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HomeMy WebLinkAboutpublication.date.06262004310 East Main Street, Aspen, Colorado 81611 PROOF OF PUBLICATION STATE OF COLORADO } COUNTY OF PITKIN } I, Jenna Weatherred do solemnly swear that I am PUBLISH- ER of the ASPEN TIMES WEEKLY; that the same is a week- ly newspaper printed, in whole or in part, and published in the County of PITKIN, State of Colorado and has a general circu- ration therein; that sam newspaper has been published con- tinuously and uninterruptedry in said County of Pitkin for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advedise- ment; that said newspaper has been admitted to the United States mails as second-class matter under the provisions of the Act of March 3, 1879, or any amendments thereof, and that said newspaper is a weekly newspaper duly qualified for publishing legal notices and advertisements within the mean- ing bf the laws of the State of Colorado. That the annexed legal notice or advedisement was published in t~e regular and entire issue or,every number of said week- ly newspaper for the period of / consecutive insertions; and that the first publication of said notice was fo the issue of said newspaper dated ,'~,..4~5~f~ A.D.,20 ('~t¢ ,and the last publication of said notice was in the issue of said newspaper dated ?LfM~_,., A.D. 20 _~ In witness whereDf I ha.~e hereunto set my hand. - P~l~.~he~'' ~/ Subscribed and sworn to before me, a notary public in and for the County of Pitkin, State of Colorado, this ,;2,~- day of ~ A.D.,20 ~5~. (SEAL) ~ ~ ~ Notary Public My Commission expires ~ DIVISION (Case P017~4) NOTICE oF ~e~nc~ ~r ' 310 East Main Street, Aspen, Colorado 81611 PROOF OF PUBLICATION STATE OF COLORADO } } ss. COUNTY OF PITKIN } I, Jenna Weatherred do solemnly swear that I am PUBLISH- ER el the ASPEN TIMES WEEKLY; that the same is a week- ly newspaper printed, in whole or in part, and published in the County of PITKIN, State of Colorado and has a general circu- lation therein; that said newspaper has been published con- tinuously and uninlerruptedly in said County of Pitkin for a. period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertise- ment; that said newspaper has been admitted to the United States mails as second-class matter under the provisions of the Act of March 3, 1879, or any amendments thereof, and that said newspaper is a weekly newspaper duly qualified for publishing legal notices and advertisements within the mean- ing bf fha laws of the State of Colorado. That the annexed legal notice or advedisement was published in t~e regular and entire issue of every number of said week- ly newspaper for the period of (' consecutive insertions; and that the first publication of said notice was in the issue of said newspaper dated ~'L~O?-¢,~ A.D.,20 (::)~ ,and the last publication of said notice was in the issue of said newspaper dated ~'~3 ~(~ A.D. 20 ~)~ In witness whereof I have h~reunto set my hand. Publish~r/ -._ Subscribed and sworn to before me, a notary public in and for th.~¢, County of Pitkin, State of Colorado, this 5~,~' day of ~ A.D., 20 ~'~__. (SEAL) ~ 2 JO~--/~ Notary Public My Commission expires t~ Saturday-Sunday, June 26-27, 2004 · The Aspen Times PUBLIC NOTRE PLEASE TAKE NOTICE; That the Board et County Commissioners et Pitkin County, Colorado, wfll consider the following Ordinance at the Board's regular meeting in the Plaza 2 meeting room, 530 East Main Street, Aspen, on July 14, 2004 at 2:00 P,M. or as soon thereafter as the conduct of business allows, in the Plaza ! meeting room, 530 East Main Street, Aspen, CO: ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, ~OLORADO, ADOPTING NEW AND REVISED DESIGN GUIDELINES FOR THE REDSTONE HISTORIC DISTRICT Acknowledgemenn Village of Redstone Design Guidelines 23 kandscapc Defign and Trees rhpc purpose & authority I'he Re&tone llistoric District was established by the Pitkin County Board of County Connnissioner* in 1980, and nine years later ihe village of Redstonc was placed on the Nadonal Register of Historic Places. The Re&tone Historic Preservation Commission (RHPC) was established and author ized as a regulatory body by Pirkin Counly in 1994 The l tistoric Preservation Guideflnes we~ original- ly developed in 1980 and rewritten in 1996 through an extensive community process The ceil- teal goal was to provide a t}amework tot 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: · Clari~cation ofguide/ines that have been de. cult to recently ,wnplet,'d rezoningfo, Redstone pageii Getting Started: The first 6rep in any repair, alteration or devegop- mcnt project is to understand what rcgulaum~ apply to the project. Re&tone Historic Preservation Cmmmssmn (RHPC) rcwew ~s required · All exteriol work oil historic slruetures, including · Any exterior changes re historic huil&ngs or new adding windows, ccc · Ali additions et new sheds or bmlmngs ~ me Using the Guidelines: review standards and process Review Standards: Ehe Village of Redstone Design Guideliues are a Thc residents of Re&tone understand and apprec~ ate the importance that hisloty plays in the town's flvabflity and attractiveness Re&tone 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 hmltage. The Historic District il~ Redstone 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 f~ture, at this time the Osgood era is the £ocus of these guidelines. The design guidelines are not meant to deter growth or new construction, bul 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. '[he design guidelines are organized re follow the typical design process, and diifi;rent types o{ projects will utilize dif}erent sections of this document. l'he Historic Preservation Guidelines have been developed in order to set pollci= and goals upon which the RHPC can make consistem, Iitir and eBbcdve decisions. Property owilers are encouraged to fhmiliarize themselves with the guidelines he(ore beginning plans fbr construction, and are also encouraged to employ all architect with experience iu historic preservarion Members of the RHPC and the public should approach the design review process with a willingness to bc flexible and to find mutually acceptable solutions. how to use these guidelines page iii Application Process: The first step ul securing a development approval a pre-application conference not re~ulre~, pul srror~g~y