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ORDINANCE OF THE BOARD OF COUNTY COMNIISSTONERS �'�`;;"`"�`
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OF PITKIN COUNTY,COLORADO ADOPTING ffiSTORIC PRESERVATION `� -`'=
GUIDELINES FORREDSTONE AND HISTORiC RESOURCES OF THE CRXSTAL :�:;� .�;
R1VER VAI,LEY �.
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Ordinance No.97-� ; •
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RECITALS ���
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1. Whereas,the $oard of Counry Commissioners of Piticin County (hereinafter `Board") has .
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established the Redstone Iiistoric Preservation Commission whose duties inciude drafting '�.:;�
guidelines for alterations to e:cisting shvctures and design of new construction in the historically �' "
designated Redstone azea,and; �.�:
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2. Whereas,said Commission has drafted guidelines for Boazd's review and approval,and; '''%� -,--
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3.. Whereas,the design guidelines focus on four main goals:To preserve tiistorical character and �'-
individual resources; To assure that aew construction will be compatible with the historic �y�
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� shuchues and estabiished devetopment pattems;To minimize the visual and physical impact of ;�� %!'
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the automobile on the community; and To establish a plan for future improvemenu to the �;
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' streetscape in general,in order to maintain and enhance pedestrian scale and amenities;and }
� 4. V✓hereas,ihe Planning and Zoning Commission considered this matter at a pubtic hearing on ;!
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� September 3,1996,and recommended approval of the Guidelines to the Board,and; �#
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; 5. Whereas,the Boazd has deYernvned that it is in the best interest of the citizens of Pitkin County
ito adopt these Guidelines; '``
� NOW, THEREFORE, BE 1T ORDAINED by rhe Pitkin County Boazd of County _�
Couunissioners that it does hereby approve and adopt the Historic Preservation Gaidelines for
! Redstone and Historic Resources of the Crystal River Valley,to be subject to a re-evaluation as to '' .x°
I their effectiveness by July i6,1998.
I INTRODUCED AND FIRST READ AT A PUBLIC HEARING at the special meeting
i on the 23rd day of June,1997. �
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NOTICE OF PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES on the 24th
day oFMay,1997. �, � -,; .
APPROVED A� AD P E ON AkTER SECOND READING ANb PUBLIC
, HEARING on the�_day of [997. �
pL1BLISHED AFTER OPT'ION IN THE A P .N T .. on the�day of �i\
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ATTEST: BOARD OF COUNTY • �t'•+•- -�., .
COMn�IISSIONERS,OF PITKTN ��'�
COUNTY,COLORADO -.'?'r'� "
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Jean Jones Sili uite,Chair p ?
Dep Clerk and Re rder Date: 2,ry,,_.�,.
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APPROVED AS TO FORM: APPROVED AS TO CONTENT: _;. _
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John Ely, �� Cindy Houben, ��i; �
County Attorney Counry Community Development Director
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HISTORIC PRESERVATION GWDELlNES � , ��.a �
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FOR �;,::':;Y.:`:
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REDSTONE AND HISTORIC RESOURCES OF �'� .
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THE CRYSTAL. RIVER VALLEY ''``
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� Redstone Hisforic Prese►vafion Commissron � �;`,
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1995-1997 '�'' ``
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Maureen Rogers, Chair �:r.:Y,
Pat Zopinger, Vice Chair �'�•' .
Martin FiaJa, Vice Chair �
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BillyAmicon . ••:,+;�
Sharon Boucher i'' ;'T
� Steve Harris • `r
, Henry Herpe! '�r
Ken Johnson . ' .`��
j Carrie McDonafd �
i Paula Mechau � 1
� Kathy Piffer � ,
� Donna Thompson
. � Lisa Wagner
� Nancy Wolfe :• ,
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Amy Amidon,Pitkin County Hisforic Preservafion Officer '
Brian McNe!lis,Pitkin CountyPianner
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lllustrations 6y Bob Nevrns,Aspen/Aitkin Community Development Departmenf
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TABLE OF CONTENTS �_:.,�'-i�k',`;'•
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' Chapter 1 History of Redstone Pg. 4 • '� "
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Chapter 2 Introduction to the Design Guidetines Pg. 10 �;,.��. �:
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Chapfer 3 Review Process Pg. 12
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! Chapter 4 Development Review Standards Pg. 13 �:� •
i =<..'''�,>r •
; Chapter 5 Streetscape Pg. 14 �., .;
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Fences �'
' : � Parking ^�
� The Backroad
� Outdoorlighfing � {•, �
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� Streef fumifure k
Signs
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. : Chapter 6 Alterativns and Additions to Hisforic Buildings
� and New Construction Pg. 23
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i Scale and massing
. � Bui/d-to/ines and setbacks _
i Roofs
f Materials
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�ndows
Decks
� Porches and enfryways .
� Accessory structures
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� Chapter 7 Appendix Pg. 36
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� Glossary
,j Paint color
. Landscaping mafenals
Architectura!details �
Prtkin County Sign and lrghfing Regulations
' Redstone Inventory of Historic Resources
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HISTORY OF REDSTONE AND THE CRYSTAL RIVER VALLEY r��K�'�'�
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Far �Rlorat�nn and Sett{ement of the Valle.� `^
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� The Elk Mountains were a favorite hunting ground of the Ute Indians. in 1863, under �.��.
pressure from the United States government,the Ute nation signed away much of what ••
was then considered eastern Utah, and in exchange, received what were to be
permanent reservation lands,of which the Crystal River Valley was a part,"for as long as i;. `.'�,:
the rivers might run and the grasses might grow." ;;'`
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� Throughout the 1850's to 1870's,white explorers were periodically able to enter the Ute i°'.: ;
! occupied area. In 1860,a group of explorers who prospected in the Roaring Fork Valley ,
and possibly in the Elk Mountains, named Sopris Peak after the party's leader Richard
I Sopris,former mayor of Denver. Benjamin Graham established a camp,built a cabin fort, 4
� and prospected the area, discovering galena-bearing ores and a coal vein, but one of
Chief Colorow's Ute indian bands drove him out, burning the party's possessions. Dr. �
� ,, � F.V. Hayden, a government geologist, made his important exploration of the region in
� 1873-1874,producing evidence of rich mineral deposits. `
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�' The first permanent settlement in the Crystat Valley began around 1878,with Schofield, t
the central station for prospectors, surveyed and platted in 1879. Crystal was settled in
1881.
