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HomeMy WebLinkAboutExhibit A.DesignGuidelinesCriteria.413 E Main St Page 1 of 4 Exhibit A Historic Preservation Design Guidelines Criteria Commercial Design Guidelines & Standards Staff Findings 26.415.070.C Minor Development 1. The review and decision on the issuance of a certificate of appropriateness for minor development shall begin with a determination by the Community Development Director that the proposed project constitutes a minor development. Minor development work includes: a) Expansion or erection of a structure wherein the increase of the floor area of the structure is two hundred and fifty (250) square feet or less or b) Alterations to a building façade, windows, doors, roof planes or material, exterior wall materials, dormer porch, exterior staircase, balcony or ornamental trim when three (3) or fewer elements are affected and the work does not qualify for a certificate of no negative effect or c) Erection or installation of a combination or multiples of awning, canopies, mechanical equipment, fencing, signs, accessory features and other attachments to designated properties such that the cumulative impact does not allow for the issuance of a certificate of no negative effect or d) Alterations that are made to non-historic portions of a designated historic property that do not qualify for a certificate of no negative effect or e) The erection of street furniture, signs, public art and other visible improvements within designated historic districts of a magnitude or in numbers such that the cumulative impact does not allow for the issuance of a certificate of no negative effect. The Community Development Director may determine that an application for work on a designated historic property involving multiple categories of minor development may result in the cumulative impact such that it is considered a major development. In such cases, the applicant shall apply for a major development review in accordance with Subsection 26.415.07.D. Relevant Historic Preservation Design Guidelines: 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. • 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. Chapter 10: New Construction - Building Additions MET NOT MET 10.6 Design a new addition to be recognized as a product of its own time. Historic Preservation Design Guidelines Review Criteria for 413 E. Main Street The applicant is requesting Minor Development review for this project. The proposed design must meet applicable Historic Preservation Design Guidelines. MET Page 2 of 4 • 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. Staff Finding: The applicable section of the design guidelines for the proposed scope is Chapter 10: Building Additions. Design Guideline 10.6 addresses the topic of design compatibility for additions to landmark structures. The fenestration changes are on the non-historic structure. The design of the non-historic structure relates strongly to form and materials while deviating from fenestration, and staff finds the proposed change to fenestration does not affect overall design compatibility. Staff recommends approval for the changes to fenestration, as proposed. Page 3 of 4 26.412.060. Commercial Design: 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. 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. Relevant Commercial, Lodging, and Historic District Design Standards and Guidelines: 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 a 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. 1.34 Consider updating windows, doors, and/or primary entrances to better relate to the Character Area and pedestrian experience. 2.13 Street level commercial storefronts should be predominately transparent glass: • Window design, including the presence or absence of mullions, has a significant influence on architectural expression. Avoid windows which suggest historic styles or building types that are not part of Aspen’s story. General: Materials and Details MET NOT MET 1.23 Building materials shall have these features (listed): see standard below for details.MET 1.34 Consider updating windows, doors, and/or primary entrances to better relate to the Character Area and pedestrian experience.MET Commercial Core (CC) Historic District: Rehabilitation - Building Materials MET NOT MET 2.13 Street level commercial storefronts should be predominately transparent glass.MET Commerical, Lodging, and Historic District Design Standards and Guidelines Review Criteria for 413 E. Main Street The applicant requests Commercial Design Review approval to to replace existing fenestration that is street-facing.The proposed design must meet all applicable Standardas and Guidelines. Page 4 of 4 Staff Findings: The applicable sections of the Commercial Design Guidelines are the following: General and Commercial Core (CC) Historic District. Design Standard 1.23 deals with the quality of building materials for commercial properties. The proposed fenestration maintains the visual interest of the façade. The proposed doors must be durable for the climate and meet Building energy standards. Design Guideline 1.34 addresses doors and windows for remodel projects. The updated doors and windows relate to the district and support the pedestrian experience. Design Guideline 2.13 speaks to the street level storefronts of commercial properties in the Commercial Core (CC) Historic District. The proposed fenestration is a glass material with a design that is a product of its own time. A compatible street level storefront design is maintained with the proposed change. Staff recommends approval for the changes to fenestration, as proposed.