recommended with the Pifldn (]ounty ar 970 920 5526. At that tim( stag'can dc~crihe me application rcqum'ments tot RHPC rewew and 5. T~ emJ~ pme~v~ the a~:~ia~,:m~l ,mq ~ N°a:S on AppIT~ dte'Gulde~ ~nce a co ~mplete appl/cafio~ is ~ecelved by the ami ma? be approved administratively by the Pitldn application reqmrements map of the Redstone fiistoric District · · · · · CHAPTER ONE INTRODUCTION ~ 1 ·/ntreduaWn Re&tone, as with all the communities oftbe Roaring Fork and Crystal River va/leys, owes its off- gins to the wealth of mineral deposits that exist m the region. The mountains of western Colorado were isolated fxom development well into the ~ lSO0's by challenging terrain and weather, but more importandy by the domain of the Ute Indian tribe. As the surveyors of the 1870'sthagan to explore thc area and to ~ecord evidence of the subsurface wealth, the government began to move the Ute Indi~ms out of the valley and on to the reservations in southern Colorado. By 1885 a number of the communities that exist today had been established and the wealth of the area was bringing m a surg~ of population. While silver wa* the economic engine of the upper Roaring Fork valley, coal wa~ the resource that created the village of Rethtone. J.C. O~l & TI~ Fadr Seabm~au John Cleveland Osgood (1851-1926) was born in Brooklyn, New York, and arrived in Colorado in 1882 as an agent of the Chicago, Budlngton and Quincy Railroad. He was sent to investigate coal resources for the purpose of fueling tm/ns. l?ilroads were an essential part of mining opera- nons and throughout westem Colorado in the 1880's, rai/road comgame$ were encouraging expan- sion of rail services to supplement the existing wagon ma&. sgood s first foothokl n the Ceystal River valley fo~ [~..~ ~te~Y~n. was at Coal Basin, a coal-tich a~a 2,000 feet above what is now the vigage of Redsmne. Osgood put. chased tbe da/re' for $500 afld in 1887 orgathzed t, agel Wdlage of Redstone Destgn Guiddines * 20~ Chapter I · lntroduc~on lands in the Crystal River valley and ~ B~in produced a superior coke product While the coal was mined at Coal ~i~in, it was processed into coke at P,e~one..-At fsr~ coal from velley to the COke ovem at,Redarone by teams of horses. In 1892 CF&I in-cqcpomted rail and toll road companies to form thd Crystal River Railway. That line when completeddn 1~00 ran twenty miles to the north to Cathondele and placito. including a nar~w gauge spur tO Coal Much of CF&Ik income carae fram 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 llnesr quality. Osgood opened quarri~on Yule Creek and shipped stone for many important bstild- ings, including the new Colorado state capita/ building in Denver· In addition to the diyerse economic oppottumdes offered in the Crystal River valley, Osgood saw the potential to erea~e a model indum4al community by developing Coalbasin, as a company town based Basi~ narrow gangg ~ ~ miring at P, edstone to on the mod~el of Englith mlnin~ towa~ His goels Early R~tone comlm~l af rng build;,~ ~nd tents were to create desirable amenities for thc workers built on phlfform.be~s, bm Oagood'~ vision of a and to eliminate the unhealthful conditions preva- model company town would again result in a be~er lent in most mining camFs, Osgood £u~ brought living environment for the ]oca{ coke an~ stone the concept of a complete, self-reliant community wod~a. Between 1901 and 1902 about eighty-five for all of the coal miners and their familka to the cottag~ were built in two pha~ for the married town of Codbasin. Alon8 with the residences he worken and t~ir famlliea, lining wha~ i~ now boik community facilities, induding a clubhouse, a Retht~le B~mk'rard. The EI]t Mo~main/tm [now school, a libraxy ~nd a store. Shordy after the silver cra~ of 1892, Which devas. tared much of the economy of the Roaring Foth Dec~ther 14, 1901. Cam~ ami ~ lZ[~mzd Rivet valley, activity picked pp in Red.one. It was that: chosen a: the site for producing coke from Coal ~ (co& and mine wodm~) h~ieve Basin coal and for a t~ tra/ufor site from the Coal struc~ of the coctag~). B~aty has been the page2 - Saturday-Sunday, June 26-27, 2004 · The Aspen Times C23 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 tastet~i litde cottages in different styles, prettily ornamented, comfortably arranged internally and painted in every variety of restful Tbe Re&tone 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 Re&tone added more amenities including a clubhouse with an auditorium, a libraD5 a doctor's office, firehouse. washhouse, bowling alley, stables and garden plots. One mile from the village, Osgood chose m bufld his own home, the luxurious, state ut-file art Clevebolm Manor, overlooking the Crystal valley and his model town. Tbe lit~ of Osgood's company token continued until the sudden dosing of the Coal Basin mines in 1909. As a resuh the population of Reds[one decreased dramatically Osgood tried unsuccessfully to revitalize his Rcdstonc in 1919, continuing to visit thc area lrequently. [:rom 1925 until his death m 1926 he lived at Clcvebolm Manor thll-time. With file closing of the coal mines in 1909 and Osgood's dcaffi in 1926. the town languished and a number of 01c orlghlal buildings were denlolished sprmgs. The beautift~l Crystal River valley with Mount Vigage of Reds[one Design Guidelines · 2004 Reds[one. ]hc main tbomught~re in the village is P. edstonc Boulevard (originally named River Road). Crystal River for about a mile. The core of thc vii- plan for Reds[one also included thc shgse nn thc l'he industrial property, inclumng thc coke ovens and rall lines, was located on thc west side of[be dc[all and the short active 1i1~ of its original econo- page 3 fall ~vithin 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 ifil necessary management posi- tions. Construction & Materla[s of Historic Buildings Osgood's European taste, along with thc construc- tion techniques of the turn of' the century, budget and natural constraints, highly influenced the design of the Reds[one area buildings. The archi- tects blended elements from many of' the popular styles of the day to oeatc a ~tyle unique to Reds[one. Thc most dominant clements are English Ih[dot, such as ornamental baltLtimbering, stucco, and diamond paned windows. Aspects of Queen Anne, Cohmial Revival and Shingle st3'les wcrc a/so evident 01 Reds[one's