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Home My WebLink Aboutagenda.hpc.19930728. I AGENDA ASPEN HISTORIC PRESERVATION COMMITTEE JULY 28, 1993 REGULAR MEETING SECOND FLOOR MEETING ROOM CITY HALL 5:00 I. Roll call II. Committee and Staff Comments III. Public Comments IV. OLD BUSINESS 5:15 A. 311 North St. - ,Request for Parking Variance 1 - ) A / -yl -2 -k -fi n o a <-- f}la 1 -i-fic, Cj il\. 5:35 B. 232 E. Hallam Street - Discussion / V. NEW BUSINESS 5:50 A. 935 E. Hyman Avenue - Landmark Designation of U.S.L.M. Ute #4 0,14 8 410 N.b?,ex in.1 1 C / 1 40 Aul (1 l.j 7:00 VI. COMMUNICATIONS A. Project Monitoring B. Sub-Committee Reports C. Neighborhood Character Guidelines D. Ordinance on Pioneer Park Lot 1&2 E. Red Brick update ongoing VII. ADJOURN 3If-I--043 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 311 W. North Street, Request for parking variance DATE: July 28, 1993 SUMMARY: Due to the total number of bedrooms included in this house and the new addition approved by HPC, the applicant is required to provide six on-site parking spaces. The parcel is an Aspen Landmark, and the applicant requests HPC grant a variance eliminating the requirement for two of the six parking spaces. APPLICANTS: Beate and Martin Block. LOCATION: 311 W. North Street, Lots 3&4 and the west half of Lot 5, Block 40, Hallam's Addition, City of Aspen. PREVIOUS BOARD ACTION: The parcel was designated an-Aspen Landmark in January, 1993. A conditional use approval was granted by the Planning and Zoning Commission. HPC awarded final approval for "Significant Development" on December 23, 1992. DISCUSSION: In October of 1992, at "Conceptual Development, " the applicants requested a parking variance of two spaces. Although HPC could not grant the variance until the parcel was landmarked, the Board did approve "Conceptual Development." At final "Significant Development" review in December, 1992, it was stated "The application has been revised to eliminate the original request for an HPC variation for a 2-space parking reduction - all required parking spaces are now being designed to fit on site." This same representation was made to the Planning and Zoning Commission when they approved the Block's "Conditional Use" application. In making it's decision, HPC should recognize that P&Z approval was based on the provision of six parking spaces. During City staff's review of the Block building permit application, the Engineering department raised concerns over the fact that parking spaces were placed where there were existing trees (the trees were not shown on the original site plan) and that new curb cuts were necessitated by the design. The applicant and the Engineering department then came to an agreement on the attached site plan. The applicant has submitted a letter stating the reasons for the parking variance request, and a site plan showing the location of the six parking spaces currently required. Design Review Standards Staff addressed the Design Standards only as they relate to the parking requirement. 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 an "H, " Historic Overlay District or is adjacent to a Historic Landmark... Response: The parking spaces targeted to be removed if the variance is granted are to the rear of the house, where it is generally preferred parking be located. Four spaces will still be sited in front of the building, and will dominate the street-side elevation of the building to some extent. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: Availability of on-street parking spaces is limited in the West End and Aspen in general. By providing so many bedrooms on this site, the-applicant is potentially contributing to the parking problem, which is why they are required to provide on-site parking. Too many parking spaces on this lot is no more inappropriate to the character of the West End than is lining the streets with cars. 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 adjacent parcels. Response: The required parking spaces have a visual impact on the building and site, but do not lessen the architectural significance of this Herbert Bayer designed house or its significance to the community. 4. Standard: The proposed development enhances or does not diminish or detract from the architectural integrity of a designated historic structure or part thereof. Response: The parking spaces do not directly impact the structure. RECOMMENDATION: Staff recommends HPC consider approving the variance requested by requiring two of the parking spaces remain in front of the house and two in the rear of the house (as shown on the site plan.) This would eliminate the need for a wide curb cut, lessen the impact of cars on the front of the house and still allow for a pleasant backyard. Additional comments: 1 -1 97 6-2 1 r..9 1 1 1.% '11 , n O 1 *4 7. 40 1 \ 311 W. North Street, Aspen, CO, 81611-1350 (~3)925-7743 June 24, 1993 Ms. Amy Amedon Aspen Historical Preservation Officer Aspen, CO 81611 Dear Ms. Amedon: This letter, Attachment 3b, (3), is in support of our application (amendment) for a parking variance at the Block residence, 311 W. North St., Aspen, which has already been designated by the HPC as an Historic Landmark. The building permit that has been issued required that the (necessary) 6 parking spaces, corresponding to the 6 bedrooms of the two attached houses, be divided with 4 in the front, and 2 in the back yard. The net affect of this is to turn the back yard into a parking lot. This, in our opinion, is contrary to the spirit of keeping the Historical Designation intact. In essence, what this does is to create a potential eye-sore, where there was complete architectural integrity in the original plan. Therefore, in the interest of Historical Preservation, we request that a variance be granted that allows us to eliminate the two parking spaces in the back yard. We feel that the extra greenery will enhance the neighborhood more than the extra asphalt would. Sincerely, Â»ae.-1332(201- / The Beate S. Bl~lE Living Trust, / Beate S. Block as Trustee 1,27'- 01 ' EXISTGI - . PNE - 0 -3 W'45 . 7/ P 1 -/4 / T L__------------21 \/ 201 0|| | 8.IST'ck 0/ EXISTINS e US' PENCE | !39,2 Ured<UNEL I | M- EXI.Â»TG, EL. 100'- O , NUÂ·,A PINE / al.:041-9." (61-re) L 9 bet=ZE~e opel.Ats / BeL 14'. io'/4' re,TE) bJO @TH sT. I'/dll */ Il 1 UN|FÂ» -bU>KE â‚¬,LofE , ALLE R. 0, All. / p J 44-,] 1 lee-,"4. -21 -* 16*2 3LO' | | ' â€¢h 12Â¤ C UNAIN // j \ 9EN,Euce'TE) "'* / 1 1 - PAYW ILL- Â· 3 L_ ---- --- a -1 4.-F>,3/1.3.-3 EE.CÂ»2== = - 3~J-- 2~2- ,--6---t.L --_ ___ . r 34 .,54.4 1.-__ --- . --- -Â·-- -- - -AUU=. 1 ~-~- 1-T-~~~i____---L--------'J 1 *42/ d 1,0,/E I I 60:Pre -~ 0:, f;Â»* lu.J* ia- 11 / mu til 61 # | --- . 1 1 / | __ 3* 204 22% 1 -------------- UU-"0 1 4/\ 1 iÂ·'1 lf)Lâ€žÂ·EÂ·Cr /EL CE-IVE.WÂ»cru_.~ RESIEPEN" APE)ITÂ»1 1-4/ NEU tr~<-0-7 - =17 ----# I F. UPPETE LEVEL- 4 44 .=,9 2 446 1 .. EL. 100;-045441+1, t. NEEL Haw -234%9-0$v*4 j . | ' -~33(3) / emrf# 8.4 . 2\4 4 1 p f UJUD,AUOQU - / r-1 + 8-442,2 / 3% 1 /1 'Â°t'-00 POOPEFTY LI)Â·JE --~ 102 1 - 6 Â® Â®Â® 1 1 5,111 T E FLAN 1/8 - 1 -Q 1 1 1. 1 1 9-1 MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 232 E. Hallam Street DATE: July 28, 1993 SUMMARY: HPC granted final "Significant Development" approval for an addition to 232 E. Hallam on April 14, 1993. During the plan check for issuance of a building permit, it was discovered that the %33ition causes the parcel to exceed site coverage requirements by C 189 sq. ft. The applicants approached the Board of Adjustments to request a variance, but the Board tabled the discussion, finding no hardship. The variance request will be heard again on August 5. Attached is a letter from Wayne Stryker, who would like to discuss the the project briefly with HPC. STRYKER/ BROWN ARCHITECTS,PC July 21, 1993 Amy Amidon Aspen/ Pitkin County Planning Office 130 South Galena St. Aspen, Co. 81611 Dear Amy, Please accept this letter as a 'request for discussion' with the Historical Preservation Committee of the design implications of the Roberts Addition, a Historically Designated Structure. As you are aware, this duplex addition was presented to the HPC for final approval on April 14. Approval was granted per observation of the detailing by Jake Vickery. This was done and the project was then submitted for building permit review. At that point it became apparent the design was flawed. Due exclusively to my error, the design as presented exceeds Site Coverage requirements of the R-6 zone by 189 sq.ft. Because of this situation we then appealed to the Board of Adjustment for a variance based on the fact that the only other way the property can fulfill its ability to achieve a duplex is to do so in a two story configuration. I believe this configuration would then conform to all aspects of the Municipal Code. However, the increased height and bulk, in our opinion, would be unfortunate and counter to the intent of the Community Plan. When presented with this reasoning the Board suggested that commentary from HPC would be useful to their review. Therefore, I appeal to your committee to discuss the implications of these possibilities. If I can further help you understand any aspect of this please call. Sincerely, <~ MA Ffit - Wayne Stryker 300 S SPRING STREET, SUITE 300 ASPEN, COLORADO X 1611 3 () 3 925 2254 9 15 1258 (FAN) lit L ' ,Â·,444(=421}/87*299Â·r j , tE>A lE>71 N Â® ADDIT-10 M LEDÂ«UCTU,tâ‚¬- Â» 1 1 1 1 11 BED PA/VE IMAY | 1 - /j 1 1 [fi---fh 1 1 1 4 <01 il :il ,\+ \ \ it 1 - .