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HomeMy WebLinkAboutbocc.ord.032.2004ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO, ADOPTING NEW AND REVISED DESIGN GUIDELINES FOR THE REDSTONE HISTORIC DISTRICT Ordinance No./~ 9~2004 RECITALS 1. The Redstone Historic Preservation Commission (RHPC) is a regulatory body authorized by the County for the purpose of reviewing development applications in and around the Village of Redstone. The 1996 edition of the Redstone Historic Preservation Design Guidelines have been used as a basis for directing the review and development for the last eight years. The Pitkin County Land Use Code requires that the RHPC must achieve a positive finding, based on the guidelines, for approval of any new construction in the Redstone Historic District. 2. The RHPC and the Pitkin County staff undertook the rewrite of the Redstone Design Guidelines in order to accomplish a number of goals resulting from working with the guidelines over the last eight years. The goals are all directed at improving the function of guidelines and ensuring compatibility with the District. The following statements directed the work on the guidelines: · Clarification of guidelines that have been difficult to understand, or have failed to achieve the desired outcome; · Addition of guidelines that address issues not encompassed in the original guidelines; · Creation of a document more consistent with the design and RHPC review process; · Creation of a document more consistent within its text, with a more appropriate level of detail; · Creation of a document more compatible with the recently completed rezoning for Redstone Boulevard. 3. The BOCC considered the Guidelines at 1st Reading at a Public Hearing in Redstone on May 11, 2004, at which time evidence and testimony were presented. The ordinance adopting the Guidelines was heard at a duly noticed Public Hearing on 2nd Reading on June 9, 2004. A 3r° Reading and Public Hearing was held on July 14, 2004, where the Guidelines were formally adopted. 4.The BOCC finds that new and revised guidelines which are combined into the document named "Village of Redstone Design Guidelines" are consistent with the goals of the preservation of the character and quality of the Redstone Historic District. NOW THEREFORE BE IT ORDAINED by the BOCC that it does hereby adopt the Village of Redstone Design Guidelines, 2004 edition. The BOCC further finds ~No. 0 5 5-2004 Page 2 that it is in the best interest of the health, safety, and welfare of the County that this Resolution and the Guidelines be made effective immediately upon adoption. NOTICE OF PUBLIC HEARING IN REDSTONE published in the Aspen Times th Weekly on the 24 day of April, 2004. ORDINANCE PUBLISHED in the Aspen Times Weekly on the 29th of May, 2004. GUIDELINES PUBLISHED IN FULL in the Aspen Times Weekly on the 26th of June, 2004. APPROVED AT FIRST READING AT A PUBLIC HEARING on the 11th day of May, 2004. APPROVED AT SECOND READING AND PUBLIC HEARING on the 9th day of June, 2004. APPROVED AND ADOPTED AT THIRD READING AND PUBLIC HEARING on the 14th day o£July, 2004. PUBLISHED AFTER ADOPTION in the Aspen Times Weekly on THIS ORDINANCE SHALL BECOME EFFECTIVE IMMEDIATELY FOLLOWING FINAL ADOPTION BY THE BOCC. 'TEST: ( ~ette Jones, Cl. ~PROVED AS T( ~ to the BOCC FORM: John Ely, County P;ll/d~'~ey OF PITKIN COUNTY, COLORADO Dorothea ' Farns, Chmr Date ~'-//- 0 APPROVED AS TO CONTENT: Ci~'d~) Houben, brhmunity Development Director Map of the Redstone Historic District Rcdstone ] Iistofic District 100(l' perimeter around thc boulm~ard ~nd r. hc Castle Red$tonc. Colorado Village of Redstone Design Guidelines 2004 Acknowledgements Pitkin County Community Development Department Cindy Houben, Community Development Director Suzannah Reid, AIA, Historic Preservation Officer Board of County Commissioners Dorothea Farris, Chair Shellie Roy, Vice Chair Jack Hatfield Mick Ireland Patti Kay-Clapper Redstone Historic Preservation Commission Suzy Meredith, Chair Michelle Sorter, Vice Chair Carrie McDonald, Previous Chair Maureen Rogers, Previous Vice Chair Ann Martin Darrell Munsell Bill Jochems Special Thanks To: The original members of the Redstone HPC; George S. Whipple, Chair, Lu~m Nathan, Vice chair, Jeff Beir, Bill Jochems, Ruth Chacto, Bill Roberts, Brenda Arneson Roxanne Eflin, Amy Guthrie, and other past members of the Redstone HPC for contributions to the previous versions of the guidelines upon which the new guidelines are built. Ben Gagnon for writing and organizational assistance. Photo Credits: Historic Photos provided by the Denver Public Library Western History Collection Other photos provided by Suzannah Reid Diagrams produced by Suzannah Reid and Bob Nevins Cover Photo: "Along the lane" by Louis C. McClure, c. 1900 Courtesy of the Denver Public Library Western History Collection Village of Redstone Design Guidelines. 2004 Detail of the Re&tone Castle Preface ......................................................................................... page ii Redstonc Historic Preservation Commission Purpose & Authority How to Use the Design Guidelines Review Standards and Application Procedure Map of the Redstone Historic District Chapter 1 · Introduction ............................................... page ] Redstone: A History of the Settlement & Its Architecture Chapter 2 · Working With the Site .............................................. page 7 2.1 Site Planning 2.2 Site Elements 2.3 Landscape Design and Trees Chapter 3 ° Working with Historic Structures .............................. page 17 3.1 Preserving Historic Integrity 3.2 Alterations to Historic Buildings 3.3 Additions To Historic Buildings 3.4 Architectural Elements 3.5 Historic Outbuildings Chapter 4 · New Construction in the Redstone Historic District_page 29 4.1 New Construction 4.2 Architectural Elements 4.3 Accessory Structures Chapter 5 ° Materials for Any New Construction ........................ page 35 5.1 Materials Chapter 6.1 6.2 6.3 6.4 6.5 6.6 6 · Appendix ................................................................ page 39 Illustrated Glossary Procedure Once Approvals are Granted Basic Maintenance Techniques Pitkin County Lighting Code Pitkin County Sign Code Map of the District page i Village of Redstone Design Guidelines. 2004 rhpc purpose & authority The Redstone Historic District was established by the Pitkin County Board of County Commissioners in 1980, and nine years later the village of Redstone was placed on the National Register of Historic Places. The Redstone Historic Preservation Commission (RHPC) was established and author- ized as a regulatory body by Pitkin County in 1994. The Historic Preservation Guidelines were original- ly developed in 1980 and rewritten in 1996 through an extensive community process. The cen- tral goal was to provide a framesvork for the review of new construction to ensure compatibility with the historic character of the district. This revision, undertaken by the RHPC in 2002, came as a result of working with the guidelines over a series of years and finding the need for the following changes: · Clarification ofguidelines that have been difficult to understand, or have failed to achieve the desired outcome; · Addition ofguidelines that address issues not encom- passed in the original guidelines; · Creation ora document more consistent with the design and RHPC review process; · Creation of a document more consistent within its text, with a more appropriate level of detail; · Creation of a document more compatible with the recently completed rezoningfor Redstone Boulevard. The residents of Redstone understand and appreci- ate the importance that history plays in the town's INability and attractiveness. Redstone as we know it today has been shaped by change, an essential part of any vital community, but change may be directed in a manner that promotes good steward- ship of the valley's heritage. The Historic District in Redsrone was established based on the Osgood era. The primary purpose of these guidelines and the RHPC is to protect the integrity of the District and the individual buildings from that era. While other buildings may achieve historic significance in the future, at this time the Osgood era is the focus of these guidelines. The design guidelines are not meant to deter growth or new construction, but rather to indicate common elements that define the character of the built environment. Incorporation of these guide- lines into designs for restoration, renovation, and new construction will help to ensure the goal of preservation and protection. The design guidelines are organized to follow the typical design process, and different types of projects will utilize different sections of this document. The Historic Preservation Guidelines have been developed in order to set policies and goals upon which the RHPC can make consistent, fair and effective decisions. Property owners are encouraged to familiarize themselves with the guidelines before beginning plans for construction, and are also encouraged to employ an architect with experience in historic preservation. Members of the RHPC and the public should approach the design review process with a willingness to be flexible and to find mutually acceptable solutions. page ii 'l Village of Redstone Design Guidelines. 2004 Getting Started: The first step in any repair, alteration or develop- ment project is to understand what regulations apply to the project. Redstone Historic Preservation Commission (RHPC) review is required on: · All exterior work on historic structures, induding re-roofing or other material replacement. · Any exterior changes to historic buildings or new construction in the District, including decks, adding windows, etc. · All additions or new sheds or buildings in the District. · Any other work which may require a building permit. Pitkin County requires building permits for the following: · Any earthmoving that involves at least 50 cubic yards of soil; · Any new construction which is 30 inches or more above grade; · Any shed which is larger than 200 square feet; · Any repairs or alterations to the exterior of the building; · Any interior remodeling beyond paint, wallpaper, and carpeting · Any exterior signs. Using the Guidelines: 1. These guidelines have been organized to mimic the design process, proceeding from the site design through the details. They also begin with the simplest project type and move to the most complex. 2. The adjacent matrix provides a guide to the chapters based on the type of project proposed. 3. Each section begins with a statement of princi- pies that provide a general overview for the sec- tion, followed by background, which provides important historical context for the principles. Finally, each section outlines a series of specific guidelines. how to use these guidelines Application Requirements ?g v Chapter 2 Working With The Site Chapter 3 Working with Historic Structures Chapter 4 New Construction in the District Chapter 5 Materials for Any page iii Village of Redstone Design Guidelines · 2004 revie v standards and process Review Standards: The Village of Redstonc Design Guidelines are a set of recommendations that will serve to guide the applicant during the design phase and will serve to guide thc RHPC during thc review process. The RHPC's final approval will require a positive finding that the fbllowing Development Review Standards are met: 1. The project is compatible in general design, massing, volume, and scale with historic struc- tures that are located on the parcel and/or in thc surrounding neighborhood. 2. The site plan is consistent with the historic town pattern and supports or enhances the pedestrian nature of Redstone. 3. The project preserves the architectural and his- torical integrity of any and/or all historic struc- tures on the property. 