Chapter 17.88 — DESIGN REVIEW

This chapter is intended to implement the design review procedural requirements of the Town design guidelines. In addition to the objectives outlined in Chapter 17.04 and the Town design guidelines, the design review requirements outlined in this chapter are included to achieve the following purposes:

(1)

Implement the goals, policies and objectives of the general plan related to community design and character;

(2)

Promote excellence in site planning and design and the harmonious appearance of buildings and sites and ensure the man-made environment is designed to complement, not dominate, the natural environment;

(3)

Regulate the design, coloration, materials, illumination, and landscaping of new construction, and renovations within the Town in order to maintain and enhance the image, attractiveness, and environmental qualities of the Town as a mountain resort community;

(4)

Ensure that new landscaping provides a visually pleasing setting for structures on the site and within the public right-of-way and to prevent indiscriminate destruction of trees and natural vegetation, excessive or unsightly grading, indiscriminate clearing of property, and destruction of natural significant landforms;

(5)

Ensure that the architectural design of structures and their materials and colors are appropriate to the function of the project and the high-elevation climate of the Town and are visually harmonious with surrounding development and natural landforms, trees, and vegetation; and

(6)

Supplement other Town regulations and standards in order to ensure control of aspects of design that are not otherwise addressed.

(Code 1990, § 17.88.010; Ord. No. 14-02, § 4, 3-19-2014)

Design review is required for new construction, reconstruction, rehabilitation, alteration, or other projects involving improvements to the exterior of a structure, site, or parking area.

(1)

Exempt projects. The following are exempt from design review:

a.

Construction, reconstruction, alterations, improvements, and landscaping for a project developed in compliance with a previous design review approval;

b.

New one- and two-unit residential structures and accessory dwelling units, except those in the rural residential zone, above 8,250 feet in elevation, and except where one developer or builder is constructing residential structures on five or more adjoining lots;

c.

Additions to residential structures with four units or less and accessory dwelling units (except those in the rural residential zone above 8,250 feet in elevation);

d.

Additions and alterations to existing buildings and structures (except those in the rural residential zone above 8,250 in elevation) that will not increase the gross floor area of the building by more than ten percent, will not involve exterior alterations along any street-facing facade, and will match the existing or historic design of the building;

e.

New construction of an emergency shelter or renovation of an existing building to create an emergency shelter;

f.

Additions of floor area within an existing building envelope;

g.

Routine maintenance not resulting in change in color or materials;

h.

Installation of landscaping under 2,500 square feet where no other project is planned;

i.

Signs are subject to the design review requirements of Chapter 17.48; and

j.

Alterations and improvements required in whole or part to meet Federal or State requirements to accommodate persons with disabilities.

(2)

Minor design review. Minor design review by the Director or designee is required for the following projects:

a.

New three- and four-unit residential structures;

b.

New single-family residential units in the rural residential zone above 8,250 feet in elevation that are not located within the snow deposition design zone;

c.

As required in applicable specific and master plans; and

d.

All other projects subject to design review that do not meet the criteria for major design review and which are not exempt.

(3)

Major design review. Major design review by the Commission is required for the following projects, unless subject to minor design review or exempt:

a.

All projects that require a permit for new construction, reconstruction, rehabilitation, alteration, or other projects that require Commission approval, unless subject to minor design review or exempt;

b.

New single-family residential units in the rural residential zone above 8,250 feet in elevation located within the snow deposition design zone;

c.

New residential structures with five or more units, including those where one developer or builder is constructing residential structures on five or more adjoining lots;

d.

All projects in the commercial zoning districts which are not exempt or subject to minor design review; and

e.

As required in applicable specific and master plans.

(Code 1990, § 17.88.020; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 2021-03, § 4(exh. B, § h.), 3-3-2021)

(a)

Applications. An application for design review shall be made to the Department on a form provided for that purpose pursuant to Chapter 17.60. All required information identified on the form shall be provided by the applicant, and any additional information required by the Director in order to conduct a thorough review of the proposed project. It is the responsibility of the applicant to establish evidence in support of the findings required by Section 17.88.060.

(b)

Design guidelines. Design guidelines adopted by the Town Council provide recommendations to be used in the design review process. They are intended to promote high-quality and thoughtful site and building design; visually interesting, appropriate, well-crafted and maintained buildings and landscaping; the use of durable high-quality, and natural materials that reflect the Town's character and mountain setting; and attention to the design and execution of building details and amenities in both public and private projects.