buildings. In the manager level homes, balloon framing was used along with substantial stone tbundatlons. Painted wood clapboards or shingle siding dominat cd in these two-story homes with gable or gambrel roofs. The long rooflincs wiffi usable attic space and donners gave more living space to these homes. Village of Redstone Design fiuulelines · 2004 Chapter 1 · Introducflon Steps usually led to covered porches with lattice- work underneath, which according m legend allowed evll spirits and poisonous gases to escape from under the house. While standard trim was stfll heavily relied upon for corner-boards and for doors and windows, costlier gingerbread and other decorative trim hinted at the supenority of these Boal & Harnois gained economies of scale by using the same basic dcsign for each of the workers' cot- tages with minor individual variations in order to keep the costs iow. The cottages along thc Boulevard had about 70(I square feet of interior floor area and were generally one story in height (about seventeen tbet tall). Most were rapped by shallow, sloping, wood-shingled hip roog and bad brick chimneys. They sat on minimal fmmdadons. using local flat rocks to separate them from thc dirt. Because of thc high water table, the potential for flooding, and large underground rocks, the co[rages did not have basements. Cottages bad individual board siding, usually clap board or shiplap, with standard trim around win- dows and at corners to frame the ends of individual hoards. Windows were originally double-hung. multi-pane with no shutters.. Nearly all the cot- tagss had front steps lcadlng to covered front page 5 Village o fRet{stone 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 Osgood 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 lslan& They were retained to design all elements of Osgood's model community from his own mansion to the cottages on the Boulevard. The design and construction of most of the 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 ed in all of the elements of the design from the lay- out of community to the levd 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 ovedooking 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 suppott buildings, a farm 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 the Inn at the south end of the Boulevard was built ~o~ substantial and have higher Icw'l of detail, including stone fbundations and dccorauvc windows They all Village of Redstone Design Guidelines ' 2004 Chapter I · Introduction porches. The siding and trim were painted primari- ly in light, even pastel, colors. XX?hite board fencing ran the length of the Boulevard and reinforced the llnearity and formality of the valley. At the north- east end of town where the setbacks vary and tend to bd narrower, the fences today maintain the origi- nal regularity of the site plan. Redsto#e Today The rebirth of Re&tone over recent years is depen- dant on a new set of ecolrlonlic 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 Reds[one into the 21st century. 'While there his been significant new construction in Re&tone, Redstone's heritage is still visible through the Osgnod 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 ci0~ted with the original townsite are still intact. The Castle and a few of its support buildings ' remain, but many of th~ large public buildings that provided services for the coke and stone workers have been lost. Re&tone is fortunate to have the legacy of Osgood's industrial paternalism and his vision for a comprehensive architectural idea. Combined with the ~vealth 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. C24 The Aspen Times. Saturday-Sunday, June 26-27, 2004 Village of Redstone Design Guidelines · 2004 Chapter2 · Working with the Site Village of Redstone Design Guidelines · 2004 Chapter 2 · Working with the Site CHAPTER TWO WORKING WITH THE SITE ()ne of the most charming aspects of Redstone is-its pedestrian scale. X/arious 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; · Fhe 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 tog · The reduction of conflicts between pedestrian and automobile traffic; · The cultivation ora 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. page 8 page 11 Guidelines: A. Side Y~ Set Badm I. Examine the sideyard setback p~tterm estab- lished by adjacent lots and maintain the rhythm establhhed by spacing betmeen buildings. Refel to the Pidfin County Land Use Code for minimum setback require- ment$. C. I~ildlng Ori~ntatlon on Redm~ae Bordev~l 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 fal;ade. orient Om B. Front Yard Set ~ back of the prima~ structures on the adja- cent ~o Io~ on ~ fide of~e subj~t pa~l. If at le~t 50% of the edja~nt bu~- in~ (at l~t ~o budding) a~ ~thin 2 f~t of a common ~diack line, file new d~lopment should al~ be within 2 ~t of ~h line. 2. If at l~st 50% of~e adjacent buildings (at I~st ~o building) a~ nor ~thin 2 f~t of ~t a common ~thack line, rear m ~e PitOn Coun~ ~nd Use Code ~r minimum back ~qui~menn. Mamm ~es shouM not be ~d in o~r to meet thb s~n~ r~rq~otnny orientation f~ the Boulevard find and respect the common set back line established by adjacent b~ilding~ page 7 Village of Redstone Design Guidelines, 2004 Chapter2 · Working with the $ite page 9 2.1 SITE PLANNING Principles: Background: · The site plan should be designed to be consistent with the character of the historic fabric of the · 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. The village of Redstone consists of the Boulevard, the Hill, and the Castle with its supporting build- ings. The Boulevard and the Hi!l were the site of a majority of the housing and services for the 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 the 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 hack from the street. Front yard setback requirements, which were creat- ed after the development of Redstone, do not always coincide with the "facade line" that has actu- ally been established. The Hill and the areas axound the Castle were developed in a more ran- dom pattern, relative to the slope of.the hill and the vistas avaSlab[e. This pattern reflects overriding hierarchy set by Osgood's social vision. Garages and driveways were not part of the original town layouL The challenge facing Redstone 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 t~quire- ments are based on the use of the site, as listed in the Pitkln County Land Use Code. D. On Site Parking 1. Use the Pitkin Count,) Land Use Code to determine the requirement* for commercial and r?idantial parking. acceu garage from ally tnarking at acceu garage from main street width. No more than one driveway cut will be allowed for each property. 