4. The project utilizes the Village of Redstone Design Guidelines as the basis for proposed development activity within the purview of the RHPC. These standards are part of the Pitkin County Land Use Code. Compliance with the review standards may result in the reduction of maximum floor area, maximum height, or maximum eave height. Notes on Applying the Guidelines The RHPC's approval of a proposed development proj- ect must include a positive finding that the project has utilized the guidelines as the basis for the proposed development activity. Not every guideline will apply to every project and some balancing of the guidelines may occur on a case by case basis. In addition, when the fbllowing document refers to the Pitkln County Land Use Code, the accompanying described action represents a mandate to the applicant. Application Process: The first step in securing a development approval is a pre-application conference (not required, but strongly recommended) with the Pitkin County Historic Preservation Officer, available at 970-920-5526. At that time, staff can describe the application requirements for RHPC review and identify any other land use approvals that will be necessary. The second step is the preparation of the submis- sion requirements. Requirements will will vary depending on the type and complexity of the proj- ect. Use thc matrix, pg v, for general application requirements based on project type. Once a complete application is received by the Pitkin County staff, the application will be sched- uled for review by the RHPC. The community development department charges a fee for the review of projects requiring a building permit. Exceptions: Some projects may not require full RHPC review and may be approved administratively by the Pitkin County Historic Preservation Officer: · Routine building maintenance in which materials are repaired or replaced to match the existing materials, or to more closely resemble the origi- nal rnaterials. If staff and the applicant cannot agree on an appropriate material, the proposal will be forwarded to RHPC for a decision. · Alterations of low impact to the historic structure or involving a non-historic structure, provided all the relevant guidelines are met. Pitkin County staff will make the final determination of the type of review required page iv q Village of Redstone Design Guidelines. 2004 Application Requirements: application requirements This matrix provides a list of information that is generally required based on the project type. Drawings should be to scale and include all customary information in addition to the information requested here. Applications are expected to be clearly drawn and complete. Applicants are encouraged to provide additional materials that may describe and clarify the proposal, including models and 3D drawings. Addition additions to New historic Construction structures Minor Alteration awnings, signage, other exterior changes new buildings and accessory buildings Repair re-roofing, replacement of deteriorated materials (historic) Application with contact information, site address, and written scope of work The RHPC meets on an as needed basis, usually on the third Tuesday of each month, at the Redstone Inn. Notice of each meeting is posted and all meet- ings are open to the public. if applicable Existing Plan with overall dimensions and areas of historic and non historic construction indicated Floor Plans with wall lengths, window and door openings, room layouts indicated Elevations with wall lengths, roof pitch, floor heights, ridge height and top of eave dimensions indicated Site Plan with setbacks, driveway, parking, and materials page v Village of Redstone Design Guidelines. 2004 map of the Redstone Historic District This map shows the Boulevard and the 1000' boundary which defines the District I I I I II Bout~dary line\ , Thi~'~ map only, a map of the full area of the District is located in the appendix Redstone Inn page vi // Village of Redstone Design Guidelines. 2004 Chapter 1 · Introduction CHAPTER ONE INTRODUCTION Re&tone, as with all the communities of the Roaring Fork and Crystal River valleys, owes its ori- gins to the wealth of mineral deposits that exist in the region. The mountains of western Colorado were isolated from development well into the late 1800's by challenging terrain and weather, but mom importantly by thc domain of thc Ute Indian tribe. As thc surveyors of the 1870's began to explore thc area and to record evidence of the subsurface wealth, the government began to move the Utc Indians out of the valley and on to the reservations in southern Colorado. By 1885 a number of thc communities that exist today had been established and the wealth of the area was bringing in a surge of population. While silver was the economic engine of the upper Roaring Fork valley, coal was the resource that created the village of Re&tone. J.C. Osgood & The Early Settlements John Cleveland Osgood (1851-1926) was born in Brooklyn, New York, and arrived in Colorado in 1882 as an agent of the Chicago, Burlington and Quincy Railroad. He was sent to investigate coal resources for the purpose of fueling trains. Railroads were an essential part of mining opera- tions and throughout western Colorado in the 18805, railroad companies were encouraging expan- sion of rail services to supplement the existing wagon roads. Osgood's first foothold in the Crystal River valley was at Coal.Basin, a coal-rich area 2,000 feet above what is now the village of Redstone. Osgood pur- chased the claim for $500 and in 1887 organized the red cliff above Redstone the Colorado Fuel Company, which later became the Colorado Fuel and Iron Company (CF&I). By 1900 he oversaw 38 coal, coke and mining camps, the steel mill at Pueblo, several railroads and approximately 19,000 workers. Osgood was the head of CF&I from 1892 to 1903. Coal was only the raw material; it had to be turned into coke for the purpose of fueling trains, steel mills and other industries. Coke is made by burn- ing coal in coke ovens at high temperatures with low levels of oxygen. The product, coke, is almost pure carbon, which can then be used to produce the extremely high temperatures necessary for industrial use. The coal that CF&I mined from the page I Village of Redstone Design Guidelines. 2004 Chapter I · Introduction lands in the Crystal River valley and Coal Basin produced a superior coke product. While the coal was mined at Coal Basin, it was processed into coke at Redstone. At first coal from the mines was transported the 4.5 miles down the valley to the coke ovens at Redstone by teams of horses. In 1892 CF&I incorporated rail and toll road companies to form the Crystal River Railway. That line when completed in 1900 ran twenty miles to the north to Carbondale and Placita, including a narrow gauge spur to Coal Basin. Much of CF&I's income came from the sale of coke to precious metal smelters located elsewhere in Colorado. In nearby Marble, Osgood found a second valuable resource in the valley, pure white marble of the finest quality. Osgood opened quarries on Yule Creek and shipped stone for many important build- ings, including the new Colorado state capital building in Denver. In addition to the diverse economic opportunities offered in the Crystal River valley, Osgood saw the potential to create a model industrial community by developing Coalbasin, as a company town based on the model of English mining towns. His goals were to create desirable amenities for the workers and to eliminate the unhealthful conditions preva- lent in most mining camps. Osgood first brought the concept of a complete, self-reliant community for all of the coal miners and their families to the town of Coalbasin. Along with the residences he built community facilities, including a clubhouse, a school, a library and a store. Shortly after the silver crash of 1892, which devas- tated much of the economy of the Roaring Fork River valley, activity picked up in Redstone. It was chosen as the site for producing coke from Coal Basin coal and for a rail transfer site from the Coal John C. Osgood Basin narrow gauge rail cars arriving at Redstone to the standard gauge cars running to Carbondale. Early Redstone consisted of log buildings and tents built on platform bases, but Osgood's vision of a model company town would again result in a better living environment for the local coke and stone workers. Between 1901 and 1902 about eighty-five cottages were built in two phases for the married workers and their families, lining what is now Redstone Boulevard. The Elk Mountain Inn (now the Redstone Inn) was built in 1902 for bachelor workmen while larger houses were built on "The Hill" above Redstone for the managers. On December 14, 1901, Camp and Plant reported that: "They (coke and stone workers) believe that their health will thus greatly be improved (by con- struction of the cottages). Beauty has been the page 2 Village of Redstone Design Guidelines. 2004 Chapter 1 · Introduction 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 cottages in different styles, prettily ornamented, comfortably arranged internally and painted in every variety of restful The Redstone area development also included a ranch that provided food and ice, a schoolhouse that held daily classes for children and night courses for adults, and a company store filled with house- hold necessities. Between 1900 and 1902 Redstone added more amenities including a clubhouse with an auditoriurn, a library, a doctor's office, firehouse, washhouse, bowling alley, stables and garden plots. One mile from the village, Osgood chose to build his own home, the luxurious, state-of-the-art Cleveholm Manor, overlooking the Crystal valley and his model town. The life of Osgood's company town continued until the sudden closing of the Coal Basin mines in 1909. As a result the population of Redstone decreased dramatically. Osgood tried unsuccessfully to revitalize his Redstonc in 1919, continuing to visit the area frcquendy. From 1925 until his death in 1926 he lived at Cleveholm Manor full-time. With the closing of the coal mines in 1909 and Osgood's death in 1926, the town languished and a number of the original buildings were demolished or allowed to deteriorate. It was not until the 1940's that hunters and summer tourists began to rediscover Redstone's natural beauty and hot springs. Architectural History of Redstone The beautiful Crystal River valley with Mount Sopris visible to the north and Chair Mountain to the south creates the dominant architectural axis of Cleveholm Manor Redstone. The main thoroughfare in the village is Redstone Boulevard (originally named River Road), which runs parallel to the eastern bank of the Crystal River for about a mile. The core of the vil- lage is strictly confined to a linear pattern between the river on the west and the steep rise of the mountain to the east. The original development plan for Redstone also included the slope on the east side of the river and the meadows to the south. The industrial property, including the coke ovens and rail lines, was located on the west side of the river in view of the village. The consistency of the architectural character of Redstone is relatively unique among historic towns, due to its single architectural focus at all levels of detail and the short active life of its original econo- my. J. C. Osgood retained the prominent architec- page 3 Village of Redstone Design Guidelines · 2004 Chapter 1 · Introduction tural firm of Boal & Harnois, which had received important residential commissions across the coun- try. They were not innovators in architectural style, but built with obvious skill in the popular eclectic and revival styles of the turn of the 20th century. They were influenced by European tastes and con- temporary trends and incorporated the natural and social forces of English mining towns that Osgnod envisioned for his company town. Boal & Harnois had designed the Grant- Humphreys mansion in Denver as well as impor- tant public buildings in Denver and elsewhere in Colorado, Utah, Pennsylvania and Rhode Island. They were retained to &sign all elements of Osgood's model community from his own mansion to the cottages on the Boulevard. Thc design and construction of most of thc buildings around Re&tone took place between the late 1890's and 1902. The social hierarchy, an integral part of Osgood's vision for a model company town, is clearly reflect- the south gate ho~te ~ relocated to Grand Junction one of the hill houses ed in all of the clements of thc design from the lay- out of community to the level of detail on individ- ual buildings. The simple, but decorative cottages