\ \ 1 1 1 1 , 1 1 i I . . 1 \ , - 1 2 1 ,: 1 - i \ 9 / 1 / ' i -I I 1 / . / -Sr' . ' ,-1 \ _11 / / ' . \6:v , , 1 1 .~~~i11I // 1 i : 1 /!! i , f 1 1 1 -, / , \\ . \ ,. / 4 1 /1 - / i / 1 / / 1 1 f ; . rATH ~ ~ / 0 , i / ./ , I / 4 SITE PLAN SCALE: ruc- 30' APR - 9 Â·- - ROBERTS ADDITION 232 EAST HALLAM ST REET ASPEN, COLORADO , 81611 STRYKER/BROWN ARCHITECTS, P ' 300 S. SPRING STRBUT, SUITE 300 ASPEN, COLORADO , 81611 , (303) 925.2254 , - r 1 9-+1 tf*tr Â¢~111 i- 01 \ 11 :lw 11 Drill I 7.48 11- lk_1 11 . 4111, 1 Nqi 1 F=:1F P:F. 0100000001 :-13 - aai _ ~. 33 NORTH ELEVATION SCALE: 1/8"= 1'-0" ROBERTS ADDITION 232 EAST HALLAM STREET ASPEN, COLORADO, 81611 STRYKER/BROWN ARCHITECTS, P.C. . e 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO, 81611 (303) 925.2254 1.. 1 1. ..11 11 1' 1 ' 1 '11 1 ' 1 1 1. 11'1' 1 ' 1 19Â©-1 dS> \_t- 4 = - 1 |All . .1.1 -[~ I ~ Mt- 1, I~ 132Â·. 11! 1 :11 19'12/E/E 1:111=== 9 1 â€¢4// lili i :1 1 11 : 6 &1. 1!111= i P . 4~~ - C 9 - W . - -- 0 121 7 - 11=]1 1 j .1 1 1 1 1 l. . EAST ELEVATION SCALE: 1/8 "= 1'-0" -- ROBERTS ADDITION 232 EAST HALLAM STREET I ASPEN, COLORADO, 81611 STRYKER/BROWN ARCHITECTS, P 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO, 81611 (303) 925.2254 m 1 , - L n - , *. it fri f-= \,- r '14 11 1 1 Ig L [ 111Â§ ~ lim - -T . P. 2 -111<1' i . 1 11- It . VEIT-F- 1 , i Â· -- == -= 1 N--1 1 1 , 1 Fl [=1 tr 1 . 1 1~Lt= ~ ' .1 -, ; 11 -1 1 11--1 1- ' SOUTH ELEVATION SCALE: 1/8"= 1'-0" j ROBERTS ADDITION 232 EAST HALLAM STREET - ASPEN, COLORADO, 81611 STRYKER/BROWN ARCHITECTS, P.C. 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO, 81611Â· (303) 925.2254 2!R@#1@ . -- 2 .. .4...1 -L.-4-1,Â·t|-1-â€¢-,1-14.-4;4 iÂ·,1 .,!'1.11.1,111Â·11 1/1 -1 - @'! 111 . -_ EFFEEEP- - 1 1 -------*-- U ....--- - 1 1 --- --- ill 1 ~~I --- . -- - 00 - - 0 01,tEl 3-M WEST ELEVATION SCALE: 1/8"= 1'-0" 1 ROBERTS ADDITION I 232 EAST HALLAM STREET ~ | ASPEN, COLORADO, 81611 STRYKER/BROWN ARCHITECTS,P.C. 11 300 S. SPRING STREET, SUITE 300 1 ASPEN, COLORADO, 81611 (303) 925.2254 --- . 1 Z li , , 1/ , / ~11 i Â£ 11 22 - = Wl--hle - - I =7 =,:11 1-11-~13 1 .J 1 .-7x 010Uumuu0 9-1Â» Mic 11 Ill BUILDING SECTION SCALE: 1/8"= 1'-0" ROBERTS ADDITION 232 EAST HALLAM STREET - ASPEN, COLORADO, 81611 . STRYKER/BROWN ARCHITECTS, P.C. 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO, 81611. (303) 925.2254 ' . ..emEE." 1 .,2)~M51 ' :.Â·SÂ· . 4.9.ImE '121 . 1 1 1 1 1 1 1 l -Ill ..... .1 1 . 1 1 4 47-1 Â·Â· 1 1 1 1 ... /1 1 N 61-491,--1 7."I L 1 1 1 . I 1 1 1 1 ill' 1 11/1 I.I.- -.-il .---- - - - -(D 1 Pal 1 1, -1 / - I - ... ... 1 . 4 . .. T L_ 1....Â· :flyAw ./f. il i 1//t- t,. ,90/9./12/'S . 1, 1 1 , 1 1 2-'. I 2 1 1 7. . 11 - .1 .A -3. ... t.< .- 4 j .. . 4 . 1 *>91, I I . 1, . .. -1 7 : i Ell ; .1 _11 I \ , 8 + 1 3 .-1 m - - r-F r --7 --4 . 1 = ==92!-=51Â« 1 1 1 - .37-1 94 IU I / '11 I. I . 1 ... 1 44 . 1 10. - , . I 1 1 I , . I :.. , 1 1- --- 0121- , I. 1 fE-26,67-'6 ~~ f ~ 7<OOF- - - - - , ROOF PLAN SCALE: 1/4"= 1'-0" ROBERTS ADDITION 232 EAST HALLAM STREET ASPEN, COLORADO, 81611 STRYKER/BROWN ARCHITECTS, P.C. 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO, 81611 (303) 925.2254 ... -9 9 9 1 1 1 L_ 1 1 . , i 1 2- , - i I 1 1 1 -.. Ltv//9* 111,4, 3 . 1 ... je:>FEli \ - Airce EN - O A l__J ' ~ 7___-_---_;MI-iÂ»'.===*es~VMMMNA.%#RITL-I-FI_-__-_-_ - --11- - --- -~~~ (AL//0.,UM. 1 1 1 ~f-p VE></saya__ : F 'L O O R PLAN 81~ 3 -STA(/dy*~ -. SCALE: 1/4"= 1'-0" b ROBERTS ADDITION 232 EAST HALLAM STREET ' ASPEN, COLORADO, 81611 STRYKER/BROWN ARCHITECTS, P.C. 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO, 81611 (303) 925.2254 e Â© 1 1 1 0% AS 77'tfe \ C>-7-AU OT-U AE. - -1-1-1-1Lili-L-l-ll.J -1LL-I-l11-111 111--j1-1-1-1-1--1u r.l1-11 Lli 1 pANXXXXXXXXXXXXXXX . - - //~ 2 2 ... 1. . EAA.X.AAA -0 1. 0,42>2/9\/3/9.-7- U TN/TY SINK\ -41 1 I VVYVVVY &722-Int V\06'1I I i LI t I 1~1~ i ~ L~i~ / 9 9 0 \ />. \Ni MC)044 4 0/>221- 3 k_ m '1 1211-4LI] Il_l L --- 0 J~ill-lILITJ-All- \42 --~ DÂ¥ /57-/ N 62 1 67-Nford/An_ BASEMENT PLAN & SCALE: 1/4"= 1'-0" ROBERTS ADDITION 232 EAST HALLAM STREET ASPEN, COLORADO, 81611 I STRYKER/BROWN ARCHI TEC TS, P.C. 300 S. SPRING STREET, SUITE 300 ASPEN, COLORADO, 81611 (303) 925.2254 -- - -- -<(25222) - 01 A--<< L C MEMORANDUM TO: Aspen Historic Preservation Committee FROM: Amy Amidon, Historic Preservation Officer RE: 935 E. Hyman, Landmark Designation of U.S. Location Monument, Ute No. 4 DATE: July 28, 1993 SUMMARY: The Board is to determine whether there is sufficient evidence of historic significance to justify Landmark Designation of U.S. Location Monument, Ute No. 4. This monument, which is not included on Aspen's "Inventory of Historic Structures and Sites" is potentially threatened with demolition. APPLICANTS: The application has been initiated by the Aspen Planning Department, at the direction of the Historic Preservation Committee. LOCATION: 935 E. Hyman Avenue, Proposed Lot 1 of the Sund Lot Split, also known as lots D and E, Block 35. PROCEDURE FOR REVIEW: Landmark Designation is a three-step process, requiring recommendations from both HPC and P&Z (public hearings), and first and second reading of a Landmark Designation Ordinance by City Council. City Council holds a public hearing at second reading. OTHER BOARD ACTION: On June 9, HPC made a motion directing the Historic Preservation Officer to begin research on the historic significance of this monument. On July 14, HPC unanimously passed a resolution declaring their support for the initiation of the Landmark Designation process. LOCAL DESIGNATION STANDARDS: Section 7-702 of the Aspen Land Use Code defines the six standards for local Landmark Designation, requiring that the resource under consideration meet at least one of the following standards: A. Historical Importance: The structure or site is a principal or secondary structure or site commonly identified or associated with a person or an event of historical significance to the cultural, social or political history of Aspen, the State of Colorado or the United States. Response: In the summer of 1879, a party of prospectors crossed the Continental Divide from Leadville into the Roaring Fork Valley. They established a silver mining camp, first known as "Ute City, " and began staking mineral claims. As word of their find travelled back to Leadville, more settlers began to come into the valley. Some of them stayed in the camp through the winter, under threat of Ute Indian attack, to protect their interests. In order to establish a post office, receive the benefits given an officially recognized town and attract investors, the mining camp had to become a surveyed townsite. The first step in this process was accomplished in the early spring of 1880, when B. Clark Wheeler laid out the town boundaries. Over the summer, new residents interested in mining poured in rapidly. U.S. Location Monument, Ute No. 4 was established during this period, in September of 1880. The monument is a Bureau of Land Management Marker, which are generally established when there is no official survey point within two miles. Ute No. 4 became the siting point used to locate a great number of mineral claims that were laid out on Aspen Mountain. Mining had a short "heyday" of only 14 years (1879-1893) in Aspen, but the extraction of mineral wealth was obviously essential to the founding of