€¢.~1 45. A variety if window and door designs Provide a porch, oriented to the street, and sized to be is appropriate in this neighborhood. similar in scale to those seen traditionally in the residential neighborhoods of Aspen. 46. At the street level, consider using win- dows similar in scale to those seen tradi- tionally in residential areas of Aspen. a. This will help to establish a sense of human scale. b. These windows may be arranged in new arrays, however. Aspen Neighborhood Character Design Guidelines Page 31 Page 32 Chapter 5 The Shadow Mountain Neighborhood The Shadow Mountain Neighborhood is bounded by the alley north of Hopkins Avenue on the north and Shadow Mountain on the south. Its western bound- ary is Seventh Street; the eastern edge is First Street. See the attached map for more details of the bound- aries. Character of the Shadow Mountain Neighborhood Thisneighborhood developed at thebaseofthemo ..n- tain, and once contained numerous miners cottages. Streets were laid out following the town grid, and houses were sited on their lots with the primary entrance facing the street. Early photographs indi- cate thatporches were a feature of many of the houses thatonce stood inthis area. Approximately tenstruc- tures of potential historic significance remain in the neighborhood and should be preserved. Irrigation ditches were established in the Shadow Mountain neighborhood,vestigesofwhichsurvivetoday. These should be preserved. The second railroad to arrive in Aspen, the Colorado Midland, came through in 1887. The silver crash of 1893 devastated the rail companies and by 1921 the track was removed. This right-of-way remains vis- ible in some parts of the neighborhood today. A diversity in buildings can be seen today, including variety in scale and type. Some early skilodges were located in this area. These were joined in more recent years by larger multi-family and single-family build- ings. Some of these projects have not addressed the street in the traditional manner and have weakened the appeal of the street to pedestrians. Views of mine dumps and of the mountain are major features, along with mature trees and significant amounts of open space. New development should respect the edges of these public resources. Aspen Neighborhood Character Design Guidelines Page 33 The neighborhood has become a network of key pedestrian and bike routes which can play an impor- tantrole in helping to reduce automobile tra ffic in the city. It is therefore vitally important that the neigh- borhood develop as one that is of a human scale and that is designed to be attractive to pedestrians and bicyclists. Goals for the neighborhood Substantial development opportunity exists in this neighborhood, along with pressure to create large projects that turn their back on the street or that establish a grander scale than that seen traditionally. It is vital that new development not do so, but rather thatit enhance the character of the street and contrib- ute to a sense of visual continuity. Therefore, the City holds these design goals for the Shadow Mountain Neighborhood. Goal 1. To preserve the scale of single family resi- dential buildings seen traditionally Whennew single familyhouses are constructed, they should respectthe scale of earlierhousing, and should not appear too "grand" on the street. Goal 2. To develop accommodations buildings that are more compatible with neighborhood character Buildings larger than single family houses are antici- pated and these should be divided into modules that appear similar in scale to single family houses. They also should incorporate elements seen traditionally on single family houses, such as porches. Goal 3. To promote a sense of visual integration in the neighborhood By repeating traditional building features, forms and materials, a sense of visual continuity will result in the neighborhood. Page 34 Shadow Mountain Design Guidelines for the Shadow Mountain Neighborhood The design guidelines in this chapter apply to ali projects in the Shadow Mountain Neighborhood, in addition to the chapter of General Guidelines for All Neighborhoods. When considering the appropriate- ness of a project with respect to these guidelines, also consider how the project will help to accomplish the design goals for the neighborhood. Mass & Scale ./.9 ,~ 47. New structures should appear similar I . in scale to traditional residential structures I of the neighborhood. a. Divide larger projects into modules that are similar to those of buildings seen traditionally. --m....