HomeMy WebLinkAbout225 W Smuggler St._Presentation225 W. Smuggler St.
Residential Design Standard Variations Articulation of
Building Mass & Window Height
Presentation Agenda:
1.Staff Introduction
2.Applicant Presentation
3.Staff Findings and Recommendation
Subject Site
Zoning: R-6
(Moderate Density)
Lot: 6,000 Sq. Ft.
Current Use:
Single-Family Residence
Proposal:
Redevelop With New
Single-Family Residence
Request:
RDS Variations
Flexible VS. Non-Flexible
Flexible Variations:
•Administrative Approval
1. Window Placement*
Non-Flexible Variations:
•P&Z Approval
1. Articulation of Building
Mass
Residential Design Standard Variations
*Combined with Articulation of Building Mass Review for Efficiency
RDS Variation Review Criteria
1.Be clearly necessary for reasons of fairness related to unusual
site -specific constraints. -OR-
2.Provide an alternative design approach that meets the overall
intent of the standard as indicated in the intent statement for
that standard, as well as the general intent statements.
*Same review criteria for Flexible and Non-Flexible Standards
Articulation of Building Mass (Non-Flexible)
Standard: “A principal building shall articulate building mass to reduce bulk and
mass and create building forms that are similar in scale to those seen in historic
Aspen residential buildings.”
Option 1: Maximum Sidewall Depth
Option 2: Off-set with One-Story
Ground Level Connector
Option 3: Increased Side Setbacks at
read and Step Down
* Applies to all lots in the Infill Area
Articulation of Building Mass (Non-Flexible)
Standard: “A principal building shall articulate building mass to reduce bulk and
mass and create building forms that are similar in scale to those seen in historic
Aspen residential buildings.”
Option 1: Maximum Sidewall Depth
•50’ Sidewall max
•No additional design restrictions
Articulation of Building Mass (Non-Flexible)
Standard: “A principal building shall articulate building mass to reduce bulk and
mass and create building forms that are similar in scale to those seen in historic
Aspen residential buildings.”
Option 2:
Off-set with One-Story Ground Level
Connector
•1-story connector within 45’ from front most
wall
•Setback 5’ from either side
•10’ minimum distance between two story
elements
Articulation of Building Mass (Non-Flexible)
Standard: “A principal building shall articulate building mass to reduce bulk and
mass and create building forms that are similar in scale to those seen in historic
Aspen residential buildings.”
Option 3:
Increased Side Setbacks at rear and
Step Down
•Step down within 45’ of front most wall
•Setback 5’ from primary structure sidewall
Articulation of Building Mass (Non-Flexible)
Intent: This standard seeks to :
1.Reduce the overall perceived mass and bulk of buildings on a property as viewed from
all sides.
2.Designs should promote light and air access between adjacent properties. Designs
should articulate building walls by utilizing multiple forms to break up large expansive
wall planes.
3.Buildings should include massing and articulation that convey forms that are similar in
massing to historic Aspen residential buildings.
4.This standard is critical in the Infill Area where small lots, small side and front setbacks,
alleys and historic Aspen building forms are prevalent.
5.Designs should change the plane of a building's sidewall, step a primary building's
height down to one-story in the rear portion OR limit the overall depth of the structure.
Window Placement (Flexible)
Standard: “A street-facing window on a building shall not vertically span
more than one (1) story* as defined by this Chapter. See Figure 25.
*One story defined in RDS as 10’.
Intent:
1.Prevent large expanses of vertical glass
windows that dominate street facing
facades.
2.Prevent facades that relate poorly to
human scale
3.Demarcation between stories should be
provided
Articulation of Building Mass (Non-Flexible)
General Intent:
1.Connect to the Street
2.Respond to Neighboring Properties
3.Reflect Traditional Building Scale
RDS Variation Review Criteria
1.Be clearly necessary for reasons of fairness related to unusual
site -specific constraints. -OR-
2.Provide an alternative design approach that meets the overall
intent of the standard as indicated in the intent statement for
that standard, as well as the general intent statements.
*Same review criteria for Flexible and Non-Flexible Standards
Articulation of Building Mass (Non-Flexible) – Staff Findings
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Articulation of Building Mass (Non-Flexible) – Staff Findings
Window Placement (Flexible)
Window Placement (Flexible)
RDS Variation: Staff Findings
Review Criteria
1.Be clearly necessary for reasons of fairness related to unusual site-specific constraints.
2.Provide an alternative design approach that meets the overall intent of the standard as
indicated in the intent statement for that standard, as well as the general intent
statements.
Staff finds the review criteria for a RDS Variations to be met.
A design alternative is proposed that meets the intent of the Articulation of
Building Mass Standard, the Window Placement, and the General Intent
statements.
If P&Z agrees with Staff’s recommendation and has found
the RDS Variation Review Criteria to be met, Staff
recommends the Commission approve the draft resolution.
Recommended Motion:
“I move to approve Resolution No. __, Series of 2021, approving a variation to the
Articulation of Building Mass and Window Placement Residential Design
Standards, in order to redevelop the property with a single-family residence, as
depicted in Exhibit A to the resolution.”
If P&Z disagrees with Staff and does not find the RDS
Variation Review Criteria to be met, Staff recommends the
Commission discuss preferred options to proceed with the
Applicant.
Suggestions:
1.Continue hearing to allow for restudy
2.Deny application