this town. Many of the structures and artifacts associated with this period and with the mining process have been lost. No other such monument is known to exist now in Aspen. B. Architectural Importance: The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character. Response: This standard is not applicable. C. Architectural Importance: The structure or site embodies the distinguishing characteristics of a significant or unique architectural type or specimen. Response: This standard is not applicable. D. Architectural Importance: The structure is a significant work of an architect whose individual work has influenced the character of Aspen. Response: This standard is not applicable. E. Neighborhood Character: The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. Response: The monument is important to the character of this neighborhood in that it has been the scene of various activities related to Aspen's mining history. Drill holes on the west face of the rock suggest the sort of miner's drilling competitions which have been documented in other towns occurred here. F. Community Character: The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance. Response: Although this monument will no longer function as a surveying point, it is important to preserve its "integrity of location." This site was chosen for survey work presumably because of it was visible and provided expansive views of the valley. It is a geographic landmark which is clearly connected to the early history of this community's development. RECOMMENDATION: Staff recommends HPC approve Landmark Designation of U.S.L.M., Ute No. 4, finding it meets standards A (historic significance), E (neighborhood character) and F (community character). Additional Comments: J 1 Winter & Company 775 Poplar Avenue - ' - --6- ,ir/32 ':EN ihi TNÂ·-9~ ia' Ii:x i Boulder, Colorado 80304 ; N.t_.4.7._1.- -- h.21 f._1:--Adithhi ) !'1 21' 'i~,1 July 19, 1993 Ms. Amy Amadon City of Aspen Planning Department Dear Amy: Enclosed please find the the revised outline for the neighborhood guidelines. It is in fact more than an outline, being more half outline and half draft. The last three chapters will be transmitted on July 20. Most of the design guidelines are in place. You will see that I still need help on neighborhood descriptions, however. My next task is to add more explanations to some of the guidelines that will help make their virtues more clear to the reader. We then need to begin discussing illustrations. Sincerely, 1, Val.-13 Nor@ V. Winter Historic Preservation â€¢ Urban Design Phone: 303-440-8445 Fax: 303-443-0725 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 1 Aspen Neighborhood Guidelines Outline #2 INTRODUCTION c A. Scope of the project 1. These are guidelines for core area neighborhoods in Aspen. 2. The neighborhoods were defined specifically for this project but follow generally understood neighborhood definitions. Some areas are designated historic overlay zones, others are simply neighborhoods with established character that should be preserved. Still others are newer neighborhoods that have established their own sense of identity. 3. The neighborhoods are: a. South of Main Neighborhood b. West End Neighborhood c. East End, North of Main d. Southwest End e. Base of Aspen Mountain f. Main Street Historic District* g. Commercial Core* * These guidelines supplement the historic district standards. 4. The neighborhoods are defined on the accompanying map. B. Aspen has an established history of design review. 1. In part, design review has focused on historic preservation issues. a. In 1988, the City Council of Aspen adopted the Historic District and Historic Landmark Development Guidelines, upon recommendation of the Aspen Historic Preservation Committee. The guidelines apply to the historic overlay districts, which presently are the Commercial Core and Main Street, as well as individually designated historic structures throughout the city. These guidelines identify the general architectural elements that contribute to the character of the community. The Historic Preservation Committee uses these guidelines when considering the appropriateness of proposed alterations to existing buildings or new construction. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 2 2. Aspen residents have actively debated architectural design in Aspen for years. They most recently focused on design issues in the Aspen Area Community Plan, which notes that: "The diversity of opinions about Aspen is one of its great traditions..." a. Among the recent design debates: - Creating the mall downtown - The Ritz hotel (A few more examples, to demonstrate in interest in design) C. The underlying concepts of the design guidelines 1. The guidelines shape and influence the character of design, but they do not mandate specific design solutions. 2. They make a distinction between "creativity" and simply being "different." Creative solutions are strongly encouraged in Aspen; however, they should be creative while also being compatible with the desired context of the neighborhood. 3. The guidelines focus on one's perception of buildings as seen from the street, or "public way." They seek to promote a pedestrian-friendly environment that is based on the traditional scale and character of the community. 4. The guidelines also promote a concept of building that is "native" to Aspen. While difficult to precisely describe, it relates to building materials, mass and form, and the extent of detail that is used. 5. By and large, the basic "native" character of Aspen is: a. Simple in design b. Small in scale c. Visually interesting d. Buildings usually relate to each other in sets along the street. e. Buildings are often of stick construction; they are composed of linear, modular elements. f Landscaping is simple and relies on established local species. Buildings have a distinct cap. 0 D. How the guidelines are organized 1. These guidelines address the different characteristics of individual neighborhoods in Aspen. This distinction in neighborhoods is a key to the diversity of Aspen. 2. Many are residential neighborhoods; others are commercial or mixed; Winter & Company ' 1 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 3 3. Some design principles, however, apply to all neighborhoods. These are presented first. E. How the guidelines may be used 1. These guideline serve as advisory material for a variety of applications, including special reviews and planned unit development projects. Applications include: a. Review of proposed alterations of historic properties or work in historic districts, conducted by HPC b. Special reviews by planning staff and the Planning Commission c. Other design review applications, as suggested in the Aspen Community Plan. d. When considering PUDs, special review uses. e. They are also for voluntary use where city reviews do not apply. 2. Note that for designated historic properties and districts, the guidelines presented here are in addition to those provided in the Historic District and Historic Landmark Development Guidelines. 3. They apply to all building in the designated areas, except that certain public buildings may be designed to be differentiated from the urban fabric, to serve as accents. F. The design principles that are presented in these guidelines are founded on established community policies. Of particular note is the direction established in the Aspen Area Community Plan, (AACP) which calls for neighborhood-based design guidelines and establishes a theoretical framework for their application. 1. The scope of the Community Plan a. The Community Plan addresses five areas of concern, "Growth," "Housing," "Transportation," "Open Space, Recreation & Environment," and "Character." Each of these categories includes policies that recommend the use of design guidelines that are "Character-Based." As a part of the planning process, a citizen committee produced a"Community Character Analysis" in Fall, 1991. These guidelines build on that analysis. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 4 b. The plan provides clear direction for promoting design that will enhance neighborhood character by: (1). Increasing the number of long-term residents; one means of assisting in this goal is to encourage building designs that will enhance livability of all core neighborhoods for local residents. (2). Reducing house sizes, in the interest of creating more livable neighborhoods (3). Integrating neighborhoods, in terms of visual appearance 2. Housing policies in the Community Plan a. The "Growth Action Plan," a component of the Community Plan, recommends that the Growth Management Quota System review criteria be modified to include new criteria that address "quality of design." The Growth Management Quota System sets a quota for new residential development. These units would be allocated based, in part, on consideration of quality of design. b. "Additionally, the size of second homes is-often out of scale with the original smaller scale homes in the community." c. The "Housing Action Plan" component of the Community Plan reiterates the community's goal of increasing the percentage of the work force that lives in Aspen. The goal is to increase that percentage from the present-day 40% to 60%. The plan recognizes that developing more affordable housing is one part of the strategy for increasing this percentage. The plan also notes that this development should not occur at the expense of community character, but in fact should enhance it: "This housing should be compatible with the scale and character of the community and should emphasize quality construction and design, even though that emphasis necessarily increases costs and lessens production." d. The Community plan also recommends that smaller and mid-sized housing projects be disbursed throughout the Aspen metro area. Infill development within the existing urban area is encouraged: "Develop small scale resident housing which fits the character of the community..." Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 5 3. Commercial/Retail Policies in the Community Plan a. The Community Plan also addresses commercial and retail development. b. A special concern expressed is that the small lodges that have been a part of Aspen's tradition remain a viable part of the community because "These small lodges immediately set the stage for the guest experience in Aspen. These lodges promote a sense of scale and feel that provide the visitor with a transition into the uniqueness of Aspen. The community must find ways to maintain these small lodges and the experience they offer to our guests." The plan therefore recommends that the Lodge Preservation Zone district regulations be modified to stimulate retention of these facilities. c. The plan also recommends consideration of a neighborhood office zone district. This concept may incorporate vertical zoning and alley uses. These policies may also have implications in terms of design character in the community. 4. Open Space, Recreation & Environment Policies in the Community Plan a. The value of view corridors is established in the Community Plan. "Aspen enjoys open space views ...from the core of Town. The views...to outdoor recreational opportunities embody our community character and economic viability, and must be preserved and enhanced." This suggests that guidelines addressing preservation of significant views are needed. b. The character of landscaping is also a concern. The plan recommends that property owners be required to replace existing trees when they are lost because of development. c. The Community Plan also notes that provisions of the town's Pedestrian Walkway and Bikeway Plan should be implemented. That plan, which promotes a pedestrian- friendly environment as a means of encouraging the use of alternative modes of transportation, also focused on the needs of individual neighborhoods. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 6 d. The plan recommends that a plan to re-establish the ditch irrigation system be developed. This also is addressed in the guidelines that follow. 5. Design Quality and Historic Preservation Policies in the Community Plan 1. The Design Quality component of the Community Plan specifically calls for the development of "Character Guidelines" for neighborhoods that are not designated historic districts to assist new development in fitting within the context of existing neighborhoods. 2. The plan also recommends the use of porches, by amending the Land Use Regulations to exempt front porches from FAR and site coverage calculations. The guidelines that follow incorporate design principles that support this policy. 3. The plan also recommends that the city amend the Historic Preservation Guidelines to encourage compatible roof-top activities in the commercial di*tricts. This policy is also included in these guidelines. 4. "The importance of quality infill design within the larger historic setting is recognized as being a vital component to our economic well being. 5. While encouraging an "integrated" image, the plan also praises a reasonable diversity in architecture: "Modern buildings, woven throughout the traditional townsite and along the hillsides, create an eclectic design quality that contributes to the small-town uniqueness of our community." 6. Character a. "Maintain design quality and compatibility with historic features of the community. b. The AACP Action Plans will be used principally by the City and County elected officials to provide staff with specific direction in the areas of yearly work programs and budgeting. These guidelines are seen in this light. Winter & Company ' 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 7 L PROJECTGOALS Giver the direction that the Community Plan so strongly mandates, the following goals are established for the neighborhood character design guidelines. A. To preserve individual historic resources of Aspen 1. Historic resources include buildings, structures, sites and objects. 2. Individual historic structures are found throughout the core area, as well as in districts; these are from a range of periods. B. To preserve established neighborhood character where it exists. 1. Street plans and plats are distinctive characteristics of individual neighborhoods and should be respected. 2. In some neighborhoods, historic resources occur in sets. a. Some of these could be considered to be historic districts. b. Others could be considered to be conservation districts. 3. Other neighborhoods retain a sense of neighborhood identity associated with traditional development patterns. C. To enhance the livability of individual neighborhoods for their residents 1. To enhance the pedestrian experience, to promote alternative modes of transportation 2. To preserve a pedestrian scale that will encourage long-term residential use 3. To promote a sense of neighborhood identity 4. This especially applies to newer neighborhoods and those that are more diverse architecturally. D. To encourage creativity in new designs. These should not imitate historic styles, but must be compatible with them. Creativity does not mean to be so radically different that the sense of neighborhood is destroyed. 1. Creativity is a tradition in Aspen. 2. The goal is to seek a balance between having all buildings be similar an having new building be completely different from its context The basic element should be similar, but details should be creative, interesting and delightful variations on tradition. E. To promote the use of alternative modes of transportation. 1. By providing safe, interesting streetscapes attractive to pedestrians and bicyclists. 2. By providing pleasant settings for transit stops. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 8 IL GENERAL DESIGN POLICIES FOR ALL NEIGHBORHOODS These design guidelines apply to all the neighborhoods identified on the design map. 1. Mass & Scale Guidelines a. All buildings should help establish a sense of pedestrian- friendly scale. In Aspen, a "pedestrian friendly," scale is not monumental; it is relatively small in scale and relates to the size of building components seen historically. b. Buildings should appear to be similar in scale to those in the established neighborhood, or to the scale that is desired for the neighborhood. c. Standard architectural features should also be in scale. 2. Building Form Guidelines a. All buildings should use roof and building forms that establish a sense of visual continuity for the community. by repeating typical forms b. Simple rectangular forms are encouraged. Compound forms that are are result of combining these simple rectangular forms are also appropriate. b. Roof: Gable forms are preferred for roofs in all residential areas. Flat roofs are appropriate in the commercial core. c. Appurtenances: Variety is encouraged, but an overall simple character should be retained. 