on small lots along the Boulevard were for the worker families, while the larger lots and homes for the managers rose up along the hillside overlooking the cottages below. Completing the model is Osgood's extravagant Cleveholm Manor (also known as the Castle), located on a spacious, care- fully landscaped estate to the south of town with its considerable number of support buildings, a farm- house and barn, stables, carriage house, silo, gate house and icehouse. The modest cottages used simple forms and incor- porated details that were distilled from the more elaborate designs of the Castle and the managers' houses. Cottage lots on the south end of thc Boulevard have consistent, wide setbacks of about fifty feet where native cottonwood, spruce and aspen trees have now grown large. The Re&tone Inn at the south end of the Boulevard was built for single men and was convenient to the industrial site across the riveL The managers' homes are more substantial and have higher level of&tail, including stone foundations and decorative windows. They all page 4 Village of Redstone Design Guidelines · 2004 Chapter I · Introduction the boulevard in the early !900} fall within the same family of style, though none compete with the mansion itself. The quality of design and workmanship was intended to entice qualified people to fill necessary management posi- tions. Construction & Materials of Historic Buildings Osgood's European taste, along with the construc- tion techniques of the turn of the century, budget and natural constraints, highly influenced the design of the Redstone area buildings. The archi- tects blended elements from many of the popular styles of the day to create a style unique to Redstone. The most dominant elements are English Tudor, such as ornamental half-timbering, stucco, and diamond paned windows. Aspects of Queen Anne, Colonial Revival and Shingle styles were also evident in Redstone's buildings. Cleveholm Manor, the Redstone Inn and the many public buildings used the highest style with the most elaborate materials and costly detail. In the manager level homes, balloon framing was used along with substantial stone foundations. Painted wood clapboards or shingle siding dominat- ed in these two-story homes with gable or gambrel roofs. The long rooflines with usable attic space and dormers gave more living space to these homes. Steps usually led to covered porches with lattice- work underneath, which according to legend allowed evil spirits and poisonous gases to escape fronr under the house. While standard trim was still heavily relied upon for corner-boards and for doors and windows, costlier gingerbread and other decorative trim hinted at the superiority of these structures. Boal & Harnois gained economies of scale by using the same basic design for each of the workers' cot- tages with minor individual variations in order to keep the costs low. The cottages along the Boulevard had about 700 square feet of interior floor area and were generally one story in height (about seventeen feet tall). Most were topped by shallow, sloping, wood-shingled hip roofs and had brick chimneys. They sat on minimal foundations, using local fiat rocks to separate them from the dirt. Because of the high water table, the potential for flooding, and large underground rocks, the cottages did not have basements. Cottages had individual board siding, usually clap- board or shiplap, with standard trim around win- dows and at corners to frame the ends of individual boards. Windows were originally double-hung, multi-pane with no shutters.. Nearly all the cot- tages had front steps leading to covered front the gate keepers residence page 5 Village of Redstone Design Guidelines · 2004 Chapter 1 · Introduction porches. The siding and trim were painted primari- ly in light, even pastel, colors. White board fencing ran the length of the Boulevard and reinforced the lincarity and formality of the valley. At the north- east end of town where thc setbacks vary and tend to be narrower, the fences today maintain the origi- nal regularity of the site plan. Redstone Today The rebirth of Redstone over 5ecent years is depen- dant on a new set of economic trends. These trends are reflected in the resulting new construc- tion. Motels, shops and new residences have filled the lots that were vacated by the original cottages on the Boulevard. The popularity of tourism and outdoor activities has sustained Redstone into the 21st century. While there has been significant new construction in Redstone, Redstone's heritage is still visible through the Osgood era buildings that remain. On the Boulevard about twenty-five original cot- tages have been rehabilitated. Many manager hous- es, the Inn and some of the support buildings asso- ciated with the original townsite are still intact. The Castle and a few of its support buildings remain, but many of the large public buildings that provided services for the coke and stone workers have been lost. Redstone is fortunate to have the legacy of Osgood's industrial paternalism and his vision for a comprehensive architectural idea. Combined with the wealth of natural resources and its spectacular setting, this small village is unique among company towns and will continue to tell its story well into the future. the Redstone Inn in the lR50's page 6 /7 Village of Redstone Design Guidelines. 2004 Chapter2 · Working with the Site CHAPTER TWO WORKING WITH THE SITE One of the most charming aspects of Redstone is its pedestrian scale. Various site planning issues are critical to preserving the pedestrian scale that is created and maintained in many ways, including: · The combination of different uses, such as residences, shops, churches, etc. in close proximity to each other; · The arrangement buildings creating "outdoor rooms" and focal points (such as the Redstone Inn at the end of the Boulevard); · The design of buildings and building elements that create dimensions a person can relate to; · The reduction of conflicts between pedestrian and automobile traffic; · The cultivation of a landscape which allows for shading and a visual connection between build- ings. The following guidelines are designed to strengthen these qualities where they have eroded and to ulti- mately enhance the aesthetic and functional envi- ronment of Redstone from a pedestrian standpoint. ]ncltuted in Chapter 2: the crystal river 2.1 SITE PLANNING A. Side Yard Set Backs B. Front Yard Set Backs C. Building Orientation D. Parking E. Driveways E Garages page 8 2.2 SITE ELEMENTS A. Fences B. Fence Materials and Construction C. Lighting D. Signage page 11 2.3 LANDSCAPE DESIGN AND TREES A. Landscaping B. Protection & Replacement of Existing Trees page 14 page 7 Village of Redstone Design Guidelines · 2004 Chapter 2 · Working with the Site Principles: · The site plan should be designed to be consistent with the character of the historic fabric of the town. · The traditional setbacks, the building orientation to the street, and the pedestrian scale of the Boulevard should be respected. · The traditional organization of other areas of the village should be respected. Background: The village of Redstone consists of the Boulevard, the Hill, and the Casde with its supporting build- ings. The Boulevard and thc Hill were thc site of a majority of the housing and services for thc work- ers. The castle and its associated buildings were primarily the realm of Osgood and his family. The Boulevard is strictly confined in a linear pattern between thc river to the west and a steep rise to the east. The distinctive Redstone Inn acts as a focal point at the south end of the Boulevard. Houses were historically arranged perpendicular to the street with simple lawns and front porches. Buildings had generous side yards and facades typi- cally sharing a similar set back from the street. Front yard setback requirements, which were creat- ed after the development of Redstone, do not always co nc~de with the facade line" that has actu- ally been established. The Hill and the areas around the Castle were developed in a more ran- dom pattern, relative to the slope of the hill and the vistas available. This pattern reflects overriding hierarchy set by Osgood's social vision. Garages and driveways were not part of the original town layout. The challenge facing Redstonc today is how best to accommodate the automobile, while preserving historic character. RHPC's aim is to incorporate space for cars in a manner such that their visual impact is minimized. Parking require- ments are based on the use of the site, as listed in the Pitkin County Land Use Code. view of redstone Boulevard circa 1910 page 8 /4 Village of Redstone Design Guidelines. 2004 Chapter 2 · Working with the Site Guidelines: A. Side Yard Set Backs 1. Examine the sideyard setback patterns estab- lished by adjacent lots and maintain the rhythm established by spacing between buildings. Refer to the Pitkin County Land Use Code fbr minimum setback require- ments. B. Front Yard Set Backs 1. For new construction, measure the front set- back of the primary structures on the adja- cent two lots on each side of the subject parcel. If at least 50% of the adjacent build- ings (at least two buildings) are within 2 feet of a common setback line, the new development should also be within 2 £ect of this line. 2. If at least 50% of the adjacent buildings (at least two buildings) are not within 2 feet of a common setback line, refer to the Pitkin County Land Use Code for minimum set- back requirements. Mature trees should not be removed in order to meet this standard. C. Building Orientation on Redstone Boulevard 1. Orient buildings perpendicular to the street. 2. Place the narrow end of the building facing the Boulevard, with the front entry located on that fagade. orient the long ax is perpendicular to t~e street rear of ,~r operty street orientation on the Boulevard find and respect the common set back line established by adjacent buildings page 9 Village of Redstone Design Guidelines · 2004 Chapter2 · Working with the Site D. On Site Parking 1. Usc the Pitkin County Land Use Code to determine thc requirements for commercial and residential parking. 2. Use the alley ro access parking where possi- ble. 3. Cream parking for commercial activities at the rear or side of the building. 4. Accommodate the disabled by referring to the requirements of the ADA section of the International Building Code. 5. Other solutions may be considered for park- ing if they achieve the goals of the RHPC. 6. Any existing parking configurations that are in conflict with this guideline should not be expanded. street accessory building parking at alley access garage)Corn alley rearqlot 12' wide driveway street access garage dC)om main street E. Driveways I. Create a driveway with a maximum of 14' of width. No more than one driveway cut will be allowed for each property. 2. Finish driveways and parking areas with a porous surface such as screened gravel. E Garages 1. Locate garages in accessory structures. 2. Use Section 4.3 for the design of accessory stroctures. a driveway off the Boulevard page 10 Village of Redstone Design Guidelines. 