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The Ute na6on was forcibly removed to southwestem Colorado and northern Utah in
' 1880 by white men interested in their own well being. After the removal of the Utes,the
government opened the agricultural lands for settlement, which ended ranch settlement -
�� by squatters' rights. By 1885, most of the ranches and farms existing in the valley,had
:j been claimed.
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�� John Cleveland O�good(1851-19261
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�! J.C. Osgood, born in Brooklyn, New York, began to eam his own living at the age of
i, fourteen, and first visited Colorado in 1882 when the officers of the Chicago Burlington
;; and Quincy Railroad sent him to investigate coal resources to fuel their trains.
;' Transportation was an important part of mining operations, and throughout western
� Colorado in the 1880's, railroad companies were encouraging expansion of rail services
�, to supplement wagon roads.
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" After reportedly visiting every operating coal mine in the state,Osgood himself purchased .
�� the Coal Basin claim in the Crystal River Va11ey for$500. He then organized in 1887 the
� ' Colorado Fuel Company which combined with a Colorado steel industry pioneer to
become the Colorado Fuel and Iron Company(CF&I). Osgood headed CF&I from 1892
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to 1903.� By 1900 he.oversaw 38 coal,coke,and mining camps,the steel mill at Puebio, "
several railroads, and approximately 19,000 workers. He not only visited the operating 'x^= `•>
mines,but also collected data on the coal claims that were not yet in production. "•��~=
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CF&I acquired large bodies of coal lands in the Crystal River Valley and in Coal Creek. � �
Osgood made exhaustive experiments on the coal and found that it produced superior i'`: �•
coke (in terms of structure, percentage of ash, cell space, and toughness) to the high- �
quality Vonnellsviile coke in Pennsylvania. Coke, a product of coai made by buming it �����`.^.. �
(carbonizing it)at high temperatures,was an.important source of fuel for industry. �:.*.;:.r.�`•
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, At first,coal was transported from the mines to the coke ovens at Redstone by teams of x% �
horses. In 1892, CF&I incorporated rail and toll road companies to form Crystal River '•.' ' ,
' Railway. The line, completed in 1900, ran twenty miles from Carbondale in the north to '��,
Placita,including a spur to Coalbasin. �.;.; ,A
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i Much of the CF&I income came from the sale of coke to the precious metal smelters in �
I Colorado, including Marble. There Osgood found a second resource in the valley—pure
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white statutory marble of the finest quality--on Yule Creek. Osgood opened the quarries ••:.,�
! in Marble, shipped stone for the new Colorado state capitol building and promoted �:�: '�c
Colorado's fine quality marble. Oversight of the quarries was later put in the trust of ��'�'
Colonel Channing Meek,a former president of CF&I. � ,�(
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The Coal Basin area was first prospected(for silver)and claimed in 1882 by William Batt �
and several others. After a five-year lapse in the early 1890's,when the price of silver fell
and smelters closed, coal mining operations began in 1898 under the control of CF&I.
Osgood developed a townsite, called Coalbasin as a CF&I company town in order to
provide work incentives and to eliminate unheafthful conditions existing in mining camps. 'Y ' .
I From 1900 a narrow gauge spur of the Crystal River Railroad (running from Carbondale ' °
:' t
i to Placita) covered the twelve miles between Redstone and Coalbasin along the steep
� grade of Coal Creek. Osgood's formation of Coalbasin with residences and community
' facilities(including clubhouse,school, library,and store)was a substantial contribution to k
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ihis development of a complete, self-reliant community for all of his workers. C m a ;
i Plant(a CF&I Sociological Department publication to exchange news between thirty-eight
CF8�1 camps, rolling mills and steel works in Colorado, New Mexico, and Wyoming) ��
reported on September 3, 1902, that 265 American, eastern European, and Italian "
workers were producing 800 tons of coal per day. CF&I erected about sevenry cottages, � �, �
all lathed,plastered,and painted,which were described as"model dwellings."
.�.•
1 Foote, p. 9; and McCoy and Collman, p. 50. �;� `
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Early Redstone -� ��i
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Shortly after the silver panic of 1892, activity began in Redstone. It was chosen as the ��`' '�
� site for producing coke from Coalbasin coal and for transferring coal in narrow gauge cars >'��,�.
(running from Coalbasin to Redstone) to standard gauge cars for shipment in = • �
Carbondale. i',` ,�
The earliest workers lived for the most part in log buildings, and some in tents built on a ! �Y;.�-` ;
platform base. Osgood however had a vision of a model company town and wished to ;,�:,;.. '_.
provide a better living environment for the workers. Between 1901 and 9902, about
�_::'._.
; eighty-five cottages were buift for the married workers and their families,the Elk Mountain �:.; :� -
Inn (now Redstone fnn) was built in 1902 for their bachelor worlcmen, and separate ''` .
houses for managers. Camp and Plant,on December 14, 19Q1,reported that: �
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"...They (coke and stone workers) believe that their health will thus greatly be ' ;,. `
�� improved (by the construction of the cottages). Beauty has been the guiding �`' -
� principle in the building up of our little town. We do not have monotonous rows of
� box-car houses with battened walls, painted a dreary mineral red, but tasteful little �"r
� cottages in different styles, prettily ornamented, comfortabty arranged internaffy �.� ";�
; and painted in every variety of restful color." ��� ��'
�� � .�;
_; In addition, a ranch provided food and ice, a schoolhouse which held daily classes for � ,i!�
� children also offered adult night courses and a company store filted many needs. Other
j amenities completed between 1900 and 1902 included: a clubhouse with an auditorium,
library,doctor's office,firehouse,wash house,bowling alley,stables,and garden plots? �s� I' .
The Coalbasin mines closed suddenly in 1909, under the direction of Lamont Bower,the
� new CEO of CF&I. Bower cut out all the "unnecessary frills" in CF&l, including the ' °
sociological department budget and such idyllic but cost inefficient mines as Coal Basin.
