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HomeMy WebLinkAboutExhibit C_Design GuidelinesExhibit C Commercial Design Review 1 26.412.050. Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. Staff Findings: The application does not fully meet the requirements of Section 26.412.060, Commercial Design Standard, as discussed in the review criteria section following. Staff requires the applicant to re-examine the proposed outdoor areas proposed for public and private uses and to provide more detailed plans for the utility and mechanical equipment on the site. Staff finds this criterion to not be met. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the façade of the building may be required to comply with this Section. Staff Findings: The applicant is proposing an entirely new structure rather than converting an existing structure. Staff finds this criterion to be not applicable. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. Staff Findings: Staff recommends the applicant revisit the review criteria for the Mountain Base Character Area, particularly in regard to access through the site. Staff finds this criterion to not be met. 26.412.060. Commercial Design Standards. The following design standards, in addition to the commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed-use development: A. Public Amenity Space. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. Exhibit C Commercial Design Review 2 On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. Staff Findings: Although public amenity is not a requirement of either the existing zone district (Conservation – C) or the proposed zone district (Ski Area Base – SKI), the applicant is proposing commercial development and lodge uses, and public amenity is a requirement for both of these uses. As a proposed development at the base of a ski lift, creating a vibrant outdoor area for the public and private lodge guests is paramount to creating a successful base area. With changes to the design of the project, the applicant has not addressed how the new configuration of the building and exterior spaces will contribute to the vitality and success of the area. Some features that are provided include: • The Lift Plaza area and stairway but at a smaller scale than originally proposed.; • Improved access to the winter World Cup finish area; • Right-of-way improvements to the terminus of S. Aspen St.; and • The transit stop location at the north side of the property. Staff requests the applicant re-examine the areas that are being considered as public amenity to recalculate the amount being proposed. The transit stop at the north side of the site is located on the pedestrian walkway, which is already being counted as public amenity. The inclusion of the transit stop with bench and trash area would not be counted twice towards public amenity space. Furthermore the transit area is being proposed to mitigate trips to the site, as a requirement of the Traffic Impact Analysis. Likewise, the skier return area called out above as the Skier and Pedestrian Easement through the Mountain Queen Condominium property is essential to the function of the ski mountain and should not be counted towards public amenity space. Lastly, Staff is unclear as to the specific area of the right-of-way improvements to the terminus of S. Aspen St. and is requesting clarification to determine if this space would count towards public amenity for the site. The Lift Plaza area is located on the west side of the building and can be found to count as public amenity space. The area may allow for a variety of uses, such as outdoor seating, concerts, outdoor movies, and other vending opportunities for the public, such as health fairs. The public amenity space proposed as the improved access to the winter World Cup finish area is more limited on its uses outside of the intended winter use. The natural grade in this area is quite steep and does not lend itself to a variety of use possibilities. Exhibit C Commercial Design Review 3 Staff recommends the applicant restudy the on-site public amenity space and work with Staff to accurately calculate what should be counted as public amenity. Staff finds this criterion to not be met. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of- way are encouraged. Staff Findings: The proposed plaza area provides a seating area and potential outdoor dining space. The outdoor plaza has plenty of solar access and a view of the mountain to the south. The subject site is located at the terminus of South Aspen St. Although the area cannot be viewed from the street, the plaza does promote activity in this area of the mountain base but does not engage the street. Staff finds this criterion to not be met. 3. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. Staff Findings: The site is proposed in a unique area that does not have walkways or plazas. The adjacent properties are residential or lodge in use. The proposed plaza area does not duplicate anything found in this area, and will not detract from the pedestrian environment. Staff finds this criterion to be met. 4. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Staff Findings: The applicant is not requesting any variations to the design and operational standards for public amenity. Staff recommends a re-examination of what is being considered by the applicant as public amenity space. Staff finds this criterion to be not applicable. B. Utility, delivery and trash service provision. When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: 1. A trash and recycle service area shall be accommodated on all projects and shall meet the minimum size and location standards established by Title 12, Solid Waste, of the Municipal Code, unless otherwise established according to said Chapter. Staff Findings: The trash/recycling area is proposed to be located at the ground level, off of the cul-de-sac, adjacent to the garage ramp. The application has been reviewed by the Environmental Health Department who have found that the development is subject to the requirements of Lodge development containing Exhibit C Commercial Design Review 4 over 60 rooms and food service. The applicant is required to provide 400 sq. ft. of space to the storage or trash and recycling. Subsection 12.10.0.A(a) of the Municipal Code states the standard configuration of such a space shall be 20’l x 20’d x 10’h. The applicant is proposing a trash/recycling space that is smaller. This configuration will require Special Review from the Environmental Health Dept. prior to approval. Staff finds this criterion to not be met. 2. A utility area shall be accommodated on all projects and shall meet the minimum standards established by Title 25, Utilities, of the Municipal Code, the City’s Electric Distribution Standards, and the National Electric Code, unless otherwise established according to said Codes. Staff Findings: Staff is unable to determine the location of the utility area for this development. Staff finds this criterion to not be met. 3. All utility, trash and recycle service areas shall be co-located and combined to the greatest extent practical. Staff Findings: Staff is unable to determine the location of the utility area for this development. Staff finds this criterion to not be met. 4. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be along and accessed from the alleyway, unless otherwise approved through Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. Staff Findings: This property does not adjoin an alleyway. Staff finds this criterion to be not applicable. 5. All utility, trash and recycle service areas shall be fenced so as not to be visible from the street, unless they are entirely located on an alleyway or otherwise approved though Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All fences shall be six (6) feet high from grade, shall be of sound construction, and shall be no less than ninety percent (90%) opaque, unless otherwise varied through Chapter 26.430, Special Review. Staff Findings: The applicant has indicated this area will be located within the building, and therefore not visible from the street. The area is proposed to be accessed via overhead doors. Staff finds this criterion to be met. 6. Whenever utility, trash, and recycle service areas are required to be provided abutting an alley, other portions of a building may extend to the rear property line if otherwise allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. Staff Findings: This property does not have access to an alley. Staff finds this criterion to be not applicable. 7. All utility service pedestals shall be located on private property. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent Exhibit C Commercial Design Review 5 practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. Staff Findings: The applicant has not indicated the location of utility pedestals to allow Staff to review this criterion. Staff finds this criterion to not be met. 8. All commercial and lodging buildings shall provide a delivery area. The delivery area shall be located along the alley if an alley adjoins the property. The delivery area shall be accessible to all tenant spaces of the building in a manner that meets the requirements of the International Building Code Chapters 10 and 11 as adopted and amended by the City of Aspen. All non-ground floor commercial spaces shall have access to an elevator or dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized as pathways (pedestrian rights-of-way) to meet the requirements of the International Building Code. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. Staff Findings: This property does not have access to an alleyway. A delivery area is proposed at the cul-de-sac at the top of S. Aspen St., adjacent to the ramp for the parking garage. The delivery area appears to allow pull-in access for vehicles. All non-ground floor commercial spaces have access to an elevator for delivery access. Staff finds this criterion to be met. 9. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet shall contain a vestibule (double set of doors) developed internal to the structure to meet the requirements of the International Energy Conservation Code as adopted and amended by the City of Aspen, or an air curtain. Staff Findings: The applicant is proposing a number of air locks for the property. The applicant has indicated these entryways will include an air curtain that meets the International Energy Conservation Code. Staff will require a plan for these air curtains. Staff finds this criterion to not be met. 10. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. Staff Findings: The applicant has indicated mechanical exhausting including parking garage ventilation will occur through the roof and will not output to the street. The applicant has indicated an area on the roof plan dedicated to mechanical equipment, but has not provided any concrete plans indicating area of venting, etc. Staff requires a more detailed plan indicating the location of the venting. Staff finds this criterion to not be met. 11. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. Staff Findings: The applicant has indicated mechanical and ventilation equipment will be accommodated within the structure and will therefore not be visible from the public right- Exhibit C Commercial Design Review 6 of-way or pedestrian level. Staff requires a more detailed plan indicating the location of the venting. Staff finds this criterion to not be met. 12. The trash and recycling service area requirements may be varied pursuant to Title 12, Solid Waste, of the Municipal Code. All other requirements of this subsection may be varied by special review (see Chapter 26.430.040.E, Utility and delivery service area provisions). Staff Findings: The Environmental Health Dept. has indicated the trash/recycling service area should measure 20’l x 20’d x 10’h. The applicant is proposing a trash/recycling space that measures about 6 feet by 16 feet. The applicant is requesting Special Review from Environmental Health to vary the dimensional requirements of the trash/recycling area. Environmental Health has advised the applicant that approval of the proposed configuration and shared space with the receiving area would be contingent upon receipt of plans that indicate this space is for the exclusive storage of trash and recycling and a written commitment that the floor and walls would be painted to ensure this space was reserved for these uses and no other purpose. Staff and Environmental Health require plans for this area prior to any approval of Special Review can be made. Staff finds this criterion to not be met. Mountain Base Character Area Conceptual Review Design Guidelines 4.1 Provide pedestrian ways through a property that will connect to public sidewalks and trails. • The design and layout of a building on a large site should accommodate additional pedestrian circulation links, including walkways to other parts of the street network and to open lands and the public trail system. Staff Findings: A pedestrian walkway is proposed to wrap the entry of the building from South Aspen Street to the lift plaza. There are no additional pathways through the site to connect the western and eastern sides of the property. Planning and Engineering Staff recommend additional pedestrian walkways through the site to create better connections to pedestrian gathering points and the lift. Staff finds this criterion to not be met. 4.2 Minimize the visual impacts of parking. • Parking shall be placed underground wherever possible. • Where surface parking must be provided, it shall be located to the rear or the interior of the property, behind the structure. • Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften design of parking areas. Staff Response: sixty-one on-site parking spaces are proposed in a fully subgrade structure that is accessed via Aspen St. The subgrade condition minimizes the visual impacts of the parking on the site. Staff finds this criterion to be met. Exhibit C Commercial Design Review 7 4.3 Structured parking access shall not have a negative impact on character of the street. The access shall be: • Located primarily off an alley when present or secondly on a secondary street when feasible. • Designed with the same attention to detail and materials as the primary building façade. • Integrated into the building design Staff Findings: The proposed parking is accessed via South Aspen St. where the street terminates at the site. There is no alley or secondary street to the site. The parking is in a subgrade structure, where the entry is recessed from the cantilevered portion of the proposed lodge. Staff finds this criterion to be met. 4.4 A building on a sloping site should be designed to reduce the perceived mass and scale and reflect the natural slope of the site. This should be achieved in all of the following ways: • Design the building to ensure that sections of the street facade(s) step in relation to the slope. • Vary the height of the building modules to maintain a human scale of adjacent buildings. • Vary the plane and height of the street façade to express the slope of the site and continue the varied form in the roof profile(s). • Use the roof form and profile to reduce the perceived scale of the street façade(s) and roof. • Include a range of materials to express the modulation of the façade. Staff Findings: The subject site is steeply sloped and the proposed development steps in increments to follow the natural slope, thereby varying the height of the building’s five modules. The building is nine stories, although the exposed height appears to range from two plus to four stories. The proposed roof utilizes flat roof forms that are greenscaped. The building also employees two pitched roof forms as seen from the west elevation. These roofs are also greenscaped. The applicant has included a materials palette page that indicates the use of stone, wood, metal, and zinc on the proposed building. However, the goal of achieving a sense of human scale is not achieved as the building stretches some 330’ in length and 90’ in elevation up the hillside. Staff finds this criterion to not be met. 4.5 Design a building to integrate with the natural landscape. This shall be achieved in three or more of these ways: • Face the building(s) toward the open landscape as well as the primary street. • Create public access through and adjacent to the site. • Reduce the height and scale of the building modules. • Reduce the building footprint and/or use smaller buildings adjacent to the open area. • Use materials which are compatible with an open or natural setting. Staff Findings: The proposed design faces the building towards S. Aspen St. and the open space of the ski mountain. Like Lift One Lodge to the south, Gorsuch Haus should consider being broken into two structures, either completely detached or with a meaningfully sized hyphen or ground level pass through between the masses. Staff finds that the height and mass as proposed is inappropriate Exhibit C Commercial Design Review 8 given the site topography. The proposed materials of wood, stone and metal are natural materials that integrate