2004 Chapter2 · Working veith the Site 2.2 SITE ELEMENTS Principles: · The pedestrian character of the street should be preserved by limiting the impacts of the auto- mobile on Redstone Boulevard. · The linear pattern of the buildings on the Boulevard should be respected by preserving the historic layout of buildings and thc broad yards of the historic landscape. · The dark night sky should be preserved through the careful use of exterior lighting. Background: Redstone Boulevard organizes the majority of the town site into a simple linear pattern of houses arranged perpendicular to the street with simple lawns and front porches. The Redstone Inn (the largest remaining historic structure on the Boulevard) terminates the south end of the Boulevard. The remainder of the historic town con- sists of houses scattered on the eastern hillside and the buildings that make up the Castle complex. Originally the residential areas of the Boulevard were lined with low fences separating the yards from the street, without obscuring views to the house facades. Although the electric light came to Redstone early in its history, extensive lighting has the potential to heavily impact the character of the historic town. The challenge for the town today is to accommo- date lighting while limiting its impacts. Lighting should be designed for safety and focused down- ward to preserve the view of the night sky. The original Boulevard featured only those busi- nesses that were owned by Osgood and served his employees. The Boulevard today must support many diverse businesses to make Redstone an attractive destination for visitors and to support the local population. Signage creates a lively streetscape and is a desirable element in the landscape, provid- ed that they are compatible with the character of the area. lilacs on the Boulevard page 11 Village of Redstone Design Guidelines · 2004 Chapter2 · Working with the Site Guidelines: 1. Front Yard Fences: From the front property line to the front facade of the building, or from the front property line to a distance 1/3 of the way to the rear lot line whichever is a greater distance from the street, fences should be at least 50% open in character (this means 50% solid and 50% void) and should not exceed 3 feet 6 inches in height. Fence Transition: Where a front yard fence meets a rear yard fence, an area of transition shotfld be created. The transition should begin bchind thc front yard fence line and extend a minimum of 3' back sloping up to the higher rear fence. This area may be solid and should be of similar materials and construction to the rear fence. 3. Rear Yard Fences: From the point described above, in A.2, to the rear of the property line, fences may be built to a maximum height of six feet. This fence area may be solid. B. Fence Materials and Construction 1. Fences should be constructed primarily of wood. 2. Solid hedges should not exceed 3 feet 6 inches. 3. Construct fences so that the finished side of the fence faces out, resulting in a "good neighbor fence." 4. Stone and brick elements may be used for bases but should be kept to a minimum. 5. Chain link fences are discouraged. 6. Boulders should not be used in the place of a C. Lighting 1. All exterior lighting must adhere to the Pitkin County Land Use Code require- ments for exterior lighting fixtures. 2. Limit rhe use of exterior lighting for residen- tial structures to entry lighting as required by the Building Code; minimal downward landscape lighting may be appropriate for walkways. 3. Exterior lighting for commercial structures may include subtle downward architectural lighting, which illuminates elements of the building or a business sign. page 12 Village of Redstone Design Guidelines. 2004 Chapter 2 · Working with the Site 4. Incorporate ail conduit, electrical wires and connections into the design so they are not readily visible. D. Signage 1. All signs must adhere to the Pitkin County Land Use Code requirements for signs. 2. Each sign should be of similar materials and colors as the building it identifies. 3. A sign should compliment the main structure and should not obscure important architec- tural features. 4. Signs that are currently not in compliance should be brought into compliance when the existing sign is altered either to reflect a new business or new owner. j~ont yard fence on the Boulevard make a transition Jgom the Jgont yard fence to the rear yard fence page 13 Village of Redstone Design Guidelines. 2004 Chapter2 · Working with the Site 2.3 LANDSCAPE DESIGN & TREES Principles: · A simple landscape is consistent with the original character of the historic town. · The pattern of significant street trees enhances the pedestrian experience. Background: The town of Redstone is carved out of a wilderness setting and experiences harsh climatic conditions. The careful selection of landscape materials is criti- cal to their success. The use of indigenous plant materials ensures a healthy landscape; however there is the opportunity to introduce some variety with the use of other hardy species. The simple open landscape allows the architectural character of town to be seen from the public way. Allowing front porches and entries to be visible and welcoming helps to preserve an active and interest- ing streetscape. The existing significant street trees encourage walk- ing and add to the quality of the pedestrian experi- ence. They also reinforce the character of the sur- rounding natural landscape. The following guidelines identify issues that are important to thc general character of Redstone, but are advisory only. cottonwoods and aspens on the Boulevard page 14 Village of Redstone Design Guidelines. 2004 Chapter2 · Working with the Site Guidelines A. Landscaping 1. Use vegetation that is native or appropriate to Redstone, including evergreens, pon- derosa pines, aspens and cottonwoods. Several reference books are available that describe appropriate plants for this altitude, and the appendix lists many tree species, some varieties of which are suited to Redstone's growing zone. 2. Leave the front of the house visible from the street by avoiding dense landscaping. 3. Hedges and large boulders are discouraged for the purpose of defining the property. 4. Planting in the riparian area is regulated by the Pitkin County Land Use Code. Consult the code for requirements. B. Protection & Replacement of Existing Trees 1. Every effort should be made to retain existing street trees and significant trees on individ- ual properties, both in terms of the design of the project and during the construction period. 2. If replacement becomes necessary, replace- ment trees should be of the largest practical size with the expectation that it will be a similar size to the original tree at maturity. 3. It is important to choose a variety of plant materials, especially 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 appropri- ate street trees since their shade may create icing conditions. Property owners should respect their neighbors' access to sun and views. generous lawns allow views to buildings on the Boulevard page 15 Village of Redstone Design Guidelines. 2004 Chapter2 · Working with the Site page 16 ~q Village of Redstone Design Guidelines · 200,1 Chapter 3 · Working with Historic Structures CHAPTER THREE WORKING WITH HISTORIC STRUCTURES Additions and alterations to historic structures must be carefully thought out, so as to minimize any required demolition and to create a subtle, but clear distinction between historic and new construction. As a general policy, the RHPC encourages the repair, rather than replacement, of historic building materials and the preservation of historic buildings in their original contexts. Alterations and additions to historic structures should, to the greatest extent possible, enhance thc historic structure -- allowing the structure to con- tinue in a productive use while preserving the character of the community for future generations. House on Redstone Boulevard Included in Chapter 3: 3.1 PRESERVING HISTORIC INTEGRITY A. Preservation of Historic Materials B. On Site Relocation of Historic Structures page 18 3.2 ALTERATIONS TO HISTORIC STRUCTURES A. Repair of Historic Structures B. Alteration of Historic Structures C. Awnings, 5ignage and Other Elements D. Addition of Decks E. Foundations page 20 3.3 ADDITIONS TO HISTORIC STRUCTURES A. Location of the Addition B. Scale and Massing C. Building Character D. Guidelines for Small Additions E. Guidelines for Standard Additions page 23 3.4 ARCHITECTURAL ELEMENTS A. Roofs and Dormers B. Windows and Doors C. Porches and Decks D. Decorative Elements page 25 3.5 HISTORIC OUTBUILDINGS page 27 A. Preservation and Relocation of Historic Outbuildings B. Restoration of Historic Outbuildings page 17 Village of Redstone Design Guidelines. 200,l Chapter3 · Working with Historic Structures 3.1 PRESERVING HISTORIC INTEGRITY Principles: · The planning and execution of a project involving a historic structure should limit the damage to the integrity of the structure. This includes repairs, maintenance, alterations, and additions. · The demolition of original structure and materials should be minimized. Original materials should be preserved to the greatest extent possible. · The original setting and location of the building should be preserved. Background: One of the most important tenets in historic preser- vation is integrity. A building must retain its integrity in order to accurately convey the history that it represents. Integrity is based, in part, on the materials, construction methods, and the details of a historic building. As these elements are removed or replaced, integrity is diminished. It is the goal of the RHPC to ensure that any project involving a historic structure does not diminish the integrity of the building through the loss of original materials. Setting and location are also important aspects of integrity and should be taken into consideration when planning a project with a historic structure. The relocation of a historic structure can alter the context of the building, as well as the original pat- tern of buildings on the street, thereby changing the historic character of the town. This section refers to on-site relocation only. The RHPC will consider on-site relocation on a case by case basis using the following guidelines. Off-site relocation requests detail of the Redstone Inn page 18 Village of Redstone Design Guidelines · 2004 Chapter 3 · Working with Historic Structures Guidelines: A. Preservation of Historic Materials 1. Maintain the original materials to the great- est extent possible. If replacement is neces- sary, new materials should match original materials as closely as possible in order to preserve the historic integrity of the 2. Create simple details to replace original details where they are missing and there is no information about the original appear- ance of that detail. Avoid creating an inac- cnracy about thc original appearance of the 3. Design an addition to minimize the demoli- tion of historic materials. B. On-Site Relocation of Historic Structures 1. Relocation must be in the best interest of the historic structure and will only be considered in extreme circumstances. 2. Relocation may be considered to mitigate deterioration of the structure due to natural conditions. 3. Relocation may be considered to mitigate for the encroachment of contemporary con- struction on the historic structure where no other solution is available. 4. Relocation of historic outbuildings will be considered based on the criteria in section 3.5. detail fivm a Hill house page 19 Village of Redstone Design Guidelines. 2004 Chapter3 · Working with Historic Structures 3.2 ALTERATIONS TO HISTORIC STRUCTURES [ Principles: · Alterations to historic buildings should minimize the damage to the historic building. · Non-characteristic features should not be added to historic structures. · The setting of the historic building relative to the public way should be preserved or improved by the alteration. Background: Because it is critical to preserve the integrity of a historic structure (See 3.1), the term alteration refers both to proposed changes to the structure as well as to repairs that have the potential to erode the historic integrity of the building. Under these guidelines, repair includes: · Exterior maintenance such as: re-roofing, repair or replacement of siding or windows, or repair of dec- orative elements; · Replacement ofwindow~ or replacement of deterio- rated material Under these guidelines, alterations indude: · C~anges to exterior constructions such as decks, awnings or shutters; · Reconstruction of missing historic features when no other construction is proposed. Repair and Alteration proposals must be reviewed by Pitkin County staff and may be forwarded to the RHPC. the Ice House on the Boule~ard note window alterations page 20 Village of Redstone Design Guidelines. 2004 Chapter 3 · Working with Historic Structures Guidelines: A. Repair of Historic Structures 1. When replacing a roof, the new roof should be darker in color than the rest of the building. Dark asphalt shingles is the preferred material. 2. Metal roofs will only be approved in a rusted, dark brown, or dark gray color, with a non- reflective surface. 