The town was evacuated. Redstone was abruptly set back with a decrease in population. -
� Osgood tried unsuccessfully to revitalize Redstone in 1919. He continued to visit the area �` Y
often,and lived in Redstone full time from 1925 until his death in 1926.3
ARCHITECTURAL HISTORY OF REDSTONE �
; The consistency of the architecturel character of Redstone is re{atively unique among �'
i historic towns. European tastes and the contemporary architectural trends, as well as ''
i natural and social forces,strongly affected the town's design. Most of the company town _�` .
was designed and constructed at one time (late 'i890's to 1902), by J.C. Osgood, who � ;.�
retained the prominent architectural firm of Boal & Hamois. That firm had received
important residential commissions in Denver and had also designed residences ;��
Z C'a�p and �an . Passim. ';!, `
3 MCCoy and Collman, p. 51. ' ,
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elsewhere i�Golorado,Utah,Pennsylvania,and Rhode lsiand,owning in part to principa! ����'' `i' "�'
;. ,�
Theodore Soal's important social connections. Boal and Hamois were not innovators in '`�
architectural style, but built with great skill in the popular eclectic and revival styles of the ;'" ''�
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turn of the century. The designed the Grant-Fiumphreys mansion in Denver, as well as ' .
several other important public buildings in the Denver area. 'r' .-'•,
"Boa1 met his future business partner, Frederick Louis Harnois,in 1897,and they formed i`� '�'
the firm Boal&Harnois in 1901. Since Boal spent very little time in Denver,it is doubtful ":�
that he did any architectural design for his firm after the first few years of practice. His � �t''`'" "
Denver firm was managed by his mother,who lived in the city,enabling Boal to travel to ;:-�';�~'
Europe annua�ly and maintain his Newport social connections. k:::�;
Boal spent his later years at the family estate in Boalsburg,Pennsylvania. There he lived ��, •
as a baron of this fittle town, owning everytfiing from the utility company to the bus � ,
company...Boal died in 1938...he had spent three fortunes in his lifetime: those of his �� �
mother,his father,and his wife(who was a descendant of Christopher Columbus).'"'
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Lavout and Desig�of Redstone �;;'
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Redstone is located in the Crystal River Valley with Mount Sopris visible to the north and �,y,T
Chair Mountain to the south. The main thoroughfare in the town is Redstone Boulsvard, �f
which parallels the Crystal River on its eastem bank, running north/south for about one �
� � mile. The town is strictly confined in a linear pattern between the river to the west and a !
steep rise to the east. The dis6nctive Redstone inn acts as a focal point at the south end ;�
of the 6oulevard.
' � The social hierarchy of a company town is reflected in Redstone's layout. The primary .
� personality involved was its founder,J.C.Osgood. His house,Gleveholm Manor(known
as the"Castle,")is located one mile south of town on a hill with spacious,we(i-groomed
� grounds surrounding it. The"lord"was physically separated from his laborers, managers
; to coke-oven workers, and his residence overiooked the town. In his benevolence, -
I Osgood chose to provide adequate housing in the Redstone Inn for bachelors, and
' separate homes were provided for workers and their families.
i ;
; In order to keep the cost of the cottages reasonably low, Osgood's architect gained ;
� economies of scale by using the same basic design for each of them with minor '
, variations. With approximately eighty-five cottages being built in two phases,the cottages �j
' were laid out along a northlsouth Boulevard(between the river and steep slope). White f
board fencing running the length of the Boulevard defined the linearity. Lots on the south �� ,
end of town, east of the boulevard have consistent, wide setbacks of about fifty feet
° Noel and Norgren, D nv +--Th C�tv Beautiful and Its
��h� � . Historic Denver, 1987. �i;,
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where native cottonwood,spruce,and aspen trees have grown large. On the east side at ' _
the no�th end,the set6acks are nanower and Fences today maintain the linear pattem. :'
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Houses for the managers were located higher on the hi!lside to the east of Redstone �
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Boulevard on bigger, more steepiy sfoped fots. These houses were larger than the - .
cottages and more costly, to help entice qualified people to fiil necessary management �'`
positions. In the same area were also located the firehouse, clubhouse, and ��� '�
schoalhouse.
..¢:�:
FoAowing the c{osing of the coal mines in 1909, the iown was used by hunters and • �'.r 4'
summer tourists who sought its natural beauties and hot springs. Little new construction :�'.:� `
occurred, until the 1940's when tourism and hunting demands provided economic � �:.: - '
7,;..
reasons for rehabilitation of about riventy-five surviving original cottages and for � -
construction of several new buildings(mote{,shaps,and residences). For the most part, `�'
the new structures that filied in lots vacated by removal of some original cottages were in ri,��,
keeping with the original scale of the community, and used campatibfe materials. (e.g. �::+:
+ � ' board and batten). The first time that original cottages were sold by Lucille McDonald, �'
Osgood's third wife,was in 1946. �,.'
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Construction of Build'nUc s � , ,�.
, .�i
Construction techniques of the tum of the century,along with Osgood's European tastes, o_ �'s
budget, and natural constraints, highly influenced the design of the Redstone area's 'j
6uildings. Osgood's philosophy of providing homes for workers was influenced by ;,
English mining towns, and English Tudor elements (such as ornamental half-timbering,
stucco, and diamond paned windows)were incorporated in the design. The Redstone `;
Inn and stone Manor House show this clearfy, as did the other public buildings. Osgood
also brought Italian iron workers to the community to contribute their ski{Is(most of whom
later joined their countrymen in working the coke ovens).
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. The worker's cottages incorporated similar architectural elements, although simp{e in
design. These homes had about seven hundred square feet interior floor area and were
generaily one-story in height,about seventeen feet high. All used balloon framing; most '' i';,
had either stone or post and pier foundations(using flat rocks rather than concrete piers). " ' �
Basements were not dug due to high water table and large rocks. Neariy all had `` .�
individual board siding (usually clapboard or shiplap siding) with standard trim around
windows and at comers to frame the ends of the individual siding boards. Windows were
originally double-hung, multi-pane,with no shutters. Nearly all houses had steps leading :;:,
. to covered porches. Most were topped with shallow sloping,wood shingled hip roofs,and '� ``' '
had brick chimneys. The siding and trim were painted primarily in light, even pastel, '�':;�~`
cofors. � .