~ =- 12~~~ b. Locate some floor area in secondary structures, to reduce the overall mass and scale of building on the site. .Â£' ~ .*,~, c. Step the height of the building down in scale as it approaches nearby, smaller structures. " ' d. Use windows and doors that are similar in size Avoid creating a single, large mass, such as this, that and shape to those seen traditionally to help will be out of scale with residential structures seen establish a sense of scale. traditionally. e. The solid-to-void ratio should be similar to that seen traditionally in residential areas of Aspen inorder tohelp thebuilding appear to besimilar in scale. Aspen Neighborhood Character Design Guidelines Page 35 Building form 48. Use building forms that are similar to those seen traditionally in the Shadow Mountain Neighborhood. a. A building should have a simple, rectilinear form as its primary shape. A variety o f building types is seen in the area, and therefore a wider interpretation of traditional building forms is appropriate in this neighborhood. b. Gable roof forms are preferred in this area and creating a combination of varying roof lines, rather than one large surface, is encouraged. This will help reduce the perceived scale of the building. Eave depths should be similar to those seen traditionally in residential areas of Aspen; they provide scale and a shadow line that pro- vide visual interest. c. The use of porches is strongly encouraged. d. Variety in design of appurtenances, including dormers, wings and porches, is appropriate in this neighborhood. Site plan 49. Provide a front yard in all develop- ment in the Shadow Mountain Neighbor- to hood. X a. This is particularly important in this area. b. Clearly define the yard. c. Buffer the edges of the site from adjacent prop- erties with fences or hedges. -4.-4 d. Provide adequate site storage out of view of the T front yard in multi-family developments. / 4 1 â‚¬i.::4, - j -10% -nG â‚¬ 4 - ~ Building Materials 1 _1 -. 50. Use "natural, or native" building Use a "native" building material, such as wood or materials for primary materials. masonry, for the primary building material of a a. Great variety in the selection of materials for structure. The use of stucco as a primary material is doors, windows and trim is appropriate in this discouraged. neighborhood. Page 36 ~,+tik:: Shadow Mountain Architectural features 51. Clearly identify the primary entrance. a. Provide a porch, oriented to the streetand scaled to be similar to those seen historically. /,1\ b. The entry should be in scale with those seen traditionally. /U===1--6U 1 1 I i 52. Use doors and windows that are = : Z : t> similar in scale to those seen traditionally 1/ i in residential areas of Aspen. // Use doors and windows that are similar in scale to those seen traditionally in residential areas of Aspen and clearly define the primary entrance. Aspen Neighborhood Character Design Guidelines Page 37 .'' Page 38 , 1 Shadow Mountain Neighborhood Chapter 6 The Base of Aspen Mountain Neighborhood The Base of Aspen Mountain Neighborhood is boundedby AspenMountain on the south andDurant Avenue on the north. Its western boundary is Garmisch Street and its eastern boundary is High- way 82. Historic character of the Base of Aspen Mountain Neighborhood Aspen Mountain was a focus of mining activity in the 9 early years ofthe city. Earlyphotographs show awild 1 mix of buildings, including tipples, trestles, mills and other mine-related structures, rail yards, depots and towers, and huddling at the base, a dense collection of small miner's cottages. Overall, the area exhibited an industrial character, and the architecture was more rustic than that found in other Aspen neighborhoods. The buildings had a tle * ~g variety of forms and materials, which reflected the - 1 diversity of uses in the area. The Base of Aspen Mountai Neighborhood once was the focus of mining activity in the city and it saw a The scale of buildings was quite varied, ranging from variety of building types and forms. Today, it continues small one-story dwellings to imposing mill build- to exhibit diverity in its architectural character and ings. The tallest buildings in town were found here, and the Clarendon Hotel, which occupied almosthalf scale of buildings. a block where the Wagner Park Ball Field is today, was among the largest buildings in town. Building materials were varied and exhibited a range of finish, from painted clapboard to rough-sawn, unpainted