3. An existing roof that does not meet thc col- oration requirements described above may be replaced in kind if RHPC finds that the color has historical significance to thc building. 4. Replacement of materials may be considered after physical review of the materials and agreement on the specific process for repair, including approval of replacement materials. 5. Restore original windows rather than replace them. Windows that are not original to the building may be replaced with units that comply with the guidelines in the Materials Chapter 5. 6. Original window openings on the principal facades should not be altered. B. Alterations to Historic Structures 1. Preserve original building features. 2. Preserve original surface detailing and its visi- bility. 3. Repair original materials to thc extent possible. 4. Front porches should not be enclosed with walls or screens. 5. Original window openings on the principal facades should not be altered. 6. Non historic decorative elements should not be added to historic buildings. one of the homes on the Boulevard 7. Historic elements that have been lost may be restored under the following conditions: · Photographic evidence should exist which describes thc missing element to an extent that makes accurate reconstruction possible. That evidence should be used to create a plan for reconstruction that will be evaluat- ed by the RHPC. The plao should include ali details, materials and finishes proposed for the reconstruction. · In the absence of photographic evidence, reconstruction may take place provided that the applicant makes a compelling case for the historic accuracy of the proposal. · Reconstructions that are based solely on con- jecture can not be considered. page 21 Village of Redstone Design Guidelines. 2004 Chapter 3 · Working with Historic Structures C. Awnings, Signage and Other Elements Applied to the Building 1. Elements applied to historic buildings should utilize minimal connections to the historic building and limit destruction of historic materials. 2. Awnings and signage should be designed so as to not conceal or damage historic features of the building. 3. Awnings on residential structures should be limited to the rear of the building. D. Addition of Decks I. Decks should be located in the rear of the building so as to have thc least negative impact on the overall character of the building. 2. Decks should be designed to be consistent with the character and scale of thc building, utilizing similar railings, proportions, and materials. 3. Decks on the main level should be within 18 inches of grade. 4. Decks proposed to exceed 18" of grade will be considered on a case by case basis. 5. Decks that are located on upper stories shall be considered on a case by case basis and evaluated for their impacts on the historic structure. Considerations include the fol- lowing: area of deck proposed, complexity of railing and stair details, visibility from thc public way, and materials and finish. preparation for a new foundation E. Foundations 1. New foundations may be added to a historic structure provided that the structure remain in its existing location and that the original relationship to grade is preserved. 2. Areas of Redstone that are in the flood plain require the new floor level of a building to be a minimum of 1' above the flood level. This is the maximum amount of increase in the height of the floor level that will be considered. page 22 Village of Redstone Design Guidelines. 2004 Chapter 3 · Working with Historic Structures 3.3 ADDITIONS TO HISTORIC STRUCTURES Principles: · Additions to historic buildings should be designed to minimize the damage to the historic building. · Additions should be designed to be subservient and sensitive to the original building. · A subtle distinction between old and new should be created and the new addition should not mimicking the original architecture. · The setting of the historic building should be pre- served relative to the public way. Background: Additions should be designed to limit both the visual and physical impacts to a historic structure. Additions can alter the character of historic build- ings through their location, scale, proportion, detail, and materials. Additions may also adversely impact the materials of the historic structure, diminishing the integrity of the building. The various areas of Redstone have specific charac- teristics that are expressive of Osgood's original vision for his development. The hierarchy of building types that express his original social vision can be seen clearly throughout the village. This hierarchy should be respected and used in the design of both additions and new buildings. one of the Hill homes Additions are considered as two types: · SmallAdditions are defined by an increase infloor area of less than 30% of the total original structure. This could include dormers and the reconstruction of a previous small addition. · StandardAdditions will include all other increases infloor area. page 23 Village of Redstone Design Guidelines. 2004 Chapter 3 · Working with Historic Structures Guidelines: A. Location of the Addition 1. Locate an addition to the rear of the historic structure. 2. Minimize the amount of damage to the his- toric structure, both in terms of materials and impacts on form and significant fea- tures. 3. Locate a new addition to replace a non-his- toric addition. B. Scale and Massing 1. Design an addition that does not dramatical- ly alter the scale or form of the historic structure. 2. Design an addition to reflect the massing of the original historic structure. 3. Establish a clear distinction between the forms and planes of the historic building and new construction. use similar roof pitch linking element rearoflot street keepplute height lo w offset wall plane minimize demolition of histeric materials standard addition massing vae sirailar roof pitch ~.~.,...,,....~ linking dement ~ locate addition t rearoflot 15' street minimize demolition of historic materials small addition massing C. Building Character 1. Maintain or compliment the sense of sym- metry or asymmetry as defined by the origi- nal structure. 2. Maintain or compliment the proportions of the historic structure in the design of the new addition. Guidelines for Small Additions 1. Provide a clear separation between the wall and roof surfaces of the historic structure and thc new construction. (greater than one foot) 2. Dormers shall not be added to the historic roof plane. They may be added to areas of previous non-historic construction. Guidelines for Standard Additions 1. Provide a connecting link between the his- toric structure and the new addition that is a minimum of 10' in length. 2. Break down the volume of large additions into modtfles that are sympathetic to the size of the historic structure. page 24 Village of Redstone Design Guidelines. 2004 Chapter3 · Working with Historic Structures 3.4 ARCHITECTURAL ELEMENTS Principles: · Architectural elements should be used to enhance the overall design of the addition this indudes door and window types, door and window pat- terns, and details such as porches, dormers, and decorative elements. · The patterns and level of detail of the historic structure should be respected. Background: Architectural elements play an important role in defining the overall scale and massing of the structure as well as providing design characteristics. Building elements should not simply mimic existing historic elements, but be ele- ments which are compatible but arc of our time. Building elements should be consistent with the complexity and pattern of the historic structure and other historic styles should not be introduced to the project. The various areas of Redstone have different levels of detail relative to Osgood's ideas of social hierarchy. These levels of detail should be respected when designing additions in the district. detail of the Redstone Inn page 25 Village of Redstone Design Guidelines · 2004 Chapter 3 · Working with Historic Structures Guidelines: A. Roof and Dormers i. Design roof forms that compliment the his- toric form, both in complexity and character. 2. Utilize roof pitches that are in a similar range to the historic structure and are appropriate to the new roof form. 3. Design dormers which utilize the guidelines for dormers in Section 6.1. 4. Locate skylights in the rear 2/3 of the structure. 5. Select skylights that are low profile and can be mounted as flush to the roof plane as possible. B. Windows and Doors 1. Avoid alterations to existing window and door patterns in the historic structure. 2. Place windows proportionately around the structure and maintain the established solid to-void patterns. 3. Utilize window types that are compatible with the historic structure. 4. Restore historic windows if they have been altered, enclosed or removed. C. Porches and Decks 1. Historic front porches should not be enclosed. 2. Restore the historic front porch if it has been previously altered, enclosed, or removed. 3. Locate decks to thc rear of the structure, using guidelines on page 22. 4. Design decks to be consistent with the character and scale of the building, utilizing similar railings, proportions, and materials. detail of t~e Redswne Inn D. Decorative Elements 1. Use decorative elements that are consistent with the level of detail that exists on the historic structure. 2. Use decorative elements which are consistent with the overall design of the addition 3. Avoid adding new decorative elements which are not original to the historic structure. page 26 Village of Redstone Design Guidelines. 2004 Chapter3 · Working with Historic Structures 3.5 HISTORIC OUTBUILDINGS Principles: · Historic outbuildings are an important part of the character of the community, and few remain. Background: Historic outbuildings are indicative of the lifestyle of Redstone residents at the turn of the 20th centu- ry and often have elegant proportions and details. The restoration and reuse of these buildings pre- serves the town pattern and adds an element of character which was unique to the time. an original outhouse Guidelines: A. Preservation and Relocation of Historic Outbuildings 1. Historic outbuildings should not be demol- ished. 2. Preserve outbuildings in their original loca- tion to the greatest extent possible. 3. Relocate outbuildings only when it is in the best interest of the preservation of the structure and to a location which is histori- cally appropriate. B. Restoration of Historic Outbuildings 1. Restore deteriorated materials and elements with the assistance of the RHPC. 2. Use photographic evidence to restore missing elements or materials. 3. Restoration of outbuildings should not add non-original elements or details and should not alter the modest character of buildings. page 27 Village of Redstone Design Guidelines. 2004 Chapter 3 · Working with Historic Structures page 28 Village of Redstone Design Guidelines. 2004 Chapter 4 · New Construction in the Redstone Historic District CHAPTER FOUR NEW CONSTRUCTION IN THE REDSTONE HISTORIC DISTRICT New construction should draw references from the historic architecture that defines Redstone; however, new construction should not be an exact replication of historical buildings or elements. Redstone was built at the end of the 1800's and the architecture was influenced by a number of styles popular during the period. While some elements of Queen Anne may be present, they are combined with stronger influences such as Tudor and Colonial Revival. Therefore Neo-Victorian archi- tecture, by itself, is not appropriate. Examine the existing historic buildings to deter- mine the basic characteristics that are repeated in Redstone's historic building stock and respect them in a new design. New construction does not need to be stripped of all detail to the point of being a plain box, but it should not in any way be mistak- en for a historic building. Note the characteristics of the smaller simple houses on the Boulevard when constructing in that area and the mote high style architecture of the manager's houses when developing on the hillside. emp~ ~ton~e Bou~vard Included in Chapter 4: 4.1 NEW CONSTRUCTION A. Scale and Massing B. Simplicity of Form and Pattern C. Simplicity of Details 4.2 ARCHITECTURAL ELEMENTS A. Roof Forras and Dormcrs B. Windows and Doors C. Porches and Decks D. Decorative Elements 4.3 ACCESSORY BUILDINGS A. Location B. Character page 30 page 32 page 34 page 29 Village of Redstone Design Guidelines · 2004 Chapter 4 · New Construction in the Redstone Historic District 4.1 NEW CONSTRUCTION I Principles: · New construction in the district should be designed to create a building that is compatible in scale and massing to the historic buildings. · New buildings should also be respectful and com- plimentary in design to the historic district. · A clear distinction between old and new should be created; simply mimicking historic architec- ture is not encouraged. Background: The Historic District of Redstone was created by a single individual with a singular vision for the com- munity. The original architecture has a distinct style, not found anywhere else. The layout of the town and the hierarchy of building types was spe- cific to Osgood's social vision. New construction within the district should recognize this original vision through buildings that are appropriately scaled and detailed for their location and use. While modern day uses, both commercial and resi- dential, do differ from the original plan for Redstone, new construction should respect and compliment the historic town pattern. detail of the drawings for the Crystal Farm House page 30 Village of Redstone Design Guidelines. 