3. Site Planning Guidelines a. Orient buildings to the street. The primary fagade should help establish a pedestrian scale and provide visual interest. b. In some areas, a uniform setback establish a building line; in other neighborhoods, they lie within a narrow range of setbacks. This site plan relationship is an important characteristic. Respect set-back and alignment patterns where they exist. d. Avoid sunken yards; yards should be near sidewalk level. e. Reflect the platted grid where it exists. 4. Building Materials Guidelines a. Natural, indigenous materials are preferred, to establish a sense of continuity throughout the community. b. Typical materials are native stone, and painted, wooden clapboard. Sloped roofs are shingle or metal panels. Substantial overhangs are typical. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 9 5. Architectural Features Guidelines a. Windows, doors and other features should be scaled to be "pedestrian friendly." b. Creativity in the treatment of architectural finishes and details is especially encouraged. c. This an area in which it is appropriate to distinguish new building from old. d. The primary entrance should be clearly defined, and oriented to the street. 6. Parking Design Guidelines a. The visual impact of parking should be minimized. b. Locate parking to the side or rear, in residential projects. c. Minimize the percentage of the building frontage that is allocated to garage openings. d. Minimize the amount of hard paving surfaces that are used in parking lots. 7. Impact on Historic Buildings in neighborhoods a. Preserve historic structures throughout the community. (See the rehabilitation guidelines for histaric buildings.) b. New buildings should avoid negative impacts on adjacent historic properties. This applies to individually designated properties throughout town. c. The edges of historic districts are especially sensitive. New development should step down in scale, or provide greater separation between historic buildings and new construction. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 10 In. GUIDELINES FOR THE EAST END, SOUTH OF MAIN NEIGHBORHOOD A. Historic character of the South of Main Neighborhood 1. Early miner's cottages, scattered 2. Early ski lodging, two stories in height 3. Early alpine architecture, wood and stucco; balconies overhang. 4. Developed with curvilinear streets, as a newer neighborhood. B. Current character of the South of Main Neighborhood 1. Mixed scale, from single family to multi-family 2. Clearly defined streets and yards 3. Great variety in architecture, which is an asset 4. Intermittent sidewalks; pedestrian plan calls for completing them. C. Development trends in the South of Main Neighborhood 1. Large scale single family houses are appearing, which may change the scale of the neighborhood. 2. Large scale multi-family houses are also appearing. D. Goals for the South of Main Neighborhood 1. To strengthen the traditional scale of single family residential. 2. To develop accommodations buildings that are more compatible with neighborhood character 3. To promote a sense of integration in the neighborhood 4. To relate to the proposed sidewalks in this area. E. South of Main Neighborhood design policies 1. Mass & Scale a. New building should be sensitive to existing, smaller buildings. b. Buildings should be similar in scale to traditional residential structures of the neighborhood. c. Divide larger projects into modules that are similar to those of buildings seen traditionally. d. Step buildings down in scale as the approach adjacent smaller structures. e. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. f. The solid-to-void ratio should be similar that seen traditionally in residential areas of Aspen. as seen from the street Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 11 2. Building form a. Buildings should have simple, rectilinear forms as their primary form. b. Roof: Gable forms are preferred for all buildings in this neighborhood. c. Appurtenances: Variety is encouraged; contemporary interpretations are encouraged. 3. Site plan a. Provide a front yard. b. Buffer edges of the site from adjacent properties with fences or hedges. c. Clearly define the yard; minimize paving exposed to street d. Locate the primary floor at or near sidewalk grade; avoid sunken terraces that separate the main entrance from the street level. 4. Materials a. Use "natural, or native" building materials. b. Doors and entrances - Materials are not reviewed. c. Windows - Materials are not reviewed. d. 5. Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. Should be dominant. b. Doors and entrances: Clearly identify the primary entrance. The entry should be in scale with those seen traditionally in residential areas of Aspen. Use doors similar in scale to those seen traditionally in residential areas of Aspen. c. Consider a central, shared entry for multi-family units that would appear to be a single, dominant entry. d. Windows: Use windows that are similar in scale to those seen traditionally in residential areas of Aspen. e. Eave depths: Should be similar to those seen traditionally in residential areas of Aspen; these provide scale, and a shadow line that helps give interest and a sense of pedestrian scale. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 12 6. Parking a. Garages: (1) Detached garages are preferred. These will help reduce the perceived scale of the overall development. (2) Where garages are visible from the street, use the smallest garage doors possible, to reduce their visual impact. Treat the door to appear similar to background siding materials. (3) When garages are to be attached, minimize the percentage of overall building front that is allocated to garages. The width of the garage should be less than 50% of the building frontage. Single car garages are preferred (for single family houses). b. Driveways (1) Locate drives to the side or rear of buildings where feasible. (2) Differentiate drive paving materials from that of the street. This will help to reduce perceived scale. Decorative patterns are encouraged. Porous materials are encouraged. (3) When a garage is to be attached and face the street slope the driveway downward toward the building to reduce the perceived height of the garage. Loc ate the garage level slightly below grade, to minimize its perceived mass. 7. Historic buildings a. Preserve historic structures. (See rehabilitation guidelines) b. New buildings should step down in scale when they are adjacent to historic structures. Winter & Company ' 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 13 IV. GUIDELINES FOR THE WEST END NEIGHBORHOOD A. Historic character of the West End neighborhood 1. The area was densely built with substantial structures. 2. The neighborhood contained a variety of wood frame structures; masonry structures were rare. 3. No sidewalks were constructed here; this is a characteristic to be preserved. 4. Development generally followed the rectilinear grid. 5. Vegetation was well-established, appearing in many early photos; trees were irrigated with ditches. 6. Today, historic structures make up the majority of building in the neighborhood. 7. There was a strong sense of neighborhood, a distinct identity 8. Building were oriented to reflect the grid. 9. Street trees, ditches edged the streets. 10. Buildings had a vertical orientation. 11. A solid to void ratio of _ was typical of primary fa,ades. 12. Building types included miner's cottages, catalogue homes and large three story houses. 13. Large houses were typically on larger lots. 14. Buildings were oriented to express the traditional grid layout. B. Current character of the West End 1. The West End is primarily residential in character, and single- family in scale. 2. Clearly defined yards are found in the West End, which contribute to the distinct residential character of the area. 3. Some variety in newer architecture; some of this is interesting, but not necessary "integrated" into the neighborhood. 4. Diversity of architectural detail is a part of the neighborhood. 5. Well-established street trees establish a sense of visual continuity in the neighborhood, providing a pleasing streetscape. 6. This is very much a walking neighborhood. C. Development trends in the West End 1. Larger single family houses are appearing that are out of scale with those seen traditionally. 