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HomeMy WebLinkAboutExhibit C - Insubstantial Amendment to a Commercial Design ApprovalExhibit C: Commercial Design Approval Review Criteria 26.412.060. Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. Guidelines and Standards 1. The Commercial, Lodging and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. Staff Finding: The proposed exterior alteration complies with all relevant Commercial, Lodging, and Historic District Design Standards and Guidelines as determined by the Community Development Director. Staff finds this criterion to be met. 2. All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040.D, Variations. Staff Finding: No variations are required; Staff finds this criterion to be not applicable. 3. Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The applicable Commission must: a. determine that a sufficient number of the relevant guidelines are adequately met in order to approve a project proposal; b. weigh the applicable guidelines with the practicality of the measure. Staff Finding: The Community Development Director identified the appropriate and relevant guidelines that apply to the project and the proposed alterations complies with all guidelines. Staff finds this criterion to be met. Pedestrian Amenity The proposed development meets the requirements of Section 26.412.070, Pedestrian Amenity. Staff Finding: The proposed change to the front entry increases the size of the pedestrian walkway and equally deducts that size difference from the automobile court. Pedestrian improvements and reduction in vehicle centric design will both create a safer pedestrian experience and enhanced entry through further refined articulation by adding a front entry to the pro-shop. No massing changes of the entryway are proposed. Staff finds this criterion to be met. Commercial Design Guidelines: Site Planning & Streetscape 1.3 Landscape elements (both hardscape and softscape) should complement the surrounding context, support the street scene, and enhance the architecture of the building. Exhibit C: Commercial Design Approval Review Criteria Staff Findings: Landscape changes are limited to the two planting areas adjacent to the entry drop-off. Currently, there are planters, and those will be expanded. Existing conifers will remain with addition of aspens, flowering snow crabapple and perennials for ground cover. Landscape elements will enhance the front entry and streetscape and will complement the existing street scene. Staff finds this criterion to be met. 1.4 Where there is open space on a site, reinforce the traditional transition from public space, to semi-public space to private space. Staff findings: There is no open public or semi-public space located on site. Staff finds this criterion not applicable. Street Level Design: 1.15 Incorporate an internal airlock or air curtain into first floor commercial space. Staff findings: The main entry is proposed for window and door upgrades. The single double door will be replaced with two double doors, and the entry will continue to have an airlock. Staff finds this criterion to be met. Materials and Details: 1.22 Complete and accurate identification of materials is required. Staff Finding: Proposed materials are accurately identified and are consistent with the current design. The updates will be of the same style and materials used throughout the building, these include pallet of stacked stone, natural wood posts and beams, metal bracketry and steel and wood trimmed windows. Staff finds this criterion to be met. 1.23 Building Materials shall have these features: • Convey the quality and range of materials found in the current block context or seen historically in the Character Area. • Convey pedestrian scale. • Enhance visual interest through texture, application, and/or dimension. • Be non-reflective. Shiny or glossy materials are not appropriate as a primary material. • Have proven durability and weathering characteristics within Aspen’s climate. • A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials. Staff Finding: All proposed materials meet the requirements of this section. Staff finds this criterion to be met. 1.34 Consider updating windows, doors, and/or primary entrances to better relate to the character area and pedestrian experience. Exhibit C: Commercial Design Approval Review Criteria Staff Finding: The proposed renovation will include an improved front entrance, a new entry to the pro-shop from the front façade, and window and doors along the north façade of the building. These enhancements reflect the current design and meet standards for the character area. Staff finds this criterion to be met. 1.35 Design alterations to relate to the existing building style and form that may remain. Staff finding: The proposed alteration is designed to match existing conditions. Staff finds this criterion to be met.