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HomeMy WebLinkAboutExhibit A HP Guidelines Criteria.312 Hyman Ave Page 1 of 13 Exhibit A.1 Historic Preservation Design Guidelines Criteria Staff Findings NOTE: Staff responses begin on page 12 of this exhibit, following the list of applicable guidelines. 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. 3. Conceptual Development Plan Review b) The procedures for the review of conceptual development plans for major development projects are as follows: 1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. 2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. 3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section. Chapter 1: Site Planning & Landscape Design MET NOT MET 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. 1.5 Maintain the historic hierarchy of spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. 1.7 Provide positive open space within a project site. 1.8 Consider stormwater quality needs early in the design process. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. Chapter 2: Rehabilitation - Building Materials MET NOT MET 2.1 Preserve original building materials. 2.2 The finish of materials should be as it would have existed historically. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.4 Do not use synthetic materials as replacements for original building materials. 2.5 Covering original building materials with new materials is inappropriate. Chapter 3: Rehabilitation - Windows MET NOT MET 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. 3.3 Match a replacement window to the original in its design. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. Chapter 4: Rehabilitation - Doors MET NOT MET 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. 4.5 Adding new doors on a historic building is generally not allowed. 4.7 Preserve historic hardware.MET MET MET MET MET MET Historic Preservation Design Guidelines Review Criteria for 312 W Hyman Ave The applicant is requesting Conceptual Major Development review for restoring the historic resource and a new above grade addition. The proposed design must meet applicable Historic Preservation Design Guidelines. MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET Page 3 of 13 Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET 5.1 Preserve an original porch or balcony. 5.2 Avoid removing or covering historic materials and details. 5.3 Enclosing a porch or balcony is not appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. Chapter 6: Rehabilitation - Architectural Details MET NOT MET 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. 6.5 Do not guess at “historic” designs for replacement parts. Chapter 7: Rehabilitation - Roofs MET NOT MET 7.1 Preserve the original form of a roof. 7.2 Preserve the original eave depth. 7.4 New vents should be minimized, carefully, placed and painted a dark color. 7.5 Preserve original chimneys, even if they are made non-functional. 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. Chapter 10: New Construction - Building Additions MET NOT MET 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. 10.6 Design a new addition to be recognized as a product of its own time. 10.8 Design an addition to be compatible in size and scale with the main building. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. 10.11 Roof forms shall be compatible with the historic building. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET Page 4 of 13 Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. •Building footprint and location should reinforce the traditional patterns of the neighborhood. •Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. •If an alley exists at the site, the new driveway must be located off it. •Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.5 Maintain the historic hierarchy of spaces. •Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semiprivate entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. •Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. •Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. •The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. •Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. •Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. •When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. •Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. •Refer to City Engineering for additional guidance and requirements. Page 5 of 13 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. •Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. •Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. •Retaining historic planting beds and landscape features is encouraged. •Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. •If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. •The removal of non-historic planting schemes is encouraged. •Consider restoring the original landscape if information is available, including original plant materials. 2.1 Preserve original building materials. •Do not remove siding that is in good condition or that can be repaired in place. •Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. •Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. •Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. •Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. •If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. •Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. •If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. •Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.4 Do not use synthetic materials as replacements for original building materials. •Original building materials such as wood siding and brick should not be replaced with synthetic materials. 2.5 Covering original building materials with new materials is inappropriate. Page 6 of 13 •Regardless of their character, new materials obscure the original, historically significant material. •Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 3.1 Preserve the functional and decorative features of a historic window. •Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. •Repair frames and sashes rather than replacing them. •Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. •Enclosing a historic window is inappropriate. •Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. •If the original is double-hung, then the replacement window must also be double-hung. If the sash has divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. •Changing the window opening is not permitted. •Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. •A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. •The historic profile on AspenModern properties is typically minimal. 4.1 Preserve historically significant doors. •Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. •Do not change the position and function of original front doors and primary entrances. •If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. •Previously enclosed original doors should be reopened when possible. Page 7 of 13 4.2 Maintain the original size of a door and its opening. •Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. •A replica of the original, if evidence exists, is the preferred replacement. •A historic door or screen door from a similar building also may be considered. •Simple paneled doors were typical for Aspen Victorian properties. •Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 4.5 Adding new doors on a historic building is generally not allowed. •Place new doors in any proposed addition rather than altering the historic resource. •Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. •A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. •Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. 4.7 Preserve historic hardware. •When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. •On Aspen Victorian properties, conceal any modern elements such as entry keypads. 5.1 Preserve an original porch or balcony. •Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. •Expanding the size of a historic porch or balcony is inappropriate**(HPC to review for this Project) 5.2 Avoid removing or covering historic materials and details. •Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. •Reopening an enclosed porch or balcony is appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. •Match original materials. Page 8 of 13 •When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony •Steps should be located in the original location. •Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. •Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. •If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. 