2004 Chapter 4 · New Construction in the Redstone Historic District Guidelines: A. Scale and Massing 1. Create primary and secondary volumes by breaking the massing of new construction down into modules that relate to the typical historic house size in Redstone. 2. Restrict unbroken wall surfaces to be no more than 30 feet in length. 3. Use Iow plate heights on the second level to minimize tall wall planes. 4. Locate garage space in a detached accessory structure. B. Simplicity of Form and Pattern 1. Design the proportions of the building to reflect the proportions of the historic struc- tures in the area. 2. Reflect the Redstone tradition with designs that are simple in form and volume. 3. Respect the simple repetitive pattern of win- dows and doors that is traditional in Redstone's historic buildings. C. Simplicity of Details 1. Respect the hierarchy of building detail that is an essential part of Osgood's original vision for Rcdstone. 2. Respect the unique style of Redstone's his- toric structures and limit architectural refer- ences to other styles of thc period (i.e. Victorian styles). / iff me va~ne / Ty~l allowable square footage contained in a single volume is incompatible in scale and massing with the historic context. Use pm of tho allowable floor moa In a chtaohed mdt divide floor area into multiple volumes to keep massing and scale compatible with the historic context. page 31 Village of Redstone Design Guidelines · 2004 Chapter 4 · New Construction in the Redstone Historic District 4.2 ARCHITECTURAL ELEMENTS Principles: · Architectural elements should be designed to enhance the overall scale and massing of the structure as well as to provide appropriate design characteristics. This indudes, door and window types, door and window patterns, and details such as porches, dormers, and decorative elements. · Architectural elements should not mimic existing historic elements, but be elements which are compatible and respectful of the character of the District. · Architectural elements should respect the patterns and level of detail of the historic structures in the area. Background: Architectural elements play an important role in defining thc overall scale and massing of the struc- ture as well as providing design characteristics. Building elements should not simply mimic exist- ing historic elements, but be elements which are compatible and of our time. Building elements should be consistent with the complexity and pat- tern of the historic structure and other historic styles should not be introduced to thc project. The various areas of Redstone have different levels of detail relative to Osgood's ideas of social hierar- chy. These levels of detail should be respected when designing additions in the district. a detailfivm a house on the Boulevard page 32 Village of Redstone Design Guidelines. 2004 Chapter 4 · New Construction in the Re&tone Historic District Guidelines: A. Roof Forms and Dormers 1. Design roof forms that compliment the forms found in the District, both in com- plexity and character. 2. Utilize roof pitches that are in a similar range to historic structures. 3. Design dormers that utilize the guidelines for dormers in Section 6.1. 4. Locate skylights in the rear 2/3 of the struc- ture. 5. Use skylights which have a low profile and can be mounted as flush to the roof plane as possible. B. Windows and Doors 1. Limit large, undivided areas of glass by utiliz- ing small scale, double-hung or casement windows, with vertical proportions. 2. Design the window pattern to reflect the solid-to-void patterns seen in the historic structures. 3. Design the entry door to face the street. 4. Limit the use of non-orthogonal window units. C. Porches and Decks 1. Create a usable covered front porch on the street facade. The porch must be open on at least two sides and may have screens. 2. Locate decks at the rear of the building. Usc guidelines on page 22. 3. Design thc details of the deck to be consis- tent with the character and scale of thc building, utilizing similar railings, propor- tions, and materials. one of the Hill homes D. Decorative Elements 1. Use decorative elements that are consistent with the level of detail that exists in neigh- boring historic structures. 2. Use decorative elements that provide empha- sis to the public face of the building. 3. Limit the usc of decorative elements which are characteristic of the same period, but not the same style. page 33 Village of Redstone Design Guidelines · 2004 Chapter 4 · New Construction in the Redstone Historic District 4.3 ACCESSORY BUILDINGS Principles: · Accessory structures should have a subservient role to the main structure and be obviously detached. Background: Accessory structures provide opportunities for addi- tional storage, garage space, and accessory residen- tial space. They also serve an important purpose in maintaining scale by allowing more floor area dis- tributed into smaller volumes on the site. Accessory structures include both large garage buildings and small storage structures. A building permit is not needed for an accessory structure that is less than 120 sq.ft., however RHPC approval is needed for all accessory structures. a contemporary outbuilding Guidelines: Location 1. Locate accessory structures at the rear of the site. 2. Limit the visibility of storage sheds from the public way. 3. Use alleyways for access, if possible. B. Character 1. Utilize the guidelines for new construction in the district for the design of garages, acces- sory dwellings, etc. 2. Associate sheds and other storage buildings with the principal structure by using similar design and color scheme. 3. Temporary sheds will be considered on a case by case basis. page 34 q( Village of Redstone Design Guidelines. 2004 Chapter 5 · Materials for Any New Construction CHAPTER FIVE MATERIALS FOR ANY NEW CONSTRUCTION The sclcction of materials can be as important as the scale and massing of a building. Materials can be used to create distinctions between old and new; can be used to create relationships between vol- umes; and to temper or accentuate scale. Materials can be the key to creating compatibility both in additions to historic structures and in new con- struction. a detailj%m a house on the Hill £ncluded in Chapter 5: 5.1 MATERIALS A. F~xterior XVall Materials B. Roof Materials C. Windows and Doors D. Details E. Wall Finishes E Accessories page 36 a detail of the Redstone Inn page 35 Village of Redstone Design Guidelines. 2004 Chapter 5 · Materials for An), New Construction 5.1 MATERIALS Principles: · Materials used in new construction should create compatibility in scale, detail, and quality of finish with the historic building or the district. · Materials should create a dear distinction between old and new. · Materials used in new construction should be appropriate to the style of the building. · Replacement materials should preserve the his- toric integrity of a historic building. Background: Materials consist of all the exterior finishes of a building. As the most visible part of the design, materials play an important role in the physical expression of a building. Historically, the materials are used to impart high or low style relative to the amount of decoration and the level of workmanship associated with the details. The historic material palette is limited and includes horizontal wood clapboard siding, wood shingles, wood double hung windows and asphalt roofing. Stone and other more decorative wood elements are added to the basic palette in the more high style structures. Awareness of the characteristics of each area of the district is an important basis for the selection of materials. the historic Fire House page 36 Village of Redstone Design Guidelines. 2004 Chapter 5 · Materials for An), New Construction Guidelines: A. Exterior Wall Materials 1. Select wall finish materials that are appropri- ate for the District, such as wood clap- boards or lap siding, and wood shingles. 2. Address scale and pattern when selecting siding materials. 3. Choose natural materials, not manufactured ones, for new construction. 4. Logs are not appropriate for locations on the Boulevard. 5. Adobe construction is not appropriate for the District. 6. Brick and stone arc discouraged as a primary wail materiai. 7. Replacement materials used in repair work must match the historic materials in type of material, profile, and quality. 8. Select accent materials that are appropriate for the area of the District. 9. Use of brick and natural stone should be consistent with the level of detail found in the surrounding historic buildings and con- sistent with thc design intent. 10. Other materiais may be considered for accent materials on a case by case basis. 11. Additions to existing log structures may have log elements, provided they meet the guidelines for building elements and addi- tions. a detail of a home on the Boulevard B. Roof Materials 1. Roofs should be darker in color than the rest of the building. 2. Dark asphait shingles is the preferred material. 3. Metal roofs will only be approved in a rusted, dark brown, or dark gray color, with a non- reflective surface. 4. An existing roof that does not meet the col- oration requirements described above may be replaced in kind if RHPC finds that the color has historical significance to the building. page 37 Village of Redstone Design Guidslines . 2004 Chapter 5 · Materials for An), New Construction C. Windows and Doors 1. Paint windows and doors when in dose prox- imity to historic materials. 2. Clad wood windows may be acceptable on new construction. The profile must be approved by the board. Vinyl and alu- minum frame windows arc not acceptable. 3. Use wood framed screen and storm windows on historic windows, metal is not appropri- ate. 4. Metal screens and storms may be appropriate on new construction. 5. Glass block and other exotic materials are not appropriate. D. Details 1. Make any decorative details of wood or other appropriate materials. 2. Demonstrate a similar quality of fabrication as the details found on historic buildings. 3. Use simple metal flues or brick for chimneys. Stonc is not encouraged. E. Wall Finishes 1. Paint wood wall materials. While the RHPC does not approve paint color, simple, restful color schemes are encouraged. 2. Aluminum or vinyl siding is not acceptable as an exterior material on either principal or accessory buildings. E Accessories 1. Design solar panels to be integral to new construction. 2. Solar panels may not be attached to historic structures. 3. Solar panels are subject to review based on their impacts to the individual building and the District. 