2. F!nish driveways and parking areas with a porous surface such as ~creened gravel. 2. Use Section 4.3 for ~e deaign of accessory page 10 5alurday-Sund~ lune 26.2~, 2004 · ~e Mpen T~meg 0~ Village of Redstone Design Guidelines · 2004 Chapter2 · Working with the Site 2.2 SITE ELEMENTS · The pedestrian character of the street should be pr~-~erved 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 the broad yards of the historic landscape. · The dark night sky should be preserved through the careful use of exretior lighting. Background: Redstone Boulevard o~ganizes the malonW of the town site toro 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 r~sidential 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 imphct the character of the historic town The challenge for the town today is to accommo- date lighting while limiting i~ impacts, Lighting thodid be designed for safety and focused down- ward to preserve the view of the night sky. The original Boulevard featured only those busi. nes$~ that wex= owned by Osgood and served his employe~. The Bofilevard today must support m~ny dive~ bmineaaes to make Redstone an attra~ive destination ~or xc~itor* and to support the local population. Signage creates a lively streetscape and i~ a desirable elemeaxt in the landscape, p rovld- ed that they are compatible with the character of the area. pagell Village of Redstone Destgn Guidelines · 2004 Chapter 2 · Working with the Site 4. Incorporate all conduit, electrical wires and connections into the design so they are not readily visible. D. Slgu~ge 1. All signs must adhere to the Pitldn County LandUse Code requirements for slge~. 2. Each s~gn should be of similar materials and colors as the building it identifies. 3. A sign thodid compliment the main sm~ett~ and should rmt obscure iml~ortant archil~- rural features. 6. Signs that a~e currently not in. compliance should be bronght into compliance when the existing sign is altered either m respect a new business of new owner. gagel3 Village of Redstone Design Guidelines · 2004 Chapter 2 · Working with the Site L F~mt YaM Fences: From the front property linc to rig front facade of the building~ or begin behind the fixmt yard fenc~ line and 3. Rear Yard Fences: From the point describod above, in A.2, to the rear of the property line. fences may be built to a m~ximurn height of aLS feet. This fence area may be neighbor fence." 1. All exterior lighglng must adhere to the Pitldn County L~nd Use Code require- merits for exterior lighting fixtures. 2. Limit the 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 walk-ways, 3. Exterior lighting for commercial structures may include subde downward architectural lighting, which illuminates element~ of the building or a businexs sxgn. Village qf Reditone Design Guidelines · 2004 Chapter2 · Working with the Site 2.3 LANDSCAPE DESIGN & TREES Pti~cipk$: · A simple landscape is consistent with the original character of the historic town. Bac~otmd: 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 oppormmty to introduce some variety with the use of other hardy species. The simple open landscape allows the a~chitectaral 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- The existing significant street tr~es encourage walk- ing and add to the quality of the pedestrian experi- ence. They also re'mforce the character of the sur- rounding natund landscape. The following guidelines identify ~ues that a~ important to the general character of ggdstone, but are ath4sory only. page 12 page 14 -.,s~i- Ti~-;Aspen Times · SalurdaySunda~, June 26-27, 2004 Re&tone's growing zone. stxeet by avoidiug'&m;e land.aping. 3. Hedge~ and la~ ~m generous lawm allow views to buildings on the Boulevard village of Redstone Design Guidelines ' ~004 Chapter 3 · Working with Historic Structures 3.1 PRESERVING HISTORIC INTEGRITY Principles: · The planning ann execution of a project involving a historic structure should limit the damage to the integrity o£the structure. This includes repairs maintenance, alterations, and. addirions. · 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- vauon ts integrity. A building must rermn ~rs integrity iff order to accurately convey the history that it represents. Integrity is based, in pan. on the materials, construction methods, and the details of a historic budding As these elements are removed or replaced, intagnty is diminished. It is the goal of the P. HPC 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 mragrity ant should be token into conriderarion when planning a prelect with a historic structure. 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 ~ection refers to on-sire relocation only. The RHPC will consider on-site relocation on a case by case basis using the following geiddines. Page 16 has been intentionally lett blank. pagel5 Village of Redstone Design Guidelines · 2004 Chapter 3 ' Working with Historic Structures pagel8 detail of the Redstone Inn Village of Redstone Design Guiddines · 2004 Chapter 3 · Working with Historic Structures CHAPTER THREE WORI~ING WITH HISTORIC STRUCTURES fi.~ a ~eaeral policy, the RHPC encourages the rep~ur, rather than replacement, of historic building materials and the preparation of hlatoric buildings in their original c~ntexts. pagel7 Guidelines: A. Ptesesvafion of Hi~ori~ Materials ~t~ ~ dos~y ~ p~ible in oM~ to tion of histom ~teriMs. detail from a Hill house ?~gel9 Saturday.