6.1 Preserve significant architectural features. •Repair only those features that are deteriorated. •Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. •On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. •Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. •Match the original in composition, scale, and finish when replacing materials or features. •If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. •The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. •When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. Page 9 of 13 •Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. •Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. 7.1 Preserve the original form of a roof. •Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. •Retain and repair original and decorative roof detailing. •Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. •Overhangs contribute to the scale and detailing of a historic resource. •AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. • 7.3 Minimize the visual impacts of skylights and other rooftop devices. •Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 7.4 New vents should be minimized, carefully, placed and painted a dark color. •Direct vents for fireplaces are generally not permitted to be added on historic structures. •Locate vents on non-street facing facades. •Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. •Reconstruct a missing chimney when documentation exists. 7.7 Preserve original roof materials. •Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. •If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. •Flashing should be in scale with the roof material. •Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non- reflective finish. •Design flashing, such as drip edges, so that architectural details are not obscured. Page 10 of 13 •A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. •A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. •Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. •The material used for the gutters should be in character with the style of the building. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. •A new addition must be compatible with the historic character of the primary building. •An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. •An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. •An addition that covers historically significant features is inappropriate. •Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. •The historic resource must be visually dominant on the site and must be distinguishable against the addition. •The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site-specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a product of its own time. •An addition shall be distinguishable from the historic building and still be visually compatible with historic features. Page 11 of 13 •A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. •Do not reference historic styles that have no basis in Aspen. •Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. •Note that on a corner lot, departing from the form of the historic resource may not be allowed. •There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.8 Design an addition to be compatible in size and scale with the main building. •An addition that is lower than, or similar to the height of the primary building, is preferred. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. •Only a one-story connector is allowed. •Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. •In all cases, the connector must attach to the historic resource underneath the eave. •The connector shall be a minimum of 10 feet long between the addition and the primary building. •Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. •Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. •Locating an addition at the front of a primary building is inappropriate. •Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. •Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. •A simple roof form that does not compete with the historic building is appropriate. •On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. •Loss or alteration of architectural details, cornices, and eave lines must be avoided. Staff Finding: The applicable sections of the design guidelines are as follows: site planning, building materials, windows, doors, roofs, porches, building additions, accessibility, architectural lighting, and mechanical equipment. All relevant Design Guidelines in Chapter 2, 3, 4, 5, 6, 7, 10 and 12 related to the preservation plan need to be reviewed in detail as part of the permit submittals. These chapters will be conditions of final approval. Site and Landscape: Design Guideline 1.6, 1.8, & 1.10 are specific guidelines regarding the site issues needing review. As decided by HPC at the previous meeting, this mid- century modern is to be reviewed with some specific considerations of the time and period of the home. The current entrance is not the original, but restoration does not need to be considered. A pathway leading from the street directly to the entrance is also part of the design guideline that does not need to be applied to this home. In addition to a detailed preservation plan, HPC will want to address the historic resource in the form of gutters, curb heights, landscape materials, path lighting, diminished driveway options, and other similar features. All the features need to be compatible with historic features, and located in areas with the least visual impact when viewing the historic resource. The application includes a secondary entry at the North elevation to accommodate entry from the new garage, which meets the design guidelines. Site will need a study for storm water mitigation, and any additional site features associated with it as stated in 1.8. This will need additional review by the Engineering department at the time of final review. All criteria has been met. . Exterior Elements: Design Guidelines 2.1, 2.2, 2.3, 2.5 and 6.1 address proposed changes in the exterior materials on the East elevation of the historic structure. All previous new materials have been removed. All criteria has been met. Windows and Doors: Design Guidelines 2.1, 3.1-3.6 and 4.5 address the various issues with historic window and door removal, replacement, and changes to the opening size and location on the historic structure. Historic windows must be retained as character defining features, and on landmarked structures missing historic elements must be restored. The historic shutters are a character defining features, critical both to the Chalet style and to the specific historic resource. The shutters are expected to be retained, with any missing shutters to be restored. If any additional design elements, such as original decorative fascia boards, balusters, etc. are found to be damaged or missing, these would also be expected to be restored to the original configuration and match materials in kind as stated by criteria 2.1. Door changes are called out in criterial 4.5, requiring original doors to remain doors, and any new doors to be part of additions. All criteria has been met. Page 12 of 13 Roof: Design Guidelines 7.3, 7.5, 7.7 and 7.10 address the roof, chimney, gutters, and downspouts. 7.3 criteria require skylights and solar panels to be located on additions, new construction, and secondary structures. New roof penetrations are to be limited to vents and flues, commonly combined at one point of penetration whenever possible. While historic chimneys are protected, new chimneys are not encouraged as they are highly visible changing the character of the roof and cause an addition large roof penetration. The more roof alterations, the more loss of historic materials that are critical to the landmarked structure’s integrity. Roof trusses are considered part of the exterior and are thus protected, as are all exterior walls and foundations. HPC indicated at the last meeting that this structure could eligible for the limited use of skylights. All criteria has been met. New Garage Addition: Design Guidelines 10.4- 10.12 are relevant to the proposed addition of the one car garage, located off the alleyway. It is designed to be compatible in size/scale with the historic home. It has a minimal footprint and the design strikes a balance between contemporary and historic features with both form and materials. Fenestration does not match the design of the Chalet style of the main house. Additional information is needed regarding materials to be reviewed for compatibility. Staff finds the design of the new addition to be appropriate and in compliance with relevant design guidelines. In addition, please review Chapter 12 of the design guidelines when designating locations for all utilities, lighting, etc. These details will need to be part of the Major Conceptual design, while aspects may be allowed to be reviewed at final or in the field, such as final specifications for fixtures and materials. In summary, staff recommends approval. Page 13 of 13