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HomeMy WebLinkAboutExhibit B - Final Commercial Guidelines Review CriteriaExhibit __ Gorsuch Haus - Commercial Design Guidelines - Final Review BUILDING DESIGN & ARTICULATION 4.15 To reduce the perceived mass of a building, the design shall respect the natural setting and reflect the human scale and character of the city. The massing of the Gorsuch Haus responds to the steep slopes on site. The lodge continues up the hill but does not exceed the height approved during Conceptual review. The roof form contains a variety of gable roof pitches, dormers, flat roofs, and roof top deck areas that provide articulation in the roof form. The roof form is consistent with the architectural style typical of an alpine resort location. The front entry relates to the street and contains pedestrian scale design elements. The slope facing architectural design elements also provide articulation and reflect a human scaled design. Fenestration, exterior balconies, and architectural details are used to break up the façade and correlate to interior spaces that create visual interest break up perceived massing of the most visible facades. The architectural design uses wood, stone, and metal accents that are consistent with development in Aspen and respond to historic and current architectural trends in Aspen. STREET LEVEL CHARCTER 4.16 Develop the street edge to be visually interesting to pedestrians. The Gorsuch Haus has limited street frontage due to the lot configuration. Only the north façade relates to a street, the rest of the property is surrounded by the adjacent ski slopes. Although only one street facing façade exists, maintaining a visually interesting design on all facades is important given the pedestrian and skier access around the property. The design uses materiality, fenestration, exterior balconies and other design elements to provide articulation and visual interest on all sides of the structure. The main entry uses articulation in the front façade and fenestration to provide visual interest. Other design elements such as a water feature also help to create visual interest in the main entrance area. There is a clear indication of pedestrian access to public or commercial spaces on each side of the structure. Staff finds this criterion to be met. 4.17 A new building should be designed to maintain the stature of traditional street level retail frontage. The subject site is not in a traditional commercial location with traditional street level retail frontage. The north façade faces the street and the primary street facing mass is two stories. The primary entrance to the lodge faces the street and contains a primary entrance that is one story in scale. The commercial spaces on the east that are accessed from the ski slope also provide traditional one-story entrances and fenestration on upper levels that correspond to interior spaces and are designed to relate to the pedestrian experience. Staff finds this criterion to be met. Exhibit __ Gorsuch Haus - Commercial Design Guidelines - Final Review 4.18 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. Floor-to-floor dimensions are 10.5 feet with 9-foot interior ceilings. Staff finds this criterion to be met. 4.19 The retail entrance should be at the sidewalk level. The primary entrance to the lodge is as sidewalk level. Access to the restaurant and bar on the upper levels is provided via an exterior stair and alternate access, including ADA access, to these spaces is provided through the primary entrance off S. Aspen Street. 4.20 Incorporate an airlock entry into the plan for all new structures. An airlock is incorporated in all applicable commercial spaces, including, the main entrance and into the restaurant on the third level. Staff finds this criterion to be met. ROOFSCAPE 4.21 The roofscape should be designed with the same design attention as the secondary elevations of the buildings The roof contains gable, flat roofs, green roofs and roof top decks. Given the location at the base of Aspen Mountain, the roof will be a visible element of the development and it’s important the design is appropriate. The various roof planes and changes to roofing materiality provides articulation and visible interest in the design. Mechanical equipment is shown in less visible locations and are not prominent on the roof. Staff finds this criterion to be met. 4.22 Variation in roof profile should be reflected in both the width and the depth of the roofscape of the building(s). The roof contains a series of gable, pitched and flat roof profiles with gables to break up roof planes. There are breaks in the roof profile as you move from north to south, or uphill, which provides some articulation in the roof form when viewed from the east and west. At the north end of the roof the roof pitch rotates from the prominent roof slope pattern farther down hill which contributes to the visual interest of the proposed roof form. Staff finds this criterion to be met. Exhibit __ Gorsuch Haus - Commercial Design Guidelines - Final Review ARCHITECTURAL MATERIALS 4.23 High quality durable materials should be employed. The proposed materials include wood, stone, and architectural steel accents that are durable and appropriate for the development context. The roof form helps to shield materials that are more prone to weathering. Staff finds this criterion to be met. 4.24 Building materials should have these features: • Convey the quality and range of materials seen historically • Reduce the perceived scale of the building and enhance visual interest of the façade • Convey human scale • Have proven durability and weathering characteristics within this climate Stone, wood, and metal are consistent with materials used in current development trends and historical development patterns in Aspen. Elements of each material that are used differently to provide articulation and tie the design together. Stone is used in areas immediately adjacent to grade which is appropriate given the materials characteristics. The stone eventually transitions to wood, which is a lighter material, and helps to provide articulation of the façade of the building. This also helps to convey a human scale. Stone is used higher on the columns than on the façade of the building which provide visual interest. Metal accents are used throughout the design including in the post and beam design and for downspouts which contributes to the visual interest provided by the design. The materials used are consistent with what is used in alpine environments. Staff finds this criterion to be met. PAVING & LANDSCAPING 4.25 Landscaping and paving should have the following characteristics: • Enhance the street scene • Integrate the development with its setting • Reflect the quality of architectural materials The front façade and main entrance contain a mixture of architectural concrete paved areas, a stone façade, wood accents, landscaping, and a water feature to provide visual interest in the front façade. These elements are used, in addition to articulation of the front façade, and posts and site wall that help to break up the massing of the main entrance and to create a human scaled entrance. The plantings in the main entrance area and cul-de-sac contribute to this design outcome. The plantings used are consistent with natural vegetation in the surrounding areas. The areas surrounding the development beyond the front entry use a mix of paved and stone pedestrian areas, stairs, and walkways. As you transition away from the developed area sod is used to create a transition from developed areas to more natural areas. Beyond the sod area the plantings transition to a mix of wildflowers and native plantings. The planting plan on the east side of the structure is impacted by the ski area and restricts the types of planting that area appropriate. In all other area, shrubs and trees are integrated appropriately. The use of wildflowers and native plantings will help to create an appropriate transition from the developed area to the surrounding natural Exhibit __ Gorsuch Haus - Commercial Design Guidelines - Final Review areas. The City of Aspen Parks Department will continue to work with the Applicant to refine the planting plan so that it is appropriate as the project moves toward building permit issuance. Staff finds this criterion to be met. 4.26 Landscaping should create a buffer between the street and sidewalk. Landscaping is proposed in the middle of the cul-de-sac and between the street and sidewalk. Landscaping areas are proposed at various points within the front entry to help add a natural feel to the design. The plantings include a mixture or ground cover, shrubs, and trees to add depth to the design. Staff finds this criterion to be met.