4. Satellite dishes should be located as far to the rear of the structure as possible, with mini- mai visibility to the street. Satellite dishes do not require approval by the board. a detail of a historic building page 38 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix CHAPTER SIX APPENDIX the Redstone Castle Included in Chapter ~' 6.1 ILLUSTRATED GLOSSARY page 40 6.2 PROCEDURE AFTER APPROVALS page 46 6.3 BASIC MAINTENANCE TECHNIQUES page 47 6.4 PITKIN COUNTY LIGHTING STANDARDS page 48 Excerpts 6.5 PITKIN COUNTY SIGN CODE page 50 Excerpts 6.6 MAP OF THE DISTRICT page 52 page 39 ([~ Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix 6.1 ILLUSTRATED GLOSSARY HISTORIC PRESERVATION TERMS LAND USE CODE TERMS ASSOCIATION Association refers to a link between a historic prop- erty and an event, activity or person. It also refers m an aspect of integrity. HISTORIC SIGNIFICANCE As a general rule in preservation, any structure or portion ora structure which is at least fifty years old may be considered historically significant. In Re&tone thc primary period of significance is the turn of the 20th century, when the town was created. INTEGRITY Integrity is the measure of the wholeness or quality of all of the historic features which make up a building. PRESERVATION The maintenance and repair of existing historic materials and retention of a property~ form as it has evolved over time. REHABILITATION The alteration or addition to a historic property to meet continuing or changing uses while retaining the property's historic character. RESTORATION The repair or recreation of historic elements that have been damaged or removed based on clear evi- dence of the original form. DEMOLITION The total razing of a structure. The total demoli- tion of structures original to or significant to the historical context of Re&tone 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 exist- ing structure. EXEMPT DORMER Dormers are exempt from thc eave height restric- tion. The following diagrams and text define dormers for the purpose of construction in Re&tone. Dormers may be constructed that do not meet these requirements, provided that they are restricted by the eave height. 1. The ridge of the dormer must be separated from the main ridge of the structure by a minimum of 18" 2. Gable dormers must have the same pitch on either side of the ridge and multiple dormers shall keep the same pitch. page 40 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix 3. No dormers may be placed in the first 1/3 of tiao building. An exempt projecting bay may be located on the main facade. 4. Dormers may project from the surface of the main wall provided that they are not located in the first 2/3 of the length of the building 5. hc area of the footprint of the dormer may not exceed 30% of the area of the roof plane upon which it sits. These criteria for dormers are intended to provide guidance for the designe~ Exceptions may be made if the proposed design meets' or exceeds the intent of the relevant guidelines. page 41 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix HEIGHT Height is controlled by a number of methods under thc Land Use Code, depending on the zone district. VC and VR Districts The Pitkin County Land Use Code uses two dimensions to control height in the VC and VR Zone Districts, maximum top of ridge height and maximum top of eave. SETBACK Setbacks determine thc location ora building on its site relative to thc property lines. VC and VR Districts The Pitkin County Land Use Code specifies thc front, side and rear yard setbacks. In addition, a combined side yard setback is specified. ~dde ya~l ~ ×~ r~t ~rd ~tbMk To measure the top of eave, continue the wall plane through the roof assembly and measure from the point on the surface of the roof that intersects with the wall plane. This dimension may not exceed 16', in the VC zone or 14' in the VR zone to grade. To measure thc maximum height, measure from the ridge of the roof 24' to 2' above grade or the finished first floor which ever is more restrictive. Measure the required distance inward from the prop- erty lines to determine the set back location. Setbacks run parallel to the property line. Side yard setbacks have both a minimum on each side and a minimum combined setback. This may result in unequal set- backs. Other Zone Districts in the Area Thc Pitkin County Land Usc Code uses two dimensions to control height; the top of ridge and the mid point of the roof. page 42 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix ARCHITECTURAL TERMS HALF-TIMBERED One of the character defining features of the Tudor style is half-timbering. This detail originated as the result of a medieval construction method. Using large timbers to create a structure's support system left areas of open space that were infilled with wood lath or brick; then covered with a stucco stucco sur- face, creating enclosure and an insulating layer. In the Tudor style thc appearance of half-timbering is decorative and only created on the surface of a traditionally framed building. HUMAN SC, Al .F, "Human scale" describes thc relationship between thc average human body and space. When viewing a room for instance, one can assess its general dimensions by relating to the size of furnishings in thc room or door openings. Human scale in build- ings refers to thc relationship of the components of a building to the human body. NON-ORTHOGONAL WINDOWS Windows which are not rectangular or square are considered non-orthogonaL Some examples: two examples of decorative half timbering page 43 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix PROPORTION Proportion is the size relationship between ele- ments. Proportions may be considered on any scale from a window unit to an entire facade. Many pro- portioning systems exist that give specific numerical values to the relationships. Proportions are easily perceived by thc human eye and can lead to both positive and negative impressions. These guidelines refer to vertical and horizontal proportions. A vertically proportioned building is one where the elements of the building emphasize the vertical lines of a structure. Some building shapes lend themselves to one proportion or another; for example a building with a gable roof tends to be more vertically proportioned where a hipped roof is more horizontally proportioned. When a hipped roof is placed on a vertically pro- portioned structure, it may appear boxy or awk- ward. Proportions should always be carefully considered in the design of a structure and should relate to the historic buildings in the area. SYMMETRY Symmetry describes the organization of the cle- ments of the building or the building as a whole. Symmetry in buildings is usually described as bilat- eral symmetry; where comparable building elements are reflected across a single axis. The use of a couple of strong symmetrical ele- ments can provide an overall sense of symmetry even if some of the subordinate elements are not symmetrical. In this example, the door, window and stair are not symmetrical, but the larger elements of the porch, roof form and chimney location create a strong symmetrical layout. WINDOW TERMINOLOGY horizontal proportions vertical proportions page 44 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix TYPICAL ROOF FORMS hipped roof gable roof clipped gable roof gambrel roof shed roof page 45 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix 6.2 PROCEDURE AFTER APPROVALS RHPC Approval Once you have received yonr development approval at the meeting, you may proceed with thc project. Depending on the scope of work you may or may not need to acquire a building permit from thc County. Projects that do require a building permit will receive a Resolution from the Community Development Department that contains a notice of the approval along with any conditions that the Board has placed on the approval. All drawings that are submitted to the Building Department for review must be consistent with the approval and conditions. Projects that do not require a permit will be issued a letter from the Community Development Department with a copy of the meeting minutes or an acknowledgement of administrative approval. This will also include any conditions of the approval. In either case, the approvals are binding and the project must be carried out in accordance with the approved drawings and descriptions. Changes to Approved Projects It is not uncommon for things to change during the construction period. All changes to the exterior work must be reviewed by thc Community Development Department staff and approved before changes can be implemented. Staff should be contacted to discuss thc change and additional materials describing the change may be requested. Depending on the extent of the change, the staff may forward the materials to the RHPC for approval. Approval of the change will be issued in writing. At the completion of a permitted project, the staff will review the completed work for compliance with the approvals and sign off on the Certificate of Occupancy. Project Monitoring The RHPC may assign a monitor to the project for the purpose of assisting the Community Development Department staff in monitoring the project. A monitor will be a member of the RHPC. All communications regarding the project, however, should still be directed to the staff. No verbal commitments should be made or accepted between the monitor and the contractor or owner. Enforcement Violations shall be enforced in accordance with the provisions of Colorado law and the Pitkin County Land Use Code. All persons are cautioned that sanctions can include revocation and withholding of building permits, injunctive relief, abatement, mandatory removal of improvementi, fees, fines, and other penalties, all as provided by law. page 46 Village of Redstone Design Guidelines, 200,t Chapter 6 · Appendix 6.3 BASIC MAINTENANCE TECHNIQUES Principles: · Proper maintenance of historic structures is the key ro their longevity. Background: All buildings require basic ongoing maintenance, these guidelines are offered as recommendations for owners of historic buildings. Activities in this sec- tion are not reviewed or enforced by the RHPC. Additional information on maintenance techniques for historic structures is available from the Community Development Department. Guidelines A. Typical Repairs 1. Properly prepare surfaces for paint, use the gentlest means possible. 2. Sandblasting, power sanding, and heavy scraping may permanently damage surfaces and result in faster deterioration. 3. Repair deteriorated materials in accordance with these Guidelines. 4. All wood surfaces should receive a weather protective finish. 5. Stone and brick materials should be left unpainted. B. Prevent Demolition by Neglect 1. Stabilize a structure that will remain unused over a long period of time. 2. Protect historic features from deterioration during periods of vacancy. 3. W~nterize vacant structures to limit damage from freezing. additional information on appropriate maintenance techniques is available J~om the National Parks Service web site www. nps.gov the Redstone School - demolished page 47 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix 6.4 PITKIN COUNTY LIGHTING CODE The lighting standards in this section are applicable to all lighting in Pitkin County and no lighting shall be installed or continued that violates the standards of this section. This section contains excerpts from the Land Use Code and is intended to provide an overview only. The full text should be consulted for final design parameters. Excerpts of Chapter 3-110-110 A. Applicability: The lighting standards in this sec- tion are applicable to all lighting in Pitkin County and no lighting shall be installed or continued that violates the standards of this section. Bulb Visibility: All exterior lighting shall be designed so that the bulb (point light source) is not directly visible from adjacent and neighbor- ing properties or public rights-of-way. Light Trespass: Light trespass is defined as the shining of light produced by a light fixture beyond thc horizontal boundaries of the prop- erty on which it is located and vertically above the property. For all types of uses, light level shall be no greater than one-half (0.5) of a foot-candle at the property line. D. Uplighting: Uplighting is only permitted when used as follows: 1. To light a primary entrance, when the lighting fixture is wall-mounted under an architectural element, and 2. To light flags, when no more than two light fixtures per flag are used, with a maximum of 150 watts each. Thc fixture must be shielded such that the point source is not visible outside a fifteen foot (15') radius. E. Highlighting: Illumination of building facades, driveways, and landscaping shall be prohibited. Lighting intended to illuminate the Crystal River or its tributaries shall be prohibited. E Floodlighting: Floodlighting is only permitted when it is down-directed and controlled by a motion sensor that is triggered by activity with- in the owner's property lines. G. Safety and Security Lighting: The use of motion sensors, photocells, or photocell/timers to con- trol duration of nighttime illumination is required for safety and security lighting. In all cases, light intensity shall be limited to between one and two (2) foot-candles. Properties Adjacent to Public Rights of Way: In addition to being in compliance with the above sections, no exterior lighting may be used in any manner that could interfere with the safe movement of motor vehicles on public thor- oughfares. I. Mercury Vapor and Low Pressure Sodium Sources are prohibited from use. J. Non-Residential and/or Mixed Residential and Commercial Fixture Heights and Types: Fixture heights (as measured from grade to the bottom face of a fixture) shall be ten feet (10') or less in height, or the fixture must be fully shielded ("cutoff"), non-adjustable, and down-directed (or building mounted and directed back at a facade). 