(c)

Assignment of design review responsibilities.

(1)

Major design review. The Commission shall have design review authority for all projects requiring major design review.

(2)

Minor design review.

a.

The Director or designee shall have design review authority for all projects that require minor design review.

b.

The Director or designee may refer items directly to the Commission when, in their opinion, the public interest would be better served by having the Commission conduct design review.

(Code 1990, § 17.88.030; Ord. No. 14-02, § 4, 3-19-2014)

Design review shall be based on consideration of the requirements of this chapter as they apply to the design of the site plan, structures, lighting, landscaping, and other physical features of a proposed project, including:

(1)

Building proportions, massing, and architectural details;

(2)

Site design, orientation, location, and architectural design of buildings relative to existing structures, outdoor areas, walkways, trails, and streets on or adjacent to the property; topography; trees and vegetation, and other physical features of the natural and built environment;

(3)

Size, location, design, development, and arrangement of circulation, parking, pedestrianways, and other paved areas;

(4)

Exterior colors and materials as they relate to each other, to the overall appearance of the project, the mountain environment, and to surrounding development;

(5)

Height, materials, colors, and variety of fences, walls, and screen plantings;

(6)

Location and screening of mechanical equipment and refuse storage areas;

(7)

Location, design, and compliance of exterior lighting features;

(8)

Location and type of landscaping, including selection, size, and water-efficiency of plant materials, design of hardscape, and irrigation; and

(9)

Size, location, design, color, lighting, and materials of all signs.

(Code 1990, § 17.88.040; Ord. No. 14-02, § 4, 3-19-2014)

When conducting design review, the review authority shall evaluate applications to ensure that they satisfy the following criteria, conform to the policies of the general plan and any applicable specific or master plan, the Town's design guidelines, and are consistent with any other policies or guidelines the Town Council may adopt for this purpose. To obtain design review approval, projects must satisfy these criteria to the extent they apply.

(1)

The site design and building design elements, including the architectural style, size, design quality, use of building materials, and similar elements, combine together in an attractive and visually cohesive manner that is compatible with and complements the desired architectural or aesthetic character of the area and a mountain resort community, encourages increased pedestrian activity, and promotes compatibility among neighboring land uses.

(2)

The design of streetscapes, including street trees, lighting, and pedestrian furniture, is consistent with the character of commercial districts and nearby residential neighborhoods.

(3)

Parking areas are located, designed and developed to foster and implement the planned mobility system for the area; buffer surrounding land uses; minimize visibility; prevent conflicts between vehicles and pedestrians and cyclists; minimize stormwater runoff and the heat-island effect; and achieve a safe, efficient, and harmonious development.

(4)

Down-directed and shielded lighting and lighting fixtures are designed to complement buildings, be of appropriate scale, provide adequate light over walkways and parking areas to create a sense of pedestrian safety, minimize light pollution and trespass, and avoid creating glare.

(5)

Landscaping is designed to conserve water resources, promotes a natural aesthetic, and be compatible with and enhance the architectural character and features of the buildings on site, and help relate the building to the surrounding landscape.

(Code 1990, § 17.88.050; Ord. No. 14-02, § 4, 3-19-2014; Ord. No. 15-01, § 4(exh. A, § 26), 1-21-2015)

(a)

Findings. A design review application may only be approved if the review authority finds that the application is consistent with the purposes of this chapter and with the following:

(1)

The applicable standards and requirements of this chapter;

(2)

The general plan and any applicable specific plan or master plan;

(3)

The Town design guidelines and any applicable design guidelines adopted by the Town Council;

(4)

The applicable design criteria in Section 17.88.050; and

(5)

Any approved tentative map, use permit, variance, or other planning or zoning approval that the project required.

(b)

Conditions of approval. In granting design review approval, the review authority may impose conditions that are reasonably related to the application and deemed necessary to achieve the purposes of this chapter and ensure compliance with the applicable criteria and standards established by this chapter. The review authority may not impose conditions that require a reduction in the residential density or the floor area ratio (FAR) otherwise allowed by this chapter or a valid use permit or variance.

(c)

Decision. Design review decisions are subject to the appeal provisions of Chapter 17.100.

(Code 1990, § 17.88.060; Ord. No. 14-02, § 4, 3-19-2014)