~nd~ June 26-27, 2004 · The Aspen Times 'C'~? Village of Redstone Design Guidelines · 2004 Chapter 3. Wor~ing with Historic Structures Village of Redstone Design Guidelines · 2004 chapter3 . Working with Historic Structures 5.2 ALTERATIONS TO HISTORIC STRUCTURES Prindples: Under these guidelines, repair includes: · Extedor maintenance such as: m-roofing, mpasr or replacement of siding or windows, or repair of dec- · Replacement ofv, indows or replacement ofdeteria- Under these guidelines, alterations include: · Changes ro ex. thor comrructiom $~ch as decJa. · Reconstruction ofm~ing hi~taric~atures when no Repair ~nd Alteration proposals must be reviewed by Pitkin County staff and may be forwarded to the RHPC. Because it is critical to preserve the integrity ora historic structure (See 3,1). the term alteration refon both to proposed changes to the structure as well as to repairs that have the potentia~ to erode the historic integrity of the building. C. Awnings, S;~ and Other FAem~t$ Applied to the Baildiag 1. Elements applied to historic buildings should utilize minimal connections to the historic bdilding and limit destruction of hlstoric materials. 2. Awnings and stgnage should be designed so as to not conceal or damage historic ~f~atures of the building. 3. Awnings on residential structures should be limited to the rear of the building. D. Addition of Decks 1. Decks should be located in the rear of the building so as to ~ave the lea~t negative impact on the overall charact~ of the building. 2. Decks should be des~gued to be cons~tent with the chaxacter and scale of the buiMing, afilizlng 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 erade will be considered on a case by case basis 5. Decks that are located on upper stories shall be considered on a dase by case basis and evaluated for flaeir impacts on the historic structun~. Considerations include the fol- lowing: a~ea of deck proposed, complexity of railing and stair details, visibility from the public way, and materials and finish pagd20 page 22 1. When replacing a roof, the uew roof shoukl Pr~r~ matefi~. ~ ~n. or ~ g~y ~lbr, wi& a non- oration ~nu d~fi~ ~e ~y ~ ~l~.~d if~PC fin& that ~e including approvM of ~pla~ment materifls building may be replaced wi& udiu that Chapter 5. ~d~ should not ~ altered. 1. Preserve original building features 2. Preserve orlgmal surface detailing aaad its vlsi- 3. Repair original materials to the extent 4. Front porches should not be endosed with 5. Original window openings on the principal facades should not be altered. 6. Non historic decorative elements should not be added to historic buildings 7. Historic dements that have been lost may be restored under the following conditions: · Photographic evidence should exist which describes the missing mement to an extent that makes accurate reconstruction possible. That evidence should be used to create a plan for reconstruction that will oe evmuat- ed by the RJdPC. The plan should include all details materials and finishes proposed for the reconstruction · In the absence of photographic evidence, reconstruction may take place provided that 'the applicint makes a compelling case for the fostoric accuracy of the proposal. · Reconstructions that are based solely on con- ecture can not be considered 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 ~emitive 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 pobllc ~tay, Background: Additions should be designed to limit both the visual and physical impacts to a historic structure. Additions can alter the character ofhistotic build- ings through their location, scale, proportion. detail and materials. Additions may also adversely lmvacr the materials of the historic sr2ructure, diminishing the integrity of the building. The various areas of Redstone have speciilc charac- rerisrlc$ that are expressive of Oagood's original vision for his development. The hierarchy of building typ~ that express~is adginal ~ocial viri~n can be seen dearly throughout the village, This hierarchy should be respected and used in the dessgn of both additions and new buildings. · SmallAdditions are defined by an mcrease tn floor area of less than 30% of the total original structure Thh could include dormers and the recomrruc~on of a previou~ small addition. · StandardAdditiom willinclude all other increases page21 page23 C~ ~e ~n Times · ~amnlay&nday, ]une 2&27, ~004 Village of Redslone Design Guidelines · 2004 C~pter ~ · Working ruth Historic Srrucvares G~id,~mes~ B. ~ and ~.,a.,g 1. D~gn an addition that does aDC d~araatical- ly alter the scak: or farm of chi historic 2. Dr~,n an addition to zgflect tke massing of thc origil~ historic structure. 3. ~ ~ el~ dlatin~on ~n the forms and pl~nca of the historic building arid new cbtlstn~tion. ' rear of~ o~ ~ wdl plane ~naf small addition massing C. Buildlug Character I Maintmn or compliment the sense of sYm- metry or asymmetsy ~s defined by the orig~- 2. Maintain or compliment the proportions of the historic structure in the design of the new addition, Guidelin~ got Small 1 Provide a clear separation between the wall and roof surfaces of the historic structure and the new construction. ~grearer than one foot/ 2. Dormers shall not be added to tnt historic roof plane. They may be added to areas of prevwm non-historic construcnon. Gulddln~s for Smudged Addidmu 1. Provide a connecung link between the his- toric structure and the new addition that is a mmmaum of 10' in length. 2. Break down the volume of large additions into modules that are sympathetic to the size of the historic structure. Village of Redstone Design Guidelines' 2004 Guidelines: A. Roof and Dormers 1. Design roof ~o~'ms that compliment the his- toric form, both in complexity and 2. Utilize roof pitches that are in a similar range tc the new roof form. 3. Design dormers which udlize the guidelines 4. Locate skylights ~n the rear 2/3 of the 5. Select skTlighrs that a~e low profile and can possible. L Avoid alterations to exisnng window and 2. place wthdow~ proportionately around the structure and maintain the established solid 3. Utilize window types that are compatible with the histofi~ structure. a Restore historic windows if they have been altered, enclosed or removed. 1, Historic from porches should not be endosed. 2. Restore the historic from. porch if is has been previously ~ltered, endosed,-or removed. 3 Locate decks to the rear of the structure, using guidelines on page 22. 4. Design decks to be cons~stem with me ' character and scale of the building, utilizing similar railings, proportions, and materials. D Decorative Elements 1. Use decorative elements that are consistent with the level of&tail that exists on the historic structure. 