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` also had some Tudor and some Queen Anne influences in their design,and incorporated
" more expensive construction techniques and materials than did the smaller cottages. •
Balloon framing was used, and substantial stone foundations. Painted wood siding or
shingle siding dominated these structures. They were iwo stories with gable or gambrel -
roofs, resulting in long roof lines with usable attic space, generally with dormers. Steps
usually led to covered porches which had lattice work underneath (which, according to
legend, allowed the escape of evil spirits and poisonous gases from under the house). ;
While standard trim was still heavily relied upon for comerboards and for doors and
window trim, costlier gingerbread, and other decorative trim hinted at the superiority of ��
these structures. ��
� One additional arcfiitectural style important to the history of the Crystal River Valley is 'F .
reflected in the ranches. These include a range of structures from management-like
houses to frontier-style log cabins and bams. The Osgood farm is a typical example,with
a main house, bam(destroyed prior to 1970),stable,carriage house,silo,and ice house.
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INTRODUCTION TO THE DESIGN GUIDELINES ',. _�,";�"�t'
�;.
The residents of Redstone understand and appreciate the importance that history plays in ::t:;.� .t;,
the town's livability and attractiveness. Redstone as we know it today has been shaped • r� '�.
by change, as is essential in any community, but change may be directed in a manner -;.�`,� � -
which promotes good stewardship of the valley's heritage. •
���� .
In 1980, the Redstone Historic Preservation Commission (RHPC)was established as a ,
referral body to the Planning Commission and Board of County Commissioners. The y���::;�''
1994 Land Use Code empowered RHPC with final review authority on development �`
�._;�.z,.:`-
applications, including review of all exterior changes to existing buildings, all new
construction within the townsite of Redstone,and new construction on all properties, any •k`�'^`
:=�':..:. •
portion of which are within 1,000 feet of the townsite boundaries. As a policy, the .y;..
Redstone HPC may choose to exempt from review certain properties within the 1000'foot `� '
.�,.. .
radius of the townsite if they have no visual impact on the community. "�
.I : •
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The followin desi n uidelines have been develo ed in order to set olicies and oals ''`�
9 9 9 P P 9 �:
based on which the Commission can make consistent,fair, and effective decisions. The
� guidelines may also be used as a reference for 104'1 Land Use reviews related to historic �;,-`
� and archaelogical resources within the Crystal River Valley. • ' �Jf�
. j.�"�,�
Residents of Redstone intend to preserve and protect the special character and identity of - �!�
'� the area. The design guidelines will help homeowners and developers follow Pitkin � ���
� County's Land Use Regulations and maintain and improveme this environment. The '�
guidelines are not meant to deter growth or new construction, but rath.er to indicate ;�
common elements which define the character of the built environment. Incorporation of
these guidelines into designs for restoration,renovation,and new construction will help to �i '
_ ensure the goal of preservation and protection.
i
Property owners are encouraged to familiarize themselves with the guidelines before
beginning plans for construction. Members of the RHPC and the public should approach
the design review process with a willingness to be flexible and to negotiate a mutually
acceptable solution. ` `
; The design guidelines focus on four main goals: �
�
• To preserve historical character of the community as a whole and individual ';
i historic sites �
• To assure that new construction will be compatible with the historic structures and , ;1'
established development patterns ., _. �
• To minimize the visual and physical impact of the automobile on the community ' �
• To establish a plan for future improvements to the streetscape in general,in order k
to maintain and enhance pedestrian scale and amenities '�k
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RHPC5 AREA OF PURVIEW `7;j; .:,
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PROCESS - �",,
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The first step in securing a development approval is a pre-application conferenc�(not � i',' "-
j required,but strongly recommended)with the Pitkin County Historic Preservation O�cer, i; ; ��
available at 920-5090. At that time, staff can describe the appiication requirements for ��`��,,
RHPC review and identify any other land use approvals that will be necessary. !n ::�:. ;>
addition to RHPC or other land use reviews, the Coun re uires buildin ermits be ;'''��1�'.�
tY G 9 P ,9:;-,:�. :
obtained far any earthmoving that invofves at least 50 cubic yards of soil,for any new ;;.::Y`::.
construction which is 30" or more above grade, for sheds which are larger than 120
square feet,for any repairs or alterations to the exterior of the building,and for any interior ��'^
remodeling beyond paint, walipaper, and carpeting. Fences, re�oofs, and decks 30" or �
� less above grade do not require a building permit, but do need RHPC approval. Signs
also require a permit. RHPC does not review building interiors. °
7:.:
- � There is no fee for reviews by the Redstone Historic Presenration Commission. The
. .;. ,
RHPC meets on an as needed basis, usually on the first and third Wednesdays of each �',;.
month,at the Redstone Inn. ��
, Applications are reviewed as either a staff sign-off or by the Cammission. ��'�
; �
j A staff sign-off may be granted for any routine building maintenance where materials are .
• j �epaired or repiaced to match the existing or to more closely resemble the original
� materials. If staff and the applicant cannot agree on an appropriate material,the proposa(
will be forwarded to RHPC for a decision.
• All other applications are reviewed by RHPC in a public meeting.
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DEVELOPMENT REVIEW STANDARDS '� �;
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The RHPCs approval will be based on a positive finding that the following standards, '�'�,,�
- found in Section 3-80.60 of the Pitkin County Land Use Code,are met: '. " �"
;. ..
s'. .,
1. Minimize damage to historic structures.
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2. Utilize the "Historic Preservation Guidelines for Redstone and the Crystal River `= '
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; Valley as the basis for reviewing areas,sites and structures which are included in : :=
! the Redstone Historic Inventory. �'•'
� :,;: .
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3. Demonstrate that a proposal will enhance the meaning of a historic or i' `
archaeological site as representative of a period,style,occasion,or unique activity. '
�;,
� ; WE PROPOSE THE FOLLOWING DEVELOPMENT REVIEW STANDARDS ' -
` FOR RHPC (TO REPLACE THOSE LISTED ABOVE). A CODE AMENDMENT
' WILL BE BROUGHT FORWARD: �.�
1. The project is compatible with the general design,massing and volume,scale and ��
site plan with historic structures on the parcel and the development on immediately "'
. adjacent parcels.
' 2. The project is consistent with the character of the surrounding neighborhood and
supports or enhances the pedestrian nature of Redstone. �
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3. The project preserves the architectural and historical integrity of any historic
j structures on the parcel.
i
� 4. Demolition of buildings which are identified in the 1980 Redstone Historic Inventory .,'.
