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HomeMy WebLinkAboutExhibit A Design Guidelines.413 E Main St Page 1 of 8 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. Page 2 of 8 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. 1.8 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. 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. 10.6 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. • 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. Page 3 of 8 • 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. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition can not be placed in a location where these relationships would be altered or obscured. 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 eavelines must be avoided. 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. • All new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. Staff Finding: Staff finds that the proposed porch does not directly impact the historic resource and adequately meets the guidelines in that it reflects the historic property line, aligns with the height of other ground floor features of the building, and has a roof form and materiality that are similar to the surroundings. Staff finds that the Historic Preservation Design guidelines are met. ___________________________________________________________________________________ ___________________________________________________________________________________ 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. Page 4 of 8 Page 5 of 8 Relevant Commercial, Lodging, and Historic District Design Standards and Guidelines: General Guidelines 1.4 Where there is open space on a site, reinforce the traditional transition from public space, to semi-public space to private space. • This may be achieved through a fence, a defined walkway, a front porch element, covered walkway, or landscape. 1.6 When a building facade is set back, define the property line. Review the context of the block when selecting an appropriate technique. Examples include: • A fence which is low in height and mostly transparent so as to maintain openness along the street. Page 6 of 8 • Landscaping, though it may not block views of the architecture or a Pedestrian Amenity space. Hedgerows over 42 inches are prohibited. • Benches or other street furniture. 1.22 Complete and accurate identification of materials is required. • Provide drawings that identify the palette of materials, specifications for the materials, and location on the proposed building as part of the application. • Physical material samples shall be presented to the review body. An onsite mock-up prior to installation may be required. 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. Commercial Core Historic District 2.3 Development should be inspired by traditional late 19th-century commercial buildings to reinforce continuity in architectural language within the Historic District. Consider the following design elements: form, materials, and fenestration. Pick two areas to relate strongly to the context. • When relating to materials, use traditional application of materials commonly found in the Historic District, such as wood, brick and stone, and use similar texture and color to the historic context. • When relating to fenestration, large vertical windows on the ground level and punched vertical openings on upper levels, with a similar solid to void ratio, are appropriate. • When relating to form, note that rectangular forms are predominant with limited projecting or setback elements. Most roofs are flat, but some gables are present and these may be a reference for new design. 2.12 Maintain an architectural distinction between the street level and upper floors. • Material changes, placement of fenestration, and architectural details may be appropriate tools to differentiate between floors. 2.14 Architectural details should reinforce historic context and meet at least two of the following qualities. • Color or finish traditionally found downtown. • Texture to create visual interest, especially for larger buildings. • Traditional material: Brick, stone, metal and wood. • Traditional application: for example, a running bond for masonry. Pedestrian Amenity PA1.1 Maximize solar access to Pedestrian Amenity space on the subject property. Page 7 of 8 • At grade Pedestrian Amenity on the north side of the street is discouraged, except when providing a front yard along Main Street. PA1.5 Street level Pedestrian Amenity areas shall be open to the sky. • Direct access to the Pedestrian Amenity from the street is required. • A street level Pedestrian Amenity space may be covered, subject to HPC or P&Z approval. If the space is covered, the street-facing portion shall be entirely open. PA1.6 Design meaningful street level space that is useful, versatile, and accessible. • Small unusable spaces are inappropriate. • Consider providing space for future outdoor merchandising or restaurant seating opportunities when designing the space. • Providing good solar access, capturing mountain views, and providing seating is recommended. • Do not duplicate existing nearby open space. • Storage areas, delivery areas, parking areas, or trash areas are not allowed uses within Pedestrian Amenity space. PA1.7 Design amenity space that enhances the pedestrian experience and faces the street. • On corner lots, Pedestrian Amenity space may be considered on side streets or adjacent to the alley rather than facing primary streets. PA1.8 Street level Pedestrian Amenity space should reinforce the property line. Consider the context of the block when selecting an appropriate technique. Examples include: • Overhangs: A cantilevered roof or retractable awning that stretches to the property line. • Fences: A low fence, mostly transparent, that allows views into the Pedestrian Amenity space. • Landscape: Low planter boxes. If including trees, the mature tree canopy size should not prohibit views into the amenity space. Hedgerows over 42 inches are prohibited. • Street Furniture: Permanent, fixed benches or other pedestrian-related elements may be considered to establish property lines. • Surface Material: A change in hardscape material to differientiate between Pedestrian Amenity and right-of-way. Staff Findings: The applicable sections of the Commercial Design Guidelines are General, Commercial Core (CC) Historic District, and Pedestrian Amenity. Staff finds that using the existing Pedestrian Amenity space for outdoor dining has many benefits, creating vitality that enhances the pedestrian experience along this blockface, and providing attractive spaces for people to gather. An overhang to make seating more comfortable is appropriate and typical of Aspen’s downtown, and the proposed porch helps to reinforce the property line as the 19th century Depiction of existing Pedestrian Amenity area Page 8 of 8 development pattern in this neighborhood would have had all buildings placed against the sidewalk. Staff finds though that the covered area is beyond what is needed to shelter the diners and this pushes the flexibility intended in guideline PA1.5. PA1.5 allows HPC to approve a solid roof over a portion of Pedestrian Amenity, which must otherwise be open to the sky. The proposed extent of this roof does not maximize solar access to the space, as required by PA1.1. The property is already at half the size of the Pedestrian Amenity space technically required by the land use code on this site (25%, or 3,000 square feet of area, which is an entire townsite lot.) While that much area vacant ground plane would not be typical of downtown, the concept of Pedestrian Amenity is embraced in the City’s regulations and guidelines and the proposed design, in combination with the trellis that has long been in existence where Mi Chola is located, fills the space too substantially with roofs that may be in awkwardly close proximity to each other. Staff recommends that, to meet the Commercial, Lodging, and Historic District Design Standards and Guidelines, the area of the porch must be reduced to only extend over the seating area proper. This is a simple design revision which can be reviewed and approved by staff and monitor prior to building permit application.