2. Use aecorative 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. page24 Village of Redstone Design Guidelines' 2004 Chapter 3 · Working with Historic Structures 3.4 ARCHITECTURAL ELEMENTS I p~ ~ o~dag ad~ildon dais mdu&s, aVA ~r defining the overall *,:ale and ma~iug of dsc strUCa~ u well as pn,vld~g d~i~ charact~i~ics. Building ekmerm should simply mimic exist!ng h~orlc ekmrn~ 'byt In ale- merits which an~ compatible but ai~ of our ume. com~ dod pattern ofd~ historic , stra~ur~;~n& other historic sfyles should not introda~ to the pro~ect. The varksu~ areas of Redsrone have different levis of'detail relative to Osgood'l ideag of social hierarchy. These levels of&tail ~hould be respected when des~guing additions In the district. page26 Village of Redstone Design Guidelines' 2,004 Chapter 3 · Working with Historic Structures 3.5 HISTORIC OUTBUILDINGS Prinaple~ ~ :- · Histort¢-ootbuilding~ are an importan~part of the charactex of the commuuicy, and few remain. B~m& 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 aesr interest of the preservataln of the structure and to a location which is histori- calLy appropriate. B. Re~toration of Historic Oathuildings 1. Restore deteriorated materials and elements with the assistance of the RHPC. 2. Use photographic evidence ,m restore missing clements or materials. 3. Restoration of outbuilding~ should not add non-original clements or details and should not alter the modest character of buildings page 25 Page 28 has been intentionally left blank. page 27 Saturday-Sunday, June 26-27, 2004 · The Aspen Times C29 CHAPTER FOUR NEW CONSTRUCTION 1N THE REDSTONE HISTORIC DISTRICT historic architecture rhat defines Redstone; hnwevcr, nekv construction should not be an exact replicatinn of historical buildings or elements. Re&tone was built at the end of the 1800's and thc architecture was influenced by a number of styles popular during thc period. While some elements of Queen Anne may be present, they are combined Examine the cxistlng historic buildings to deter- mine the basic characteristics that are repeated in Redstone's historic building stock and respect them Io be stripped of aH detail tn the point of being a plain box, but it shnuld not in any way he mistak- en lb? a historic building Note the characteristics nf the smaller simple houses on the Boulevard when constructing m that area and die mm'c high style archltecmre of ibc managcrk houses when developing on the hillside: Village qf R !ds o Il Design Guidel ~es · 2004 Chapter 4 · New Gmstructiun in the Redstone Histork' Uistrkt Guidelines: A. Scale and Massing 1. Create primary and secondary volumes by breaking thc massing of new construction down into modnles that relate to the typical bistoric hm~sc size in Redstone. 2. Restrict unbroken wall surfaces to be no more than 30 feet in length. 3 Usc low plate heights on the second level to minimize tall wall planes. 4. locate garage space in a detached accessory B. Simplicity of Form and Pattern 1. Design thc pmportinns of the building to reflect the proportions of the historic struc- tures in the area. 2. Reflect the Redstone nadition widl designs that are simple in form and volume. 3. P, espcct the simple repetitive pattern of ~vin- dows and doors that is traditional in Redstone'~ historic buildings. C. Simplicity of Details I Respect the hierarchy of building detail that is an essential part of Osgood's original vision for Redsnme. 2 Respect the unique style of Redstone's his tone structures and limit architectural refer- ences to other styles of thc period (i.e. Victorian styles). Village oj Redstone Design (;uidelines · 2004 Chapter 4 · New (.onstruction in the Redstone Historic Distro t allowable square~otage lontained in a dngle volume is incompatib]r in scale and massing with the h storic context. page 29 page31 Village i}f Redstone Design Guide hex · 2004 Chapter 4 * Hrw Construction in the Redstone Historic l)istrict 4.1 NEW CONSTRUCTION Principles: · Newt ns uc n ledtsnctshoudbe designed to create a building that is compatible in scale and massing to the historic buildings. · New buildings should also be respectful and cum plimentaty 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: lhe Historic District of Redsmne was created by a sltlgle individual with a singular vision for the cum munity. Thc original architecture has a distinct style, not found anywhere else. The ]ayou~ of the town and the hierarchy of building types was spe- cific to Osgood's social vision. Ne;v construction within the district should recognize dds original vision through buildings that are appropriately scaled and detailed for their lncatlon and use. While modern day uses, both commercial and resi dential, do differ from the original plin fnr Re&tone, new cnnstruction should respect and compliment die hlsmric town pattern. Village of Redstone Design Guidelines, 2004 Chapter 4 · New Construction in the Redstone Historic District 4.2 ARCHITECTURAL ELEMENTS Principles: · Architectural clements should be designed to enhance the overall scale and ~nassing of the structure as well as to provide appropriate design characteristics. This includes, door and window types, door and window patterns, and details such as porches, dormers, and decorative elements. · Architectural elements should not minfic existing historic elements, but be elements wbich 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. Thc varkms areas of Redstonc have diffbrent levels of detail relative to Osgood's ideas of sncial blerar thy. These levels of detail should be respected when designing additions ill the district. page 30 page 32 C30 The Aspen Times · SatuMay-Sunday, June 26-27, 2004 Guidelines: A. Roof Forms and Dormers I, Design roof fro'ms that compliment the fbrms found in the District, both in corn plexity and character. 2. Utilize mol pitches that are in a slmdar range to Nsmric structures. 3. Design dormers that utiliz~ tile guidelines durmers in Section 6. I, 4. Locate skylights in the rear 2/3 of thc strut 5. Use skylights which have a Iow profile and can be mounted as flush to the roof plane as pussible, B. Windows and Doors I. L!mit large, undivided areas of glass by utiliz- ing smadl scale, double-hung or casement windows, with vertical proportions. 2. Design the window pattern to reflect thc solid-to-void patterns seen in the historic 3. Design the entry door to face the street. 4. Limit the use of nonmrthogonad window units. Village of Re&tone Destgn Guidelines · 2004 Chapter 4 · New Construetion irt the Redstone ltistoric Distrirt D, Decorative Element~ 1. Use decorative elements that are consistent ~vith the level of detail that exists in neigh- boring historic structures. 