` (available in the Pitkin County Planning Office and from the Redstone Historic .
; Preservation Commission Ghairman) as being historically significant is avoided
and demolition of significant building materials or features is minimized. � �
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STREETSCAPE
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One of the most charming aspects of Redstone is its pedest�ian scale.Pedestrian scale is
created in many ways,including: "�'���'��:�'
. ; • _„
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• When different uses, such as residences, shops, churches, etc. are in ciose ; ��a`''
iproximity to each other _ -
; • When buildings are arranged so as to create"outdoor rooms" and focal points , .���`,'�'� "
i . (such as the Redstone Inn at the end of the Boulevard) • `;;��'.:;;.:�?
� When buildings and building efemenfs are of a dimension that a person can re(ate 'k
� • to(See appendix for a definition of"human scale") ;�
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When pedestrian and automobile traffic are not in great conflict with each other -_�
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� � The following streetscape guidelines are designed to strengthen these quaNties where i�.:
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= they have eroded and to uitimately enhance the aesthetic and functional environment of
Redstone from a pedestrian standpoint. `��-�
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FENCES .�•
Originally, Redstone Boulevard was lined with fences. These fences defined private `.���;,
areas while still allowing uninterrupted visibility along the boulevard. In an effort to .
maintain these traits: ' ._ '•
1. Property lines may be "defined" by the placement of appropriate vegetation, ; •�
landscaping, and fences. From the front property fine to the front facade of the �" :�''�
building,or from the fronY property line to a distance 1!3 of the way to the rear!ot
line(whichever is a greate�distance from the street)fences must be at least 50% ':?'���
open in character(this means 50%sotid and 50%void)and cannot exceed 3 feet
6 inches in height. Solid hedges should also not exceed 3 feet 6 inches. �
Acceptable fencing materials in this area are wood pickets or wrought iron. •
�
� . • From.that point to the rear of the properly line,fences may be built to a maximum � �,
�E„ height of six feet. However, there must be a gradual sloped transition from the �
! lower to the higher fence height. Solid hedges may also be used in this area. .
!' (The lower height restriction in the front is to preserve a visuai flow from one front !
yard to the next and to protect visibility when backing out of driveways. The higher 6.
height allowance in the back is respect the residenYs needs for privacy. 7he
= sloped transition is to lessen the abruptness of the height change.) Acceptable �
' '� fencing materials in this area are wood and wrought iron. Stone or masonry may
�j be used as a base for posts or as retaining walls. Chain link fences are not '
I allowed.
' E± A!I wooden fences must be built as "good neighbor' fences, meaning that
horizontal bracing members are on the owners side of the fence rather than facin g �,.
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PARKING ���'"'`���`�:;
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When Redstone was created, cars were not a factor. The challenge facing Redstone �i`� �i'°
,. . ��
�today is how best to accommodate this integral part of modem society while preserving "�
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historic character. RHPCs aim is to incorporate space for cars in a manner such that . '•,
their visual impact is minimized. �- =
;,.
Parking requirements are based on the use of the site,as listed in the Pitkin County Land 'f�._..
Use Code, Section 3-110.90. The required number of parking spaces must be �' �`� `
maintained in a usable condition at all times. Property owners are asked to park on their �`��_v- '
own property,not on the street in order to decrease congestion.
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Residential parkina �:.:: °
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' 1. For all residential development,garages should be located towards the rear of the i�s;: "
+ parcel, setback at least 10' behind the frontmost facade of the building. If the , �: `
parcel has access to the backroad (alley) or an existing driveway, all parking ��'
should be accessed from it. No more than one driveway cut will be allowed for ��:'-
each property. f'Y r,
. '; �
HPC may waive this standard, if a hardship is found,for lots under 3,000 square ,��;
. feet
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� 2. Where a new driveway cut is required,it shall be limited to 12 feet in width in order f
. , to minimize visual impacts. •
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3. A 500 square foot FAR exemption is allowed for a residential garage, but only if ��:; 3��'
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the garage is completely detached from the primary structure. • ,.�,
Commercial a�_rking �:r•r�: ��.,
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1. For a!I commercial developmenY, park�ng should be located at the rear or side of '-`��';.�'
the parcel, and only the minimum amount of paricing required by code should be . '.
provided. )��`
If commercial arkin can onl be accommodated in the front ard setback, or for �r� ,
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residential parking which RHPC finds cannot be practically located at the rear or '.;�:;_Y:�`•
' side of tF�e sife, the app(icant may propose another conftguration which RHPC
' finds meets the intent of this guideline. RHPC is open to consider individualized k.��^-
; �:: <� •
� solutions which can best soften the visual impact of parked cars and optimize the y'' �
i architecture as the main focal point. RHPC afso recognizes the importance of f�.`
protecting the riverFront view corridor. ;` �'
� `:;;•; :
� 2. Any existing parking configurations which are in conflict with this guideline may not -i�
i be expanded unfess the new spaces meet the guidelines.
� ��4'r.
� 3. For new or improved parking or driveways which are accessed from a street,the ` Y��;•
; areas should be paved with a porous surface such as mufti-color 3/4"screened � ''`
• ' gravel. RHPCs intention is to keep the driving surface in context with the natural , '*�
� surroundings. The use of gray pea gravel is not acceptable,for the reason that it �i
I competes with, rather than supports the surrounding environment. Parking spots .I
i which are designated for use by the disabled may be paved with asphalt or brick
pavers.
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. i
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� Opportunity:
! RHPC encourages the future study.of creating public parking areas on the north and - .
{ south ends (at Elk Park) of the boulevard in order to reduce on-street parking and
� pedestrian/auto conflicts. Walking paths or some type of shuttle service might be a
_� necessary part of this plan.
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THE BACKROAD +t:,- .�,,
, ��
:� Although apeys may not be immediately visible from the street,they play a vital role in the ��r',.�,•'�.
character of the streetscape.The purpose of alleys is to provide rear parking and service
access, This reduces the amount of parking on the street ultimately having a pleasing �.�,.-,', .�~
� effect on the neighbarhood. {
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1. Ail existing alleys and their continued use should be preserved. '''�` �-:
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OUTDOOR LIGHTING ;�^�.��: ..