timber. The mining structures were built from basic materials. Large timbers were hewn from logs, and untrimmed board planks were used for siding and roo fing. Metal was also seen in braces and connectors. Although houses were painted, little else was. Aspen Neighborhood Character Design Guidelines Page 39 Current character of the Base of Aspen The introduction of structured parking at the lower Mountain Neighborhood levels of buildings is altering the street level experi- ence, because extensive expanses of wall surface in Although the signs of mining activity have long since these cases are blank, or garage openings. These plain been removed, the Base of Aspen Mountain contin_ surfaces have weakened the pedestrian appeal of the ues to exhibit diversity in architectural character and street. In some cases, important views also have been building scale. Buildings have more of a vertical blocked due to insensitive placement of some struc- emphasis than any place else in town and some of the tures on their sites. tallest structures are still found here. Asa partof new development, morecommercial uses In comparison with other neighborhoods, this area is are being introduced into the Base of Aspen Moun- densely developed. A mix of building sizes, forms tain neighborhood. These uses can add appeal to the and types is seen including condorniniums, hotels street, if the facades are designed to be in scale and to and commercial structures. Most present a street provide interest to pedestrians. level that is of human scale and that is inviting to pedestrians. Somemulti-family residentialbuildings, An important factor in the character of the neighbor- however, have been constructed with multiple en- hood is building use. Many structures are second trances and an overall horizontal emphasis that is in homes, orareaccommodations facilities that seecycles contrast to the traditional vertical character of the of intense activity followed by quiet periods. There- area. fore, creating street walls that encourage pedestrian activity during all cycles is important to maintaining Building materials continue to be varied, even more Iiveliness in the area. so than historically. Stucco, brick and wood are com- mon. A range of metals, tiles and stone are also seen. Goals for the Base of Aspen Mountain Neighborhood Streets are clearly defined in the neighborhood, often with a curb, gutter and sidewalks. Views to the A special concern is that the street level of buildings mountain are an important feature of this neighbor- be designed in a manner to encourage pedestrian hood, and should be preserved when feasible. activity. Because many buildings in this neighbor- hood are only occupied for shorts periods of theyear, Major public trails run near the base of Aspen Moun- and streets may appear lonely, it is vitally important tain and opportunities for connecting to these exist thatbuildingsreinforcea streetscape thatis ofhuman on many new development sites. In order to maxi- scale. Therefore, the City holds these design goals for mize the potential benefits of these trails, it is impor- the Base of Aspen Mountain neighborhood. tant that the streets connecting them invite pedes- trian activity. 1. Toenhancethepedestrianexperienceatthe street level Development trends in the Base of Aspen 2. To protect views of the mountain Mountain Neighborhood 3. To promote a sense of visual integration in Recently, some structures have appeared that deny the neighborhood while also encouraging a the street, and instead turn inward, providing little diversity of building types. visual interest for pedestrians. Some entries are de- tached from their buildings, and entrances are not scaled to the pedestrian. Page 40 . 1 Base of Aspen Mountain Design Guidelines for the Base of Aspen Mountain Neighborhood The design guidelines in this chapter apply to all r.,r: I projects in the Base of Aspen Mountain Neighbor- hood, in addition to the chapter of General Guide- :. t. toÂ». lines for All Neighborhoods. When considering the C**::Â·Â·:4:77-:~ :t.12 :j:i,24 ::, ,~:~fij>66. appropriateness of a project with respect to these i ''~ h.<1~ .. guidelines, also consider how the project will help to 7 9. x..... .....2.y..., 23>44Â· n.Â·1-jÂ©.4-6,*b~ELFAWW&4M accomplish the design goals for the neighborhood. Mass & Scale Divide larger projects into modules that are similar to those of buildings seen traditionally. 