2. U~c decorative dements that provide empha- s~s to the public face of the building. 3. limit the use of decorative elements which are characteristic of the same period, but not the same stTle. CHAPTER FIVE MATERIALS FOR ANY NEW CONSTRUCTION Die selection of materials can be as intportant as the scale and massing ora building. Materials can be used to create distinctions between old and new; can be used to create relationships between vol umcs; and to temper or accentuaxe scale, Materials can be the key to creating compatibility both in addirions to historic structures and in new con- Pdlageol e&toneDeslgnGuidehnes.2004 Chapter 5 · Materials fi~r A ny New Construction lqllage of Redstone Design Guidelines · 2004 Chapter 4 · New Construction in the Re&tone 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 addl- tional storage, garage space, and accessory residen tial. spa~'e: They also serve an important purpose in mamtatmng 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 [ess than 120 sq.ft., however RHPC approval is needed for all accessory structures. Guidelines: sory dwellings, etc. 2. Associate sheds and other storage buildings 3. Temporary sheds will be considered on a case page 33 Village of Redstone Design Guidelines · 2004 Chapter5 · Materials fi~r Any M,w Construction 5.1 MATERIALS page35 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 clear distinction between old ~nd new. · Materials used in new construction should be appropriate to the style of the building, · Replacement materials should preserve the his- toric integrity ora historic building. Background: Materials consist of all the exterior finishes ora building. As the :nosr visine 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 derails. 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 axe added to the basic padette in the more high style structures, Awareness of thc characteristics of each area of the district is an important basis for the selection of matedals. page 36 Saturday~Sunday, June 26-27, 2004 · The Aspen Times 03`1 Village o} Redstone Design Guidelines · 2004 Chapter 5 · Materials for An, v New Construction Village of Redstone Design Guidelines · 2004 Chapter 6 · Appendix Guidelines: A~ ~xterior Wall Materlals 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 arc not appropriate for locations on the Boulevard. 5. Adobe construction is not appropriate for the District. 6. Brick and stone are discouraged as a primary wall materiah 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 the design intent, 10. Other materials 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 fbr building elements and addi- tions. B. Roof Materials 1. Roofs should be darker in color than the rest of the building. 2. Dark asphalt 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 rep[aced in kind if RHPC finds that the color has historical significance to the building. CHAPTER SIX APPENDIX Inclw~d in Chapter 6: 6.1 ILLUSTR&TED GLOSSARY page 40 page 37 page 39 Vigage of Redstone Design Guidelines ' 2004 Chapter 5 · Materials for Any New Construction C. Windows and Doors 1. Paint windows and doors ~vhen in close proxP imity to historic materials. 2. Clad wood windows may be acceptable on new construction. The profile ~nust be approved by the boaM. Vinyl and alu- minum frame ~vindows are not acceptable. 3. Use wood framed screen and storm windosvs on historic windows, metal is not appropri- 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 fabricatkm as the details found on historic buildings. 3. Use simple metal flues or brick for chinmeys, Stone 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 accessoty buildings. E Acce.~ories 1. Design solar panels to be integral to new 2. Solar panels may not be attached to historic 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. 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 propP err), and an event, activity or person. It also refers to an aspect of integrity. HISTORIC SIGNIFICANCE As a general rule in preserwation, any structure or portion ora structure which is at least fifty years old may be considered historically significant. In Redstone the primary period of significance is the turn of the 20th century, when the town was INTEGRITY Integrity is the measure of the wholeness or quality of all of the historic features which make up a building. DEMOLITION The total razing of a structure. The total demoli tion of structures original to or significant to the historical context of Redstone is, by policy of the Redstone Historic Preservation Commission, nut permitted. Very limited demolition may be allowed for the purpose of making an addition to the exist lng structure. EXEMPT DORMER Dormers are exempt from the cave height restric tion. The following diagrams and text define dormers for thc purpose of construction in Redstone. Dormers may be constrncted that do not meet these requirements, provided that they are restricted by the cave height. PRESERVATION The maintenance and repair of existing historic materials and retention ora property's form as it has 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. 1. The ridge of the dormer must be separated from the main ridge of the structure by a minimum of 2. Gable dormers must have the same pitch on either side of the ridge and multiple dormers shall keep the same pitch. page 38 page 40 _~'~ ~e As~n Times · 8aturclay-Sund~ June 2~-21, 2004 Village of Redstone Design Guidelines. 2004 Chapter 6. Appendix Village of Redstone Design Guidelines. 2004 Chapter 6 ·Appendtx 3. No dormers may, be placed in the first 1/3 of the building. An exempt projecting bay may be located on the main facade. 5. The area of the 'footprint' of the dormer may not exceed 30% of the area of the roof plane upon which it sits. 