� When Redstone was first created,outdoor li hfin was minimal. A reciation of the ni ht ;''' ��'�
9 9 PP 9 4: .� K
sky for star-gazing has led to the low-fight lamp posts along the boufevard. In order to �.', :..�
�y. . .
maintain this ambiance,the following guidelines have been developed: I`- '. �'-:
� . j_c ., ,.':
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1 1. Fluorescent lighting is not appropriate,nor is spot lighting for residentiai uses. �`�� ''
Landscape lighting is acceptable if it is low to the ground and downward facing. � `�` "`�`
The light source should be concealed. ,•.�",:''�:. '
. �.r.:".,i!"-
,' �
2. For public buildings and historic buildings, subtle architectural lighting which �'
highlights elemenfs of the buiiding or a business sign may be appropriate.The light F�
socket and conduit should be concealed and the bulb itself must be within a
canister, giobe,or other covec Further standards for lighting are found in Section ;,�,t,
3-110.120 of the Pitkin County Land Use Code(see Appendix). 7.�
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� STREET FURNITURE ' �
. ;.�
Street fumiture are objects which are placed on or directly next to the street,in the public '"•.�'�
� right-of-way, not on private property, induding benches, planters, trash receptacies, y�'��:�'
j mai�boxes,newspaper racks,streetlights,etc. . �
I 1. Street fumiture which reinforces the pedestrian nature of the town is encouraged. �:;1,^,,S'
A coordinated plan for location and design of street fumiture should be d'eveloped ���'• �
F<:.'.:
so that there is a certain uniformity along the streetscape. "
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� Opportunity: _.
� �'
+ The community may wish to select a particular bench style(a wood slat bench with -`,,�. .
) cast iron ends has already been used in many Redstone locations) and create a
� program for the purchase of these benches as memorials or simpiy as a gift to the ?'
�_<' " town. Small engraved brass plaques may be placed on the benches to note the = ti
donor,however no advertising may be used. `,
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SIGNS �
: .
Signs should be used'+n a conservative manner so as not to detract from the architecture `"�"'�
ti . or historic character of the town. A)!signs require RHPC app�oval and a sign permit from �r`.,.�:
� the County, i .. '
i ;� ,
' 1. Each sign should be of similar materials and colors as the buiiding it identifies. L ` �
L�.:�;'�+:�
VsuaAy it should compliment the main structure and should not obscure important
architectural features. ��'`+"``
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; 2. Ali signs must adhere to the Pitkin.County Land Use Code requi�ements for signs �.•.;-�:. .
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ALTERATIONS AND ADDITIONS TO HISTORIC BUILDINGS, AND NEW "'�''-
CONSTRUCTION =;i�#� �;,
3: �.�
Additions to historic buildings must be carefully thought out, so as to minimize any � -:•',.'_'.,•
required demolition and to create a subtie,but clear distinction between "old"and "new" ; •
construction. As a general policy,RHPC encourages the repair,rather than replacement, ;j:�`•; ;.
of historic building materials. In general, an addition to a historic structure should not
overwhelm the existing building in terms of bulk, and should be fairly simple in character �`y:�;�:.?; '=
to keep the focus on the historic resource. =� '"�
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New construction should draw references from the historic architecture which defines ��-'^ '
; t�,;::..,.;:: .
� Redstone, however, new construction should not be an "exact replication" of historical n,.
buiidings. Redstone was built at the end of the 1800's and the architecture was not �
greatly influenced by Queen Anne or other styles of the Victorian period, therefore Neo- �'`.`�•
. Victorian architecture is not appropriate. pu
�;=
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Examine existing buildings to determine the basic characteristics that are repeated in
Redstone's historic building stock, and respect them in a new design. New construction �:;i
does not need to be stripped of al{detail to the point of being a pfain"box;'but it shoufd '°
not in any way be mistaken for a historic building. Note the characteristics of the smaller .`�1�
simple houses on the Boulevard when constructing in that area,and the more"high style" •�
• architecture of the manager's houses when developing on the hillside. . ;i.
�' The following building elements are especially important in achieving compatibility �'
between new and hisforic buildings.
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SCALE AND MASSING �'��' ���`�`�'
In General 'z�'" �'°
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1. Break the massing of new construction down into modules which relate to the >'�.�.
typical house size in Redstone(approximately 1000 sq,ft.) '-=
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2. Do not create unbroken wall surFaces more than 30 feet in length.
;;'�.:�:.
3. Horizontal or vertical proportions of the historic structures should be maintained �.,.;<.r.�`�
and reflected in new construction.
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- �� .
�ditions to Historic Buildinas �7"� -
� �:
-:�.
1. Establish a clear, yet subtle, distinction beiween the forms and planes of the
. , historic building and new construction. ':�;
_�;
2. Additions to existing buildings should maintain the sense of symmetry or
asymmetry as defined by the original structure. �"'
.;r.
3. tocate additions to historic structures to the rear of the existing building. This wi11 "'�
.4 .
maintain historic continuity along the streetscape. '!
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BUILD-TO LINES AND SETBACK PATTERNS F�'"��'' '
, �: ,:��''�Y.`..,:
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In General '
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1. To maintain a consistent and traditional street pattem, examine the sideyard '
setback pattems established by adjacent lots and maintain the rhythm established �'�.�
by spacing between buildings. • i,z, .. ��
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' LVew Construction �' '• I
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Front setback requirements, which were created after the development of Redstone, do ?�'Y- '
� not always coincide with the"facade line"that has actually been established. � ;��
� _.
1. For new construction, measure the front setback of the primary structures on the ;,: •
adjacent two lots on both sides of the subject parcel. If at least 50% of the
. � adjacent buildings (at least two buildings) are within 2 feet of a common setback
� " line,the new development should also be within 2 feet of this line.
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i ; ..
iMature trees should not be removed in order to meet this standard. RHPC does . ��+
not have the abil'ity to waive the minimum setback requirements, therefore any ��
j setback variances necessitated by these standards would require approval by the
Board of Appeal.