2. Garages dominate some building fronts. 3. Large privacy fences separating houses from the street Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 14 D. Goals for the neighborhood 1. To preserve the scale of traditional single family residential structures. 2. To enhance the pedestrian experience. 3. To promote a sense of visual integration in the neighborhood, that is balanced with variety. 4. To promote development of alley houses E. Design policies for the West End 1. Mass & Scale a. New building should be sensitive to existing, smaller buildings. New structures should be similar in scale to traditional residential structures of the neighborhood. Typical building dimensions were: b. Divide larger projects into building masses that are similar to those of buildings seen traditionally. The maximum perceived mass of an individual building should be no more than 4,000 square feet. If a development is to contain more than thit_amount, it should be divided into a series of discreet masses that are then linked with "connectors" that appear smaller in scale. c. Step buildings down in scale as they approach adjacent smaller structures. d. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. The solid-to-void ratio should be similar that seen traditionally in the neighborhood. 2. Building form a. Each building should have a simple rectilinear form as its primary form. b. A gable or hip roof should be the primary roof form. c. Appurtenances: Variety in the shape of appurtenances, including porches, is encouraged. d. Divide larger building areas into separate building masses, linked by "connectors." This will help reduce the perceived mass of the development. e. Secondary structures is also encouraged, to reduce mass and scale. Winter & Company ' 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 15 3. Site plan a. Provide a front yard; it should be in scale with those seen traditionally in the neighborhood. b. Buffer the edges of the property from adjacent properties, with fences or hedges; but allow views in from the street. c. Fences should be low in height, to allow views into front yards. d. Set-backs may reflect the size of the lot; on larger, deeper lots, a greater setback for the building may be appropriate. e. Provide alley access. 4. Materials a. Primary building materials should be "natural, native" materials. 5. The solid to void ratio should be similar to that seen traditionally in the West End. 6 Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. b. Doors and entrances: Clearly identify the primary entrance. Use doors similar in scale with those seen traditionally in the West End. c. Windows: Use windows that are similar in scale to those seen traditionally in the West End. d. Eave depths: Should be similar to those seen traditionally in the neighborhood. 6. Parking a. Garages: (1) Detached garages are preferred. These will help reduce the perceived scale of the overall development. (2) Where garages are visible from the street, use the smallest doors possible to reduce their visual impact. Treat the door to appear similar to the background siding materials. (3) When garages are to be attached, minimize the percentage of building front allocated to the garage. The width of the garage portion should be less than 50% of the building frontage. Single car garages are preferred (for single family houses). Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 16 b. Driveways (1) Where feasible, access parking from alleys. (2) If accessed from the street locate drives to side of the building rather in front of it. No arced drives. (3) Differentiate the driveway paving material from that of the street. Decorative patterns are encouraged and porous materials are preferred. (3) When a garage is to be attached and face the street, slope the driveway slightly downward toward the building to reduce the perceived height of the garage. Locate the garage level slightly below grade, to minimize the perceived mass. 7. Impact on historic buildings in the West End a. Preserve historic structures as a high priority. (See rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. Winter & Company - 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 17 V. GUIDELINES FOR THE EAST END NEIGHBORHOOD (NORTH OF MAIN STREET) The East End lies north of Main Street between Mill Street and Original Street. It is bounded on the north by the Roaring Fork River. A. Historic character of the East End (Need description of historic character.) B. Current character of the East End 1. A variety of building scales is found 2. Multi-family structures are mixed in with single family houses. 3. Some properties overlook the park 4. There is little visual continuity for this area. C. Development trends 1. Large multi-family projects are the trend. D. Goals for the neighborhood 1. To preserve a scale of single family residential buildings 2. To allow accommodations building to be more compatible with their neighborhood character 3. To establish a sense of visual integration in the neighborhood E. Neighborhood design policies 1. Mass & Scale a. Buildings should be similar in scale to traditional residential structures of the community. b. Divide larger projects into building masses that are similar to those of buildings seen traditionally. c. Step buildings down in scale as they approach adjacent smaller structures. d. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. The solid-to-void ratio should be similar that seen traditionally in residential areas of Aspen. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 18 2. Building form a. Each building should have a simple rectilinear form as its primary shape. b. Divide larger building areas into separate building masses, linked by "connector." This will help reduce the perceived mass of the development. c. A gable or hip roof should be the primary roof form. d. Appurtenances: Variety is encouraged. Contemporary interpretations of traditional features, such as porches, are also encouraged. 3. Site plan a. Provide a clearly defined front yard. b. Buffer edges of the site from adjacent properties with fences or hedges. Fences should be low in height, to allow views into front yards. c. Locate the primary floor at or near sidewalk grade; avoid sunken terraces that separate the main entrance from the street level. 4. Materials a. Primary building materials should be "natural, or native: nlaterials. b. Doors and entrances - Materials are not reviewed. c. Windows - Materials are not reviewed. 5. Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. b. Doors and entrances: Clearly identify primary entrance. The entry should be in scale with those seen traditionally in residential areas of Aspen. Use doors similar in scale to those seen traditionally in residential areas of Aspen. c. Consider a central, shared entry for multi-family units that would appear to be a single, dominant entry. c. Windows: Use windows similar in scale to those seen traditionally in residential areas of Aspen. d. Eave depths: Should be similar to those seen traditionally in residential areas of Aspen; these provide scale, and a shadow line that helps give interest. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 19 6. Parking a. Garages: (1) Detached garages are preferred. These will help reduce the perceived scale of the overall development. (2) Where garages are visible from the street, use the smallest doors possible to reduce their visual impact. Treat the door to appear similar to the background siding materials. (3) When garages are to be attached, minimize the percentage of building front allocated to garages. The width of the garage should be less than 50% of the overall building frontage. b. Driveways (1) Where feasible, access parking from alleys. (1) If accessed from the street locate the driveway to the side of building, rather in front of it. (2) Differentiate drive paving materials from that of the street. Decorative patterns are encouraged and porous materials are preferred. (3) Slope driveways downward toward the building to reduce their visual impact. 