with the natural landscape. Staff finds this criterion to not be met. 4.6 Locate Public Amenity Space such that it is conveniently accessible. • Provide a walkway from the street to assure public access. Staff Findings: The site is currently zoned Conservation and the applicant is requesting a rezoning of the property to SKI. Public amenity space is not required for either of these zone districts. However, the applicant has proposed areas of Public Amenity Space that are mostly located along the eastern side of the building. A walkway from the street to the amenity is provided. Staff finds this review criterion to be met. 4.7 Locate Public Amenity Space such that it is visible from the public way and takes advantage of solar potential for outdoor activities related to hotels. • Positioning the space to abut a public sidewalk is preferred. If a space is located more internal to the site, it should be clearly visible. Staff Findings: The site is currently zoned Conservation and the applicant is requesting a rezoning of the property to Ski. Public amenity space is not required for either of these zone district. As noted previously, the applicant has designed Public Amenity into the project; however, the building blocks off most of the amenity space from view. Staff finds this review criterion not met. 4.8 Provide pedestrian ways that accommodate convenient access. • Walkway links should be a minimum of 12 ft. wide to provide a comfortable sense of space. Staff Findings: The only pedestrian way that is provided on the property starts at the termination of S. Aspen St. and wraps the northernmost side of the building towards the east. Planning and Engineering Staff recommend more pedestrian ways be provided to accommodate more convenient access through the site and for greater access to the ski lift. Staff finds this criterion to not be met. 4.9 Provide Public Amenity Space which accommodates outdoor dining space adjacent or close to and directly visible from the public way. Staff Findings: Although Public Amenity is not required in the current or proposed zone district, the applicant is proposing an outdoor dining space along the eastern side of the building. This area is not visible form the public way. Staff finds this criterion to not be met. 4.10 Use setbacks to reduce building scale, enhance public access and accommodate landscaping where appropriate. All of the following will apply: • Front setbacks should provide for an additional or widened sidewalk and landscaping of the front yard space. • Side setbacks should provide the opportunity to create walkways or through courts to adjacent streets and public trails. Exhibit C Commercial Design Review 9 Staff Findings: The proposed zone district (SKI) has no setback requirements. Landscaping is planned for the site around the western and eastern sides of the building, although the draft landscape plan is very limited in detail. Other than the walkway leading to the plaza, the development lacks any additional walkways or through courts which may enhance the pedestrian experience and access through the site. Staff finds this criterion to not be met. 4.11 Orient a primary entrance to face the street or an area of open space adjacent to the street. Staff Findings: The primary entrance to the Gorsuch Haus is proposed to face S. Aspen St. Staff finds this criterion to be met. 4.12 A new building or addition should reflect the range and variation in building height of the Mountain Base Area. • Refer to the zone district regulations to determine the maximum height on the subject property. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: o In order to achieve at least a two-foot variation in height with an adjacent building. o The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performing Hall, Fire station, etc.) o Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. o To benefit the livability of Affordable Housing units. o To make a demonstrable (to be verified by the Building Department) contribution to the building’s overall energy efficiency, for instance by providing improved day-lighting. Staff Findings: The second story varies as the building steps down to follow the topography; however, the floor to ceiling height measures around 10’ or more at each level. With regard to the existing content, it is apparent that the building will be taller than the existing context. Staff does not find this criterion met. 4.13 Incorporate varied heights of building components in a development. • On a corner site, both street facades are defined as building frontage. • Height variation and variation in profile should be expressed across the width and depth of the site. Staff Findings: Some height variation is achieved through the building; however, the building is a flat roof building and the existing neighborhood context includes a gable roof forms. Staff finds this criterion not to be met. 4.14 Provide variation in building height and roof profile through one or more of the following: • Vary the heights for different sections of the development. • Vary the setbacks and wall planes of difference building components. Exhibit C Commercial Design Review 10 Staff Findings: The height of the proposed building is varied from the front to the rear as the building steps down in modules to follow the topography of the site. There are a number distinct modules proposed for the building; however, the footprint of the proposed new building is substantially larger than the surrounding development. Staff finds that the height and mass as proposed is inappropriate given the site topography. Additional setbacks and height variation through different roof forms should be explored. Staff finds this criterion to not be met.