Historic Preservation Design Guidelines
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City of Aspen Historic Preservation Design Guidelines Historic Preservation Design Guidelines table of contents introduction Why Preserve Historic Resources 8 Purpose of the Design Guidelines 10 How to Use the Guidelines 10 Design Review Process 13 historic overview Aspen Historic Overview 16 Architectural Styles in Aspen 21 design guidelines: Chapter 1: Site Planning & Landscape Design 36 context design guidelines: Chapter 2: Building Materials 52 Chapter 3: Windows 55 rehabilitation Chapter 4: Doors 59 Chapter 5: Porches & Balconies 63 Chapter 6: Architectural Details 66 Chapter 7: Roofs 68 Chapter 8: Secondary Structures 73 design guidelines: Chapter 9: Excavation, Building Relocation, & Foundations 76 Chapter 10: Building Additions 79 new construction Chapter 11: New Buildings on Landmarked Properties 85 design guidelines: Chapter 12: Accessibility, Architectural Lighting, general Mechanical Equipment, Services Areas, & Signage 90 appendix Secretary of the Interior’s Standards for Historic Preservation 94 INTRODUCTION IntroductIon INTRODUCTION Aspen is a unique community, rich with history, Note: Not every guidelines will apply to each dramatic landscapes, a vibrant economy, and vital project, and some balancing of the guidelines cultural scene. Each of these elements contributes must occur on a case-by-case basis. The to the appeal of the City and enhances its livability. Aspen Historic Preservation Commission (HPC) Within this context, the preservation of historic must determine that a sufficient number of the resources is a high priority. This policy is articulated relevant guidelines have been adequately met in in the Aspen Area Community Plan and in ordinances order to approve a project proposal. It must be that address protection of landmarked properties and emphasized that these are only guidelines and historic districts. they are not applicable in all cases, and need to be weighed with the practicality of the measure. This document provides background on the City’s preservation program and local history and then hand craftsmanship that is more unusual today. presents design guidelines that articulate policies for Some AspenModern structures represent early use of the treatment of locally-designated historic properties building technologies that continue to be favored. and districts. Adaptability Why Preserve Historic Resources Owners frequently find that the floor plans of historic Across the nation, thousands of communities buildings easily accommodate modern lifestyles and promote historic preservation because doing so support a diversity of populations. Many rooms are contributes to neighborhood livability, variety, and large, permitting a variety of uses while retaining quality of life, minimizes negative impacts on the the overall historic character of the structure. Even environment and yields economic rewards. These historic buildings that are smaller in scale often have same reasons apply in Aspen. Preservation of the lots that can accommodate additions, if needed. built environment in Aspen provides a fundamental link to the past. Many of the buildings tell the story Livability and Quality of Life of Aspen’s unique historical development. Preserving When groups of older buildings occur as a historic these resources creates a sense of place for those district, such as along Main Street or the Commercial who live here and provides visitors a connection with Core in Aspen, they create a street scene that is this unique heritage. pedestrian friendly, and encourages walking and neighborly interaction. Mature trees and decorative Construction Quality architectural features also contribute to a sense of Many of the historic structures in the City are of high identity that is unique for each historic neighborhood— quality construction. Other buildings are more modest, an attribute that is rare and difficult to achieve in but even so may have used lumber from mature trees newer areas of a city. These therefore are desirable that were properly seasoned and typically milled to places to live and work. full dimension, which often yields stronger framing. Historic masonry walls were carefully laid, resulting in Environmental Benefits buildings with considerable stability. Preserving a historic structure is sound environmental conservation policy because “recycling” saves energy Many older structures were thoughtfully detailed and and reduces the need for producing new construction the finishes of materials, including fixtures, wood materials. Three types of energy savings occur: floors and trim, were of high quality and exemplify 8 • City of Aspen • Historic Preservation Design Guidelines IntroductIon • First, energy is not consumed to demolish the incentives also exist to help offset potential added existing building and dispose of the resulting costs of appropriate rehabilitation procedures. debris. Income tax credits are offered at the state and federal • Second, energy is not used to create new building levels for appropriate rehabilitation. Eligible projects materials, transport them and assemble them on also can qualify for the Colorado Historical Society’s site. State Historical Fund, a substantial opportunity for owners of commercial and significant residential • Finally, the embodied energy which was used to properties. create the original building and its components, is preserved. The City also offers financial bonuses which are available for historic landmarks. The Aspen Historic By reusing older buildings, pressure is reduced to Preservation Commission (HPC) has the ability to harvest new lumber and other materials that may award zoning bonuses to historic landmarks. have negative effects on the environment of other locales where these materials are produced. Responsibility of Ownership Ownership of a historic property carries both the Economic Benefits benefits described above and a responsibility to Historic resources are finite and cannot be replaced, respect the historic character of the resource and its making them precious commodities that many buyers setting. While this responsibility does exist, it does not seek. Preservation adds value to private property. automatically translate into higher construction or Many studies across the nation document that, where maintenance costs. Ultimately, residents and property local historic districts are established, property values owners should recognize that historic preservation typically rise, or at least are stabilized. In this sense, is a long-range community policy that promotes designation of a historic district appears to protect economic wellbeing and overall viability of the City investment. Property owners within the district know at large and that they play a vital role in helping to that the time and money they spend on improving implement that policy through careful stewardship of their properties will be matched with similar efforts the area’s historic resources. on surrounding lots. Arguably, this applies to Aspen as well. Levels of Historic Designation in Aspen Nationwide studies prove that preservation projects Local Landmark also contribute more to the local economy than do The City has identified approximately 300 historic new building programs because each dollar spent resources, including buildings, structures, parks, on a preservation project has a higher percentage cemeteries, and bridges as historic landmarks. devoted to labor and to the purchase of materials Because there was a long period of economic available locally. By contrast, new construction depression at the turn of the 20th century, historic typically has a higher percentage of each dollar spent development in Aspen generally occurred either in the devoted to materials that are produced outside of silver mining era (these resources are termed Aspen the local economy and to special construction skills Victorian) or around World War II (these resources are that may be imported. When money is spent on termed AspenModern). rehabilitating a building, it has a higher “multiplier effect,” keeping more money circulating in the The local register designation process is established community. Rehabilitation therefore, provides more through the police powers of Aspen’s zoning jobs for Aspen area residents. ordinance. Criteria for designation are set forth in city codes and designated properties are subject Heritage Tourism to protections outlined in the ordinance, including Preservation minded communities are among demolition and design review. In general, any exterior the leading tourist destinations. Aspen has an alteration to an inventoried property must be reviewed authenticity that visitors appreciate. There are many and approved before work can begin. opportunities to connect with the history of Aspen as a tourist and this contributes to longer stays and District Designation repeat visits. Currently, the City of Aspen has two locally designated historic districts, the Main Street Historic District, and Incentives for Preservation the Commercial Core Historic District. The districts While the economic benefits are substantial, special were created to preserve the character of entire City of Aspen • Historic Preservation Design Guidelines • 9 IntroductIon neighborhoods. In general, any demolition, exterior • Encourage sustainable reuse of historic alteration, or construction on a property within a structures. historic district must be reviewed and approved • Encourage voluntary efforts to increase public before work can begin. information, interaction or access to historic