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 These criteria d~r dormers are intended to provide guidance for the designe~ ~ceptiom may be made if the proposed design meets or exceeds the intent of the lekvant HALF-TIMBERED One of the character defining features of the Tudor style is half-fimbering. This detail originated as the result ora medieval construction method. Using large timbers to create a structure's support system left areas of open space that were inPdled with wood lath or brick; then covered with a stucco stucco sur- face, creating edelosure and an insulating layer. In the Tudor style the appearance of half-timbering is decorative and only created on the surface of a traditionally framed building. HUMA~ SGALE "Human scale" describes the relationship between the 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 the room or door openings. Human scale in build ings refers to the relationship of the components of a building to the human body. For example NON-ORTHOGONAL WINDOWS Windows which.are not rectangular or ~quare are considered non-orthogonal. Some examples: two exasnples of decorafive half timbering page 41 page 43 Village of Redstone Design Guidelines · 2004 Chapter 6 · Appendix Village of Redstone Design Guidelines · 2004 Chapter6 · Appendix HEIGHT Height is controlled by a number of methods under the Land Use Code, depending on the zone district. SETBACK Setbacks determihe the location of a building on irs site relative to the property lines. VC and VR Dhtricis VC and VR District~ The Pitkin County Land Use Code uses two The P!tldn County Land Use Code specifies the dimensions to control height in the VC and VR front, side and rear yard setbacks. In addition, a Zone Districts, m~ximum top of ridge ~eight and combined side yard s~thack is specified. maximum top ofeave. Measure the required distance inward from the prop- To measure the top of eave, continue the wall plane through the roof assembly and measure feom the point on the surface of the roof that intersects with the wull plane. This dimension may not exceed 16', in the VC zone or 14' in the VR zone to grade. To measure the maximum height, measure from the ridge of the roof 24' to 2' above grade or the finished first floor which ever is more restrictive. Other Zon~ Di~tric~ in the Axe~ The Piddn County Land Use Code uses two dimensions to control height; the top of ridge and the mid point of the roo£ erty lines to determine the set back Location. Setbacks run parallel to the property line. Side yard setbacks have both a minimtun on each side and a minimum combined setback. This may result in unequal set- backs. 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 the human eye and can lead to both positive and negative impressions. These guidelines refer 1o 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 buddiag 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 ora structure and should relate to the historic buildings in the area. SYMMETRY Symmetry describes the organization of thc ele- 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, thc 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 page 42 page 4~ Saturday-Sunday, June 26-27, 2004 o The Aspen Times C33 Village of Redstone Design Guidelines. 2004 Chapter 6 · Appendix TYPICAL ROOF FORMS hipped roof gambrel roof gable roof shed roof clipped gable roof page 45 Village of Redstone Design Guidelines · 2004 Chapter 6 · Appendix 6.2 PROCEDURE AFTER APPROVALS RHPC Approval Once you have received your devdopmcnt approval at thc meeting, you may peocced with the project. Dependiag on thc scope of work you may or may not need to acquire a building permit from the Projects that do require a building permit will receive a Resolution fronLthe 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 subntitted 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. Violations shall be enforced in accordance with the provisions of Colorado law and the Pitkin County Land Use Code. All persons ate cautioned that sanctions can include revocation and withholding of building permits, injunctive relid, abatement, mandatory removal of improvements, fees, fines, and other penalties, all as provided by law. Changes to Approved Projects It is not uncommon for things to change during the construction period. Ail changes to tl~e exterior work must be reviewed by the Community Development Department staff and approved before changes c~n be implemented. Staffshould be contacted to discuss the 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 offon 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 thc Pd~PC. Ail communications regarding the project, however, should still be directed to the staff. No verbal commitments should he made or accepted between the monitor and the contractor or owner. Village of Redstone Design Guidelines · 2004 Chapter 6 . Appendix 6.3 BASIC MAINTENANCE TECHNIQUES Principles: · Proper mainrenanee of historic structures is the key to their longevity. Background: Ail buildings require basic ongoing maintenance, t~ese guidelines are ofthred as recommendations for owners of historic buildings. Activities in this sec- tion are not revie~ved or enforced by the iLHPC. Additional information on maintenance techniques for historic structures is available from the Community Development Department. Guidelines A. Typical Repairs I. Properly prepare surfaces for paint, use the gentlest means possible. 2. Sandblasting, power sanding, and heavy scraping may permanendy damage surfaces and result in faster deterioration. 3. Repair deteriorated materials in accoMance with these Guidelines. 4. Ail wood surfaces shoutd 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. Winterize vacant structures to limit damage from freezing. additional in~rmation on appropriate maintenance techniques is available flom the National Parks Service web site wwuznps.gov Vdlage oJ Redstone Desegn Guidelines · 2004 Chapter 6 · Appendix page 47 Pages 48 through 51 contain excerpts of the Pit kin County Sign Code and the Pit kin County Lighting code, which have previously been noticed and published. 6.6 MAP OF THE REDSTONE HISTORIC DISTRICT page 32 Redstone Historic District 1000' perimeter around thc boulevard and the Castle properties , Village of Redstone Design Guidelines · 2004 Chapter6 . Appendix ~ton¢, Colorado page 53 _ 70) 920-1700 ~9~bllshed ~TheAspenTimes on .lunelg, 26, J~- publlsl,~cilnTheA.spen Times on June26,.luly3, ~/3. 10 2004.0605) 2004. (2839) PUBLIC NOTICE NOTICE OF PUBLIC TRUSTEE SALE WHEREAS, Peter R. WoUord by Deed of Trust dated March 19, 20()3 and Recorded March 19~ 2003 at Reception No 480214 conveyed to the (2845) PUBLI(' NOTICE PLEASE TAKE NOTICE that ROLL fig- TERNATIONAL CORPORATION has liled a ['fill- PARCELS 2 AND 3. STILLWATER