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HomeMy WebLinkAboutExhibit_Commercial Design Review_SN1 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 Response: 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 public amenity space 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 Response: 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 Response: 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. 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 Response: 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. The applicant states that public amenity in the amount of 25% of the site has been proposed, which is split between Lots 1, 2, and 3. The proposed public amenity space includes: • The pedestrian corridor along the northern edge of the proposed development, connecting to the Skier and Pedestrian Easement through the Mountain Queen Condominium property; • The Lift Plaza area and stairway leading to the race finish area; • 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 a large space 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. 3 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. 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 Response: The proposed plaza area provides a couple of different seating areas and 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. Staff finds this criterion to 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 Response: 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 Response: 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. 4 Staff Response: 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 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 measures 43.6’l x 9.5’d x 10’h. 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 Response: 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 Response: 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 Response: 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 Response: 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. 5 Staff Response: 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 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 Response: 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 Response: 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 Response: The applicant is proposing four commercial spaces that are in excess of 1,500 sq. ft. and that have access to the outdoors. The lower lobby entry and the living room (fireplace/lounge area) have been proposed with vestibules. The multi-purpose space at the ground level of Level 6 has been proposed with three entryways, only one of which contains a vestibule leading to an outdoor terrace. Finally, the restaurant/bar on Level 7 has two entryways. 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, as well as plans for the entryways on Level 6 prior to approval. 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 Response: 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 6 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 Response: The applicant has indicated mechanical and ventilation equipment will be accommodated within the structure and will therefore not be visible from the public right-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 Response: 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 43.6’l x 9.5’d x 10’h. 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.