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ROOFS . L�'``a;:,, � ��::
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Jn General ',i•T, '
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. L Consistency among roof pitches is desired along Redstone Boulevard.The typical �:'±��'.'.�,'
pitch has historically been at least 5:12. Typical roof styles are hip, gambrel, � �.
gabfe,or dutch hip. Flat roofs and roofs over 12:12 are not appropriate. Genera{ly i�`:"�� r
a roof pitch of 8:12 or greater is preferred for Redstone. ,
_3::':�. -
,,
2. Solar panels should be ptaced in a hidden location from the streetscape. If used �
,i:::r.i;,�":�'.
on the roof,solar panels must be as nearly flush with the roof as possible.
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3. Roofs should be darker in color than the rest of the building. Non-reflective _7=: '
materials are required, with wood or dark asphalt shingles as the preferred '�.;��
, materials. Metal roofs have a greater impact on the historic character of a building '�'' '
and the townsite in general and will oNy be approved in a rusted,dark brown, or -`���;"
� : gray color. Samples of acceptable roof colors are availabte for review in the �;;
Aspen/Pitkin Community Development Department.
�,. .
•.:�:�.
Although RHPC does not generally become invotved in selection of buiiding colors, ` ;'r
roof color is considered important for a number of reasons. Originally Redstone's ��• �'!�
houses had wood shingle roofs which weathered to a dark color. Modern roofing % `
, systems, such as standing seam metal roois which may be preferred by many ' i�
' residents because their ability to shed snow,are avaiiable in many colors which do '�
� not accurately represent the original character of the roof and therefore alter the
' original character of the building. While paint col�r is easily changed, new roofing ;� '.
is more of a permanent change since it can be expected to have a life of 30-50
years. In order to mitigate these effects, RHPC requires that the selected roof
should be as unobtnisive in terms of color as possible.
An existing roof which does not meet the coloration requiremenfs described above _
may be replaced in kind if RHPC finds that the color has historical significance to =
the building. ` a
4. Satellite dishes should be located on the ground if possible, screened from the �
street. If a dish must be located on a roof, it should be placed in an area that is not �
visible from the st�eet.
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MATERIALS `� ��
'�:Y'�
In General �'s
.;,•,: ..
1. Adobe construction is not acceptable because it does not compliment or blend with . �.
the existing architecture and has no historical precedence in Redstone. i�`�: �. -
' 2. Log construction using logs greater than 18 inches in diameter is not acceptable �y:•.';?.��=
because it is out of character with the small scale architecture of Redstone. `,.,,:;r_�;.
� 3. Acceptable exterior materials shall resemble traditional materials used on 'k���>,
� surrounding buildings, including clapboards or lap siding, and wood shingles. A
combination of materials is encouraged to dispiay contrast in building textures. p,'
! Hi hl reflective materials are not ermitted.
� , 9 Y P t��� :
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' 4. Use materials that have a proven durability in this climate. �.`
5. Brick and stone are acceptable but not as the dominant exterior building material. `.?;:�
'�r
6. Aluminum or vinyl siding is not acceptable as an exterior material on either ���'?`
- principal or accessory buildings. '�
';j
7. Historic buildings along the Boulevard generally have very simple architectural
; detailing. This characteristic should be maintained in all alterations and additions =�
• � to historic buildings, as well as in new construction. Public buildings and the
supe►visor's homes above the Boulevard have finer details, including sandstone
- � foundations and decorative windows, traits which should be maintained in those
I areas.
i
i Historic Buildinas _
! 1. All efforts should be made to maintain the original materials of historic buildings. If �
_ replacement is necessary, new materials should match original materials as ,•��
closely as possible in order to preserve the historical integrity of the structure.
S 4
' 2. Where original details are missing, and there is no information about the original �.�
� appearance of that detail, the replacement should be very simple so as not to .
• j create an inaccuracy about the original appearance of the structure. `
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�}t'�::'
WINDOWS
fn General
,�
� 1. Large,undivided areas of gfass are generaUy not consistent wfth the historic �'•_
character of the town. Instead, small scale, double hung, vertical windows
are more appropriate. Double hung windows of one over one, two over
; one, or two over two panes are acceptable, as are casement windows
' where new windows are desired.
i �
2. Unpainted metal aRd slider windows are not acceptable.
�
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. Historic B�iidingY �
-i,
1. Every effort shou{d be made to preserve historic windows. if a historic window '��1�
must be replaced, the new window should match the original as closely as �°�����
': possible. RFiPC piaces a high priority on �etaining historic windows which are � .�
� visible from the street, in order to replace these windows,the property owner must . f?,�,'. . �.
} prove that they are beyond repair. Cost estimates for re airs wili be taken into y°` '
P Lf-._:�`.;
4 consideration. k�`�`:��.,,
t�:.,;.
2. Windows should be p{aced proportionately around the structure and maintain the t.:;'°;:;:
estabfished sofid-to-void patterns. �:.`` �� �
�: :,
� 3. Storm windows were used historicaliy to weatherize buildings.They are acceptable `
( ;a
I on the exterior of the building,but should be made to blend as closely as possible �
! with the frames of the existing windows. Interior stornz windows are also available. j'�
� • � Metal frames must be painted. ; °
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, DECKS �`'�
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' 1. Decks should be located in the rear of the building so as to have the least negative ;�:,;��
i impact on the overall character of the building. E��.-
� F., �"�"
2. Qecks should be designed to be consistent with the character of the buiiding,
utilizin similar railin s ro ortions,and materials. �' `
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PORCHES AND ENTRYWAYS _
,
Front porches are an important part of historic areas such as Redstone. Furthermore, • �-•i y
they are often the identifying feature of many historic structures and contribute to ����-'.,
pedestrian scale. �. ` ''•�-
Historic Buildinas
`;,..
4
1. Wooden roofed porches with wood posts and rails are traditional in Redstone and
are often the most decorative element of a historic building. Enclosing front ,��' �
� porches is not acceptabte. Rear porches may be enclosed with screening or glass `�'`
; if desired, but if the porch is a historical element, its general character and
��<.;',,�• .
materials shou{d be maintained. �:': '
.� ��.
� New Construction . ;,;,;
� r 1. All new structures must have a usable covered front porch. The porch must be �
open on at least two sides and may have screens.
2. The front door of all new structures must face the street. �
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ACCESSORY STRUCTUR�S
i.:; - .