7. Historic buildings a. Preserve any historic structures that may be found in this neighborhood. (See rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 20 VI. GUIDELINES FOR THE SOUTHWEST END The Southwest End is bounded by the alley north of Hopkins Avenue on the north and Shadow Mountain on the south. Its western boundary is Seventh Street; the eastern edge is First Street. A. Historic character of the neighborhood 1. Located at the base of the mountain 2. Important pedestrian and bike routes are planned for this area; especially important in reducing traffic in the area; therefore, these pedestrian routes must be visually interesting, comfortable sense of scale. 3. Irrigation ditches were established in this area. Vestiges of this system survive today. 4. Porches were a feature of structure that once stood in this area. 5. Some early ski lodges were also located in this area. Vestiges of this character survive today. B. Current character 1. A diversity in buildings, in scale and type is found in the the Southwest End; These range from large single family to multifamily structures. 2. Some projects do not address the street. 3. Views of mine dumps and of the mountain are major features. 4. The area is presently pedestrian-oriented, and a major pedestrian and bicycle route is planned along Hopkins Avenue, through the center of this neighborhood. 5. Mature trees add a distinctive character to the area. 6. There is significant open space. New development should respect the edges of these public resources. C. Development trends 1. Large scale single family houses are appearing. 2. Large scale multi-family houses appearing. 3. Losing yards; some main levels below grade 4. A portion of this area is under county jurisdiction. 5. Substantial development opportunity exists here. D. Goals for the neighborhood 1. To preserve the scale of single family residential 2. To develop accommodations buildings that are more compatible with neighborhood character 3. To promote a sense of visual integration in the neighborhood Winter & Company , Â· 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 21 E. Neighborhood design policies 1. Mass & Scale a. Buildings should be similar in scale to traditional residential structures of the neighborhood. b. Divide larger projects into modules that are similar to those of buildings seen traditionally. c. Step buildings down in scale as the approach adjacent smaller structures. d. Use windows and doors that are similar in size and shape to those seen traditionally to help establish a sense of scale. e. The solid-to-void ratio should be similar that seen traditionally in residential areas of Aspen. 2. Building form a. A building should have a simple, rectilinear forms as its primary shape b. Roof: Gable forms are preferred; varying roof lines are encouraged. c. Appurtenances: Variety is encouraged. _ 3. Site plan a. Provide a front yard. This is important in this area. Clearly define the yard. b. Buffer the edges of the site from adjacent properties with fences or hedges. c. Provide adequate site storage in multi-family developments. 4. Materials a. Use "natural, or native" building materials. b. Doors and entrances - materials not reviewed. c. Windows - materials not reviewed. Winter & Company 7/19/93 â€¢ Aspen Neighborhood Guidelines Page 22 5. Architectural features a. Porches: Provide porches, oriented to the street and scaled to be similar to those seen historically. b. Doors and entrances: Clearly identify the primary entrance. The entry should be in scale with those seen traditionally. Use doors similar in scale to those seen traditionally in residential areas of Aspen. c. Windows: Use windows similar in scale to those seen traditionally in residential areas of Aspen. d. Eave depths: These should be similar to those seen traditionally in residential areas of Aspen; they provide scale and a shadow line the helps give interest. 6. Parking a. Garages: (1) Detached garages are preferred. These will hep reduce the perceived scale of the overall development. (2) Where garages are visible from the street, use the smallest doors possible to reduce impact. Treat them to appear similar to background siding materials. (3) When garages are to be attached, minimize the percentage of building front allocated to garages. The width should be less than 50% of the overall building frontage. b. Driveways (1) Access parking from alleys, where feasible. (1) If accessed from the street, locate drives to the side of the building rather than in front of it. (2) Differentiate drive paving materials from that of the street. Decorative patterns are encouraged. (3) When the garage is to be attached and face the street, slope the driveway downward toward the building to reduce the perceived height of the garage. Locate the garage level slightly below grade, to minimize its perceived mass. 7. Historic buildings a. Preserve historic structures. (See rehabilitation guidelines) b. New buildings should step down in scale when adjacent to historic structures. Winter & Company FAX 303 4430725 WINTER & CO P02 7/20/93 â€¢ Aspen Neighborhood Guidelines Page 23 VIII. GUIDELINES FOR THE BASE OF ASPEN MOUNTAIN The Base of Aspen Mountain Neighborhood is bounded by the mountain on the south and Durant Avenue on the north. Its western boundary is and its eastern boundary is A. Historic character of the Base of Aspen Mountain Neighborhood 1. Aspen Mountain was a focus of mining activity in the early years of the city. 2. Overall, the area exhibited an industrial character, and the architecture was more rustic than that found in other areas of town. 3. Early photographs show a variety of building types, including mine structures, stamp mills and railroad buildings. The buildings showed a variety of forms and materials,which reflected the diversity of uses in the area. 4. The scale of buildings was quite varied, ranging from smaIl one- story dwellings to imposing mill buildings, although the tallest buildings in town were found here. B. Current character of the Base of Aspen Mountain Neighborhood 1. Although all signs of mining activity have long sense been removed, the Base of Aspen Mountain continues to exhibit variety in architectural character and building scale. 2. Some of the tallest structures are still found here. 3. Some are multi-family residential buildings with multiple entrances and an overall horizontal emphasis. These characteristics are different from those seen traditionally. 4. In comparison with other parts of town, this area contains a higher density than others. 5. Streets are clearly defined streets, often with curb, gutter and sidewalks. 6. Views to the mountain continue to be an important feature of this neighborhood. 7. Major public trails run near this area and opportunities for connecting to these exist on many new development sites. C. Development trends in the Base of Aspen Mountain Neighborhood 1. Recently some structures have appeared that deny the street, and instead turn inward, providing little visual interest for pedestrians. 2. Some entries are detached from their buildings, entrances are not scaled to the pedestrian. 3. The introduction of structured parking at the lower levels of buildings is altering the street level experience. @ Winter & Company ...11'â‚¬JR Uâ€¢ 11 1 1 - 7/20/93 â€¢ Aspen Neighborhood Guidelines Page 24 4. Important views have been blocked due to insensitive placement of some structures on their sitesâ€ž 5. As a part of new development, more commercial uses are being introduced into the Base of Aspen Mountain neighborhood. D. Goals for the Base of Aspen Mountain Neighborhood 1. To enhance the pedestrian experience at the street level 2. To enhance views of the mountain 3. To promote a sense of visual integration in the neighborhood while also encouraging a diversity of building types. E. Design policies for the Base of Aspen Mountain Neighborhood 1. Mass & Scale Guidelines a. Sel taller buildings against the mountains to reduce their perceived scale. b. Although taller buildings can be accommbdated in this area, it is still preferred that their apparent mass be minimized. Incorporate some density into sloping roof forms to reduce perceived building scale. c. Locate the building mass to avoid icing conditions on public walkways. d. A vertical orientation is preferred. e. Divide larger projects into modules that are similar to those of buildings seen traditionally. f. Step buildings down in scale as they approach adjacent smaller structures. 2. Building Form Guidelines a. A variety of building forms is appropriate in this area, however generally rectilinear are encouraged. b. Buildings should have sloping roof forms. Gable, hip, and shed roof forms are appropriate. 