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HomeMy WebLinkAboutExhibit A.2_Commercial Design ReviewExhibit A.2 Commercial Design Review Staff Findings Page | 1 Sec. 26.412 – Commercial Design Review The scope of work proposed in this application triggers a Substantial Amendment for Commercial Design Review, pursuant to Land Use Code Section 26.412.090.b. While certain Commercial Design Review standards apply, many do not. As provided per Land Use Code Section 26.412.040.e, Combining of Reviews, the Community Development Director has determined that consolidating Conceptual Design and Final Design is appropriate. For simplicity, only the applicable design standards/guidelines are included in this review. CONCEPTUAL DESIGN  General Standards and Guidelines  Site Planning & Streetscape: 1.4 Where there is open space on a site, reinforce the traditional transition from public space to semi-public space to private space. Seasonal structures – Staff findings: The seasonal structures will be located within the confines of the resort behind tall prominent walls. These structures are limited to courtyards that are sunken down below landscaping features and other elements that shield them from surrounding public right-of-way. These improvements will not detract from the transition between public space/semi-public space to private space. Staff finds this criterion met. 1.6 When a building facade is set back, define the property line. Review the context of the block when selecting an appropriate technique. Seasonal structures – Staff findings: The proposed seasonal structures are sufficiently setback in a manner that has no bearing on defining the property line. Staff finds this criterion to be not applicable.  Building Mass, Height, and Scale: 1.10 A new building should appear similar in scale and proportion with buildings on the block. Seasonal structures – Staff findings: While the seasonal structures are not permanent, they will be erected for up to one third of any given year (150 days). The mass, height and scale of these improvements should be considered. The locations, size and scale of these structures are not of concern to staff. They are setback back from adjacent rights-of-way, are situated behind existing four-story walls of the resort. The scale and proportion of these structures is negligible as they will not be visible from the surrounding neighborhood. Staff finds this criterion to be met. Exhibit A.2 Commercial Design Review Staff Findings Page | 2 1.12 On lots larger than 6,000 sq. ft., break up building mass into smaller modules. Seasonal structures – Staff findings: The seasonal structures will provide additional perceived building articulation as viewed from within the confines of the resort. Staff finds this criterion to be met. 1.19 Use materials that complement the design of the building façade. Seasonal structures– Staff findings: The structures proposed by the Applicant are made from canvas and plastic. These are not considered high-quality materials as they lack the proven durability and weathering characteristics suitable for a mountain climate. However, the prominent walls of the resort and landscaping throughout the property will do a good job of shielding the view of these structures from the street, so concerns related to neighborhood impact are reduced. Given the inherent temporary/seasonal nature of the materials, staff believes it is appropriate to allow these improvements. Staff finds this criterion to be met.  Materials & Details: 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. • A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials. Seasonal structures– Staff findings: The structures proposed by the Applicant are made from canvas and plastic. These are not considered high-quality materials as they lack the proven durability and weathering characteristics suitable for a mountain climate. However, the prominent walls of the resort and landscaping throughout the property will do a good job of shielding the view of these structures from the street, so concerns related to neighborhood impact are reduced. Given the inherent temporary/seasonal nature of the materials, staff believes it is appropriate to allow these improvements. Staff finds these criteria to be met. Exhibit A.2 Commercial Design Review Staff Findings Page | 3  Mountain Base Character Area Standards/Guidelines: 6.2 Place building into the topography to minimize visual impacts from downtown and to reinforce strong relationships to the mountain. Seasonal structures– Staff findings: The locations of the proposed structures within the confines of the resort will shield them from view from surrounding streets and the downtown area. Staff finds this criterion to be met. 6.3 Minimize retaining walls. When retaining walls are necessary, integrate them into the architecture. Fence height variation – Staff findings: Although the existing retaining walls are not being manipulated, the request is to increase the height of the walls through adding 42” fencing. Adding additional height of a different material, wrought iron, does not integrate them into the existing architecture which is brick materials. Staff finds this criterion to be not met. 6.4 Incorporate open space into building placement and site design. Seasonal structures- Staff findings: There are currently four open courtyards located between buildings. Portions of these spaces will be occupied by seasonal structures. While some existing open space will be reduced, based on the size and locations of structures from previous years, staff believes sufficient open space will remain. Staff finds this criterion to be met. 6.6 Create intersect along the street, for instance by providing places for the public to sit. Fence height variation – Staff findings: Staff finds the added height, between 6’ – 10’ along the length of 290 feet, does not create intersect along the street. Staff finds this increase height decreases the pedestrian intersect from the street with the St. Regis. Staff finds this criterion to be not met. FINAL DESIGN An application for a final development plan shall include: 1. The general application information required in Section 26.304.030 of this Title. 2. A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements, proximity to any preserved view planes, and predominant site characteristics. 3. Final scaled and dimensioned drawings of all proposed structures and/or additions included as part of the development. 4. An accurate representation of all major building materials to be used in the development, depicted through samples or photographs. 5. Visual depiction of the proposed building in the context of the overall block. 6. A statement, including narrative text or graphics, indicating how the final design conforms to representations made or stipulations placed as a condition of the Exhibit A.2 Commercial Design Review Staff Findings Page | 4 approval of the conceptual design. Staff may request specific additional materials, including 3-D computer modeling. 7. Final landscape and lighting plans. Staff findings: As previously mentioned, although a Substantial Amendment for Commercial Design Review is triggered, the Community Development Director has determined that a consolidated review is warranted, which means a single application and review is acceptable. Given the relatively limited scope of work proposed in the application, scaled dimensional drawings of structures, landscape and lighting plans, and 3-D modeling are not needed. The ordinance does include a condition of approval requiring an updated site plan depicting the footprint of the proposed fence along with top of wall/bottom of wall identified. Staff finds these criteria to be met.