53. Set taller buildings against the mountains to reduce their perceived scale. I | a. Although tallerbuildings canbe accommodated ' ~ in this area, it is still preferred that their appar- ent mass be minimized. Incorporate some den- sity into sloping roof forms to reduce the per- ceived scale of the building. i b. Locate the building mass so as to avoid creating icing conditions on public walkways. c. A vertical orientation is preferred. ~ ~ d. Divide larger projects into modules that are similar to those of buildings seen traditionally. ~ ... U e. Step buildings down in scale as they approach adjacent, smaller structures. 1 9 - . -- Building Form Guidelines 1- 7 1 54. A variety of building forms is appropriate in this area. a. However, rectilinear forms are encouraged. Buildings should have sloping rooffonns. Gable, hip, b. Buildings shouldhaveslopingroofforms.Gable, and shed roof shapes are appropriate. hip, and shed roof forms are appropriate. Aspen Neighborhood Character Design Guidelines Page 41 .. Site plan 55. Buildings should appear "grounded" not not sited signficantly above or below px: the street level. a. The first floor should be near street grade. b. See also the General Guidelines. L - 56. Develop a ground level that is of human scale and inviting to pedestrians. a. This may be accomplished by developing store- Develop a ground level that is of human scale and fronts, landscaping, wall art; ingeneral, the goal inviting :o pedestrians. Include plantings, fences and site is to create an interestingstreetwall for pedestri- walls that help establish a sense of human scale. ans. b. Avoid large, uninterrupted blank surfaces. Garages 57. Screen parkinggarages from the street. a. Use storefronts, wall art, plantings and other decorative elements to provide interest along edges of garages. b. See also the general guidelines. Page 42 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: Policy regarding review of proposals when landmark designation is pending DATE: August 24, 1994 It has traditionally been HPC's policy to require an applicant to complete the landmark designation process before bringing a formal proposal (for Conceptual review for instance) to the committee for review. This policy has been used for a number of reasons. First, landmark designation is usually undertaken so that the applicant can take advantage of some of the incentives HPC may award, such as parking and setback variances and it is "putting the cart before the horse" for the committee to approve such variances for a project which might not receive City Council's approval for landmark designation. Secondly, by forcing an applicant to complete landmarking first, the applicant is not in a position to threaten to pull out of landmarking if they are displeased with the result of conceptual or other reviews. Recently, a number of applicants have protested this policy. Landmarking requires four meetings for approval and as a result, the already lengthy design/permit process becomes even more drawn out. In addition, the applicants have felt that there should be more of a give and take between them and the committee. They are giving HPC the power of design review over their property without having any idea whether their project will be approved. In an effort to make the HPC process less burdensome on property owners, staff suggests that the committee create a new policy on a trial basis, wherein applicants would be allowed to come in for conceptual or other reviews before landmarking is complete. Any special bonuses that the committee awards will have to be conditioned on final' approval of the landmark designation by City Council. At the end of the six months, the committee should evaluate how the policy has worked and either permanently codify the policy or reject it. naw: rl -4 --aÂ« <12 (13 \ 7 / '5:0 u 911/ 3 L .:93 a=n / 1 V - 1, 433 6% 11 4 I k A / e~ --**. 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INC LEASE SPAC[ E E - . 204 ELEVATION @ DURANT AVE. --- Ghirardelli Square m m i, 900 Northpoint St. STOREFRONT RENDERING Suite 400 San Francisco, CA - 94109 PLRANT AVENE - N (415) 441-0789 C E 61.9 f -" 1 Â© 1 lir -.-i r--T-----~ 2178\ ! 1 J /1 3 = - 4Â»6 / k//AN 10 s, v AÂ« /47\ E 49 11 m 9 1 7/ 1 U U---2-1-47 ; el- 011 1 1 41ININg (190 ) ..0/ A'/ - 5-5222RUM PLAN 1/8"=1'-0" ALF:[* 912,9PLICM,Â»5 - 1 CON'TIN@hEAL' MÂ·ET;*6*4231.21 +6.IAN 1 146 81 54 31' PROJECTION X CHANEL -- --------- 519 -PfR 1- 1 2 == CAAINEL NAME '440 1-aDO W To ma BLAGI<. , Sl LI<. 6(*paNEP T~ 1-Err@12*49 7 li K )21 wk'r Â¢PfIR) , PIN. 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