2. Pedestrian Walkways: The preferred option is for iow-level "bollard" or pipe-mounted fixtures that are fully shielded and down-directed. A maximum of four feet (4') height and mini- mum spacing of twenty-five feet (25'). Lighting page48 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix intensity shall be between one tenth (0.1) foot- candle and one half (0.5) foot-candle K. Signage: The following shall apply to sign illu- mination: 1. Internally-illuminated signs are prohibited. 2. Sign lighting shall be down-directed and shielded from neighboring property and the vision of passing motorists. 3. Total wattage shall not exceed 75 watts for incandescent light sources and 32 watts for flu- orescent sources. L. Linear Architectural Highlighting: Linear light- ing (including neon, fluorescent, rope-lighting, low-voltage striplighting) intended to attract attention or used for identification or advertise- ment shall be prohibited. M. Blinking Lights. Blinking, flashing, moving, revolving, scintillating, flickering, changing intensity and changing color lights shall be pro- hibited, except for temporary holiday displays. N. Exemptions: The following types of lighting installations shall be exempt from the provi- sions, requirements and review standards of this section. 1. Health, Safety and Welfare. If a lighting plan or fixtures are proposed that do not meet this Code but have demonstrable community and/or health, safety and welfare bcncfits, an exemption may be considered. 2. Holiday/Winter Lighting. - Residential: Winter holiday lighting, including but not limited to lighting in outdoor trees, shall be illuminated only between November 15 and January 30. - Redstone Boulevard: Residential and commer- cial winter holiday lighting shall be illuminated only between November 15 and March 30, or as determined by the Redstone Community Association. - The light intensity of all holiday lighting shall not exceed one-half (0.5) ora foot candle at the property line. 3. Approved Historic Lighting Fixtures. Nonconforming lighting fixtures which are consistent with the character of the historic structure may be exempted with approval from the Historic Preservation Officer or Historic Preservation Commission. Approved fixtures shall be consistent with thc architectural period and design style of the structure and shall not exceed fifty (50) watts. 4. Lighting for Temporary Commercial Use/Special Events. Requests for exemptions for lighting associated with temporary commercial uses and/or special events may be applied for under the Temporary Commercial Uses/Special Events procedures in the Land Use Code. Nonconforming lighting: Unless otherwise spec- ified within this section, within three (3) years of December 31, 1999, all outdoor lighting fix- tures that do not conform to requirements of this section must be replaced with conforming fixtures or existing fixtures must be retrofitted to comply. P Lighting plan: Where Scenic Quality policies or regulations are a consideration in land use reviews of proposed development, the Community Development Department has the discretion to require submittal and approval of a lighting plan either as part of the land use review or as a requirement of building permit submittal. page 49 Village of Redstone Design Guidelines · 2004 Chapter 6 · Appendix 6.5 PITKIN COUNTY SIGN CODE The sight standardx in this section are applicable to all signs and the maintenance of signs in Pitkin County. A permit is required for all signs and should be obtained from the Community Development Department. This section contains excerpts/rom the Land Use Code and is intended to provide an overview only. The full text should be consulted for final design parameters. Excerpts of Chapter 3-110-130 A. Applicability: The sign standards in this Section are applicable to all signs and the maintenance of signs. Obtain a development permit for for all signs except local government jurisdictional signs. B. General: Signs shall be prohibited unless permit- tcd pursuant to Subsection 3-110-130(C) or 3- 110-130(D). C. Signs Requiring a Permit: The following is a par- tial list of signs am permitted within all zone districts subject to obtaining a development permit. 1. Pennants, banners and posters advertising a special civic cvent; 2. Free-standing identification signs; 3. Projecting identification signs; 7. Construction and agricultural product signs; D. Signs not requiring permit: A permit is not required to erect signs listed in this Section pro- vided such signs comply with the stated design standards. This is a partial list. 2. Official governmental regulatory signs, government street identifications sign, or governmental signs to warn of danger; 4. ~l~mporary decorations or displays that are clearly inci- dental to and are customarily associated with any nation- al, local or religious holiday or celebration; provided that such decorations are maintained in an attractive condi- tion and do not constitute a fire hazard; 5- Temporary or permanent signs created by public utility companies or construction companies to warn of danger or hazardous conditions, including signs indicating the presence of underground cables, gas lines and similar devices; 8. Mail boxes and house numbers; 9. Religious symbols at a place of worship or at a church owned or operated facility for purpose of worship; 10. On-site and off-site signs advertising garage sales or pet giveaways provided such signs shall be removed within one day of such sale; 1 l. XY/mdow display or merchandise signs that are not visi- ble offthe lot or premises; 12. Other signs not visible off the lot or premises; 13. Political signs, For Sale signs, For Rent signs. E. Design Standards: This Section establishcs the general design standards for ali signs and addi- tional specific standards which apply to indi- vidual types of signs. 1. General Standards: All signs shall comply with the standards in this Section. a. All signs shall comply with height and set- back requirements established for the zone dis- trict in which the sign is located. b. All signs shall comply with the road setback requirements unless a variance is granted, except for directional signs approved by a gov- ernmental entity. c. Signs shall identify only interests conducted on the premises. d. Lettering, including cutout letter signs, shall not exceed twelve inches (12") in height, except for the initial letter of each word which may be eighteen inches (18") in height. e. Signs shall be a minimum of eight feet (8') above grade when located adjacent to or pro- jecting over a pedestrian way. f. In the case of business premises occupied by more than one business entity, the sign area allowed is as if the building were occupied by a single business entity. page 50 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix g. Moving, flashing, portable, unsafe, noise emitting and billboard signs are prohibited. h. Signs illuminated by high intensity, gas-filled lights or strings of lights are prohibited. i. Any light illuminating signs shall be indirect and arranged to reflect light away from nearby properties and the vision of passing motorists. j. The total wattage of all bulbs used for light- ing the face of any sign shall not exceed seven- ty-five (75) watts for incandescent bulbs and forty (40) watts for fluorescent bulbs. k. All metallic surfaces shall be treated in order to reduce thc effects of sunlight reflection on nearby residential properties and/or the vision of passing motorists. 1. Signs shall be removed within thirty (30) days after premises have been vacated. m. Local government jurisdictional signs (appli- cable to incorporated municipalities only) may vary from these general design standards, sub- ject to approval. 2. Flags, Pennants, Banners and Posters Advertising a Special Civic Event shall comply with the general standards above and may be erected two (2) weeks prior to the event and shall be removed within two (2) days after the end of the event. 3. Free-standing Identification Signs shall comply with the general standards above, and shall be larger than two (2) square feet in area, but not exceed ten (10) square feet in area and twelve feet (12') in height. 4. Projecting Identification Signs shall comply with the general standards above, and shall not: a. Be higher than the eave line or parapet wall of the principal building; b. Extend more than four feet (4') from the building wall except where a sign is part of an approved canopy or awning; and c. Exceed ten (10) square feet in area. 5. Wall Identification Signs shall comply with the general standards above, and shall not: a. Be higher than the eave line or parapet wall of the principal building; and b. Contain sign parts, including letters, project- ing more than twelve inches (12") from the building wall. 6. Identification Signs Adjacent to State Highway 82 shall comply with the general standards above and: a. May be used to identify an access road for a business or principal authorized use of the premises where the sign is located; b. May contain lettering on two (2) sides; c. Shall not exceed six (6) square feet and a maximum height of eight feet (8'); and d. Shall be setback at least one-hundred feet (100') from thc edge of the State Highway 82 right of-way. 8. For Sale, Construction and Agricultural Product Signs: In addition to complying with the general standards above, for salc, construc- tion and agricultural product signs shall: a. Be free-standing or a wall sign; b. Not exceed six (6) square feet in total size. c. Shall be limited to one sign per right-of-way on each property frontage. 9. For Rent Signs: For rent signs shall comply with the previous paragraph except signs shall not exceed three (3) square feet in total size. 10. Garage Sale or Pet Giveaway Signs: Garage sale or pet giveaway signs shall not exceed two (2) square feet per face. E Sign Measurement Methodology 1. Sign area is the smallest rectangle which encompasses the facing of a sign and sign struc- ture, provided that cutout letter signs are con- sidered wall signs and their aggregate area shall be credited toward allowable sign area at one and one half (I-1/2) the measured area. Directional signs shall not include the sign structure in measuring the sign area. 2. Ifa sign has two (2) or more faces, the area of all faces shall be totaled to determine sign area. G. Board of Adjustment Variances fbr signs within the setback and/or additional signage. Refer to the full text of the Code for this section. page 51 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix 6.6 MAP OF THE REDSTONE HISTORIC DISTRICT page 52 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix Rcdstone Historic District 1000' perimeter around the boulevard and the Castle properties Redstone, Colorado page 53