3. Site plan a. Buildings should appear "grounded," not above or below street level. Locate the primary entrance at or near street level. b. Include connections to city's trails system in all developments where such opportunities exist. c. Avoid shading/icing conditions on pedestrian ways. @ 4. Materials See the general guidelines. .1 4 El Winter & Company 5. Architectural features See the general guidelines 6. Develop a pedestrian friendly ground level. a. This may be accomplished by developing storefronts, landscaping, wall art; in general, the goal is to create an interesting street wall for pedestrians. 7. Parking a. Garages: (1) Screen parking garages from the street with storefronts or other devices described in guidelines #6. (2) See also the general guidelines. b. Driveways (1) Differentiate drive paving materials from that of the street. Decorative patterns are encouraged. (2) Slope driveways downward towardlhe building to reduce their visual impact. (3) See also the general guidelines. Winter & Company . 4 0 FAX 303 4430725 WINTER & CO Plo 7/20/93 â€¢ Aspen Neighborhood Guidelines Page 26 VI. GUIDELINES FOR THE MAIN STREET HISTORIC DISTRICr These policies supplement the existing historic district standards. A. Historic character of the Main Street Historic District 1. Historically, this neighborhood was residential, with a few commercial buildings mixed in, usually at the corner of a block. 2. First, miners residential; then, early ski resort lodges B. Current character of the Main Street Historic District 1. Main Street is a wide, broad avenue; This serves as the gateway to town. 2. A mix of uses is found today, including offices, lodges, retail, and residential. 3. Irrigation ditches, in combination with sidewalks define the edges of properties. 4. A good alley runs behind the block. 5. Variety in the types of historic buildings is found today, with mining and early ski resort architecture. Three baslc types: Lodges a. These reflect "alpine" ski architecture and modernist influences. b. Lodges are more massive, with Aat roofs or ones with a shallow pitch. c. Materials are typically masonry, although some are of wood. d. Some of these have become historically significant and should be preserved. Tail Victorians a. These are typically 2 and 1/2 stories in height. b. They reflect the best in residential design, historically. c. These structures are easily adaptable to offices, mixed uses. d. The gable ends usually face the street. Small Scale Victorians a, More of these have remained in residential use, although some are commercial. b. They are oriented to the slreet, and the gable end faces the street. Winter & Company FAX 303 4430725 WINTER & CO P04 11 . 7/20/93â€¢Aspen Neighborhood Guidelines Page 27 C Development trends for the Main Street Historic District 1. More existing properties are being converted to commercial uses; 2. Auto traffic volumes are increasing; people may wish to buffer this impact; yet this is the "front door" to the community. 3. More office development is expected. 4, Small lodges may be vulnerable to redevelopment. D. Goals for the neighborhood 1. To promole alternative modes of transportation by creating a pedestrian-friendly environment 2. To accommodate a mix of uses 3. To maintain the residential image of the neighborhood E. Neighborhood design policies 1. Mass & Scale a. Divide building mass into a series of modules, each of which reflects the scale of buildings seen traditionally in the area. b. The use of secondary structures is encouraged in order to reduce perceived building mass. 2. Building form See the general guidelines above and the guidelines for the Historic District and Historic Landmark Development Guidelines. 3. Site plan a. Preserve historic irrigation ditches; also consider providing new ditches. b. See the Pedestrian and Bikeway Plan for sidewalk design standards. c. See also the general guidelines above and the guidelines for the Historic District und Historic Landmark Development Guidelines. 4, Materials a. See the general guidelines above and the guidelines for the Historic District and Historic Landmark Development Guidelines. 5. Architectural features a. Porches: Provide porches, oriented to the street and Bcaled to be similar to those seen historically. Should be dominant. Winter & Company FAX 303 4430725 WINTER & CO P05 . 7/20/93â€¢ Aspen Neighborhood Guidelines Page 28 b. Doors and entrances: Clearly identify the primary entrance. The entry should be in scale with those seen traditionally in residential areas of Aspen. Use doors similar in scale to those seen traditionally in residential areas of Aspen. c. Consider a central, shared entry for multi-family units that would appear to be a single, dominant entry. d, Windows: Use windows that are similar in scale to those seen traditionally in residential areas of Aspen. e. Eave depths: Should be similar to those seen traditionally in residential areas of Aspen; these provide scale, and a shadow line that helps give interest and a sense of pedestrian scale. f. See also the general guidelines above and the guidelines for the Historic District and Historic Landmark Development Guidelines. 6. Parking a. Garages: (1) Detached garages are preferred. These will help reduce the perceived scale of the overall development. (2) Where garages are visible from the street, use the smallest garage doors possible, to reduce their visual impact. Treat the door to appear similar to background siding materials. (3) When garages are to be attached, minimize the percentage of overall building front that is allocated to garages. The width of the garage should be less than 50% of the building frontage. Single car garages are preferred (for single family houses). b. Driveways (1) Access parking from alleys where feasible. If parking must be access from the street, locate drives to the side of buildings where feasible. (2) Differentiate drive paving materials from that of the street. This will help to reduce perceived scale. Decorative patterns are encouraged. Porous materials are encouraged. (3) When a garage is to be attached and face the street, slope the driveway downward toward the building to reduce the perceived height of the garage. Locate the garage level slightly below grade, to minimize its perceived mass. Winter & Company FA.1 JUJ 44JU/ZD W liN 1Â£12< 64 LU ruo ' 7/20/93 â€¢ Aspen Neighborhood Guidelines Page 29 VII. GUIDELINES FOR THE COMMERCIAL CORE This is an historic district, for which guidelines already exist. These policies are a supplement to the existing guidelines. A. Historic character of the Commercial Core 1. Masonry structures 2. Traditional commercial storefronts 3. Some residential uses above 4. Continuous street wall in old core B. Current character 1. The commercial area is expanded from its original area; some of this area was residential historically. 2. The area is pedestrian-oriented. 3. Most buildings present interesting street levels. 4. M general, a two-story scale exists. C Development trends 1. Larger projects arc occurring; these can alter the rhythm of the block. 2. Mixed uses, including housing, are encouraged in the Community Plan. D. Goals for the Commercial Core 1. To strengthen sense of visual continuity, unity; 2. To the enhance pedestrian experience; 3. To preserve the historic integrity of the area 4. To retain a commercial, first floor image E. Neighborhood design policies 1. Mass & Scale a. Maintain the perceived two-story scale at the street. Step additional floors back from the street. b. See also the Historic District and Historic Landmark Development Guidelines. 2. Building form a. See the Historic District and Historic Landmark Development Guidelines. 3. Site plan a. Orient buildings to reflect the historic grid. b. See also the Historic District and Historic Landmark Development Guidelines. Winter & Company 4 ., FAX 303 4430725 WINTER & CO P07 7/20/93 â€¢Aspen Neighbothood Guidelines Page 30 4. Materials a. See the Historic District and Historic Landmark Development Guidelines. 5. Architectural features a. See the Historic District and Historic Landmark Development Guidelines.. b. Even mixed-use projects, including housing, should have a commercial edge on the street. 6. Parking a. See the Historic District and Historic Landmark Development Guidelines. b. See also the general design guidelines above. Winter & Company