NOTE: A building perrnit is not needed for an accessory strueture which is less than 120 �t`r C''
�••.•'�s
sq.ft.,however RHPC approval is needed for all accessory structures. _,,• '-•�.
- •.„
i 1. Accessory structures should be located to the rear of ail principal structures. �'' ` '
i��`
� 2. If available,access from alleyways should be utilized. ��'-- �
""�.�.:-,:=:
3. Accessory structures should associate themselves with the principal structure by f';'`:�-'``
i' using similar design and color scheme. ���-��` '
��ti.., _
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4. Where a shed or garage is attached to the primary structure,the front face of the , �:?:: '
shed or garaged must be sei at least 1�'behind the front facade of the house. �;,�,
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APPENDIX `'�
.s.
G/ossary � '��
Paint cotor :` -
j Landscaping materials � ! '`'��•�-
Architectural details in Redstone � ��
; Pitkin County Sign and lighting Regulations �%��' '
Redstone lnventory of Historic Resources
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• GLOSSARY �`
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The following concepts are important in understanding historic preservation: ;�.'
:t�r� -
,',.:�,�
PRESERVATION The maintenance and repair of existing historic materials and retention `
;:.,.• , •'�,
of a property's form as it has evolved over time. • _
; REHABILITATION The alteration or addition to a historic properiy to meet continuing or ���"�'�
� changing uses while retaining the property's historic character. ``.
;.Y:;:'
hISTORIC SIGNIFICANCE As a general rule in preservation,any structure or portion of �';r'` .
a structure which is at least fifty years old may be considered historically significant. In
Redstone the primary period of significance is the tum of the century,when the town was
� created. t'�
,j • �:
� -:. HUMAN SCALE�"Human scale"describes the relationship beiween the human body and ��
�
space. When viewing a room for instance, one can assess its general dimensions by � �'
, relating to the size of furnishings in the room or door openings. Being able to reach up to �, '
, the ceiling also helps to define the size of the space. ��;-`.
?°-�.
QEMOLITION The total razing of a structure. The total demolition of structures original
. to,or significant to the historical context of Redstone is,by policy of the Redstone Historic
Preservation Commission, not permitted. Very limited demolition may be allowed for the
purpose of making an addition to the existing structure.
i
� DEMOLITION BY-NEGLECT
All historic buildings are expected to be maintained so as to avoid deterioration. If the
� Chief Building Inspector determines that a structure is being subjected to"demolition by
! neglect,"the property owner will be required to correct the situation.
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PAiN7 COLOR `" .
.t-
Most structures in Redstone were historically painted in light colors with the trim painted in ;.�;y
` a contrasting co{or.Use of traditional color schemes is highly encouraged, RHPC does not .
,.:�-
ceview paint color,but is availabie as a resource. • �
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. LANDSCAPING ' F,,;
Y,j,:X•.
Wt:. R_�t L'�;
Since Redstone is in a wilderness setting, the use of indigenous plant material as ' `- .
landscaping maintains continuity with the surrounding vegetation. In addition,other pfant �= ;
material which is suited to this dimate shail be ailowed in order to create some diversity �.;"`��
and to insure that substantial vegetation remains if one species is affected by disease or �'� '.:•;.
other natural influences. The fol(owing guidelines idenfrfy issues which are important to d: ,, �.'
the general character of Redstone,but are advisory only. "
't,,:
1. It is HPCs intent to retain the existing street trees,which provide a canopy along ���:`�� �'
,. ..
the Boulevard. ;::.�..��.
2. When planting replacement trees,the closer they are to their fult-grown height,the ?
better. In addifion,where mature trees must be removed,they should be repfaced f _,�
with trees which will grow to an equivalent dimension. -
. ;
+ 3. Use of vegetation that is native or appropriate to the Redstone area is strongly � �°
! recommended. This includes evergreens, ponderosa pines, aspens, and _
! cottonwoods (cottonless cottonwoods.) Several reference books are available � -
which describe appropriate plants for this altitude,and the appendix lists many tree �
species,some varieties of which are suited to Redstone's growing zone. '�
' !! 4. It is important to choose a variety of plant materials,especiafly for street trees so �,
,� that disease will not destroy the entire group. It is also important to consider where !
a tree will be located and how large it may grow when selecting the type of tree.
� For instance,dense evergreens are not appropriate street trees since their shade ;
' � � may create icing conditions. Property owners should respect their neighbors'
�:>`
j i access to surt and views.
? ; 5. Landscaping should not be used to hide the front of the house from the street.
i �
; � This area shouid be visually open to the street,allowing front porches and entries
� i to be visible and welcoming. This helps to preserve an active and interesting �
� ; streetscape.
s �
; ''. 6. Planting vegetation along the riverbank is not encouraged.
� ! OPPortunity:
� ;
. The community may wish to develop a gardening program in an effort to
. "beautify"the Boulevard. A master gardener could be invited to assist and
awards could be given for the nicest yard,eta Encouraging the planting of
39
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� ' sweet peas, or other plants which have traditionally been popular in this ��- .
� region might also be included. . �
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� RECOMMENDED SPECIES � ��~3
� :�'.
Some varieties of plants within the following species are appropriate to Redstone's ;,�.�, ���
growing zone. These plants have been indicated as targe, medium or small trees or �• `
shrubs based roughly on the varieties which are appropriate to this climate. . �='_ ;''.•.�
��,•
1 ARGE TREES �•.�`'
r-:Y:
Hackberry �".s -
Ash f!'`
- Spruce
Pine "
(�.
COftOnWOOC� SHRUBS
' ? Aspen Sage �'
� Fir Peashrub �
�' Spirea �
? MEDIUM TREES Deerbrush �
Maple Rabbitbrush
Alder Cotoneaster `
`� Birch Cliffrose
!' Pine Appache Plume
'� Cottonwood Rock Spirea �
Aspen Waxflower
�� Mountain Ash Juniper -
�� Honeysuckle �
s SMALL TREES Russian Sage
� f' Mapie Holly
:,
Alder Mockorange
� F;' Serviceberry Ninebark
'� Chokeberry Potentilla
i= Birch Currant
'� Mahogany Rose
;� Dogwood Thimbleberry
• �! Hawthom • Willow
• �� Crabapple Eldef
"+ Cherry Coralberry
I Oak Lilac �
Sumac
i Buffaloberry
� L.ilac
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