HomeMy WebLinkAboutMemo_225 Smuggler_RDS Variation
MEMORANDUM
TO: Planning & Zoning Commission
FROM: Garrett Larimer, Senior Planner
THRU: Amy Simon, Planning Director
RE: 225 Smuggler Rd. – RDS Variation for Articulation of Building Mass &
Window Placement
MEETING DATE: May 18th, 2021
APPLICANT:
Continental Holdings LLC
15 E. 26th St., Suite 602
New York, New York 10010
REPRESENTATIVE:
Carson Davis, EYRC Architects
10865 Washington Blvd.,
Culver City, CA 90232
LOCATION:
225 W. Smuggler St.
ZONING:
Moderate Density Residential, (R-6)
SUMMARY:
The Applicant is requesting variations to
the Articulation of Building Mass and
Window Placement Residential Design
Standards (RDS) in order to redevelop
the lot with a single-family residence.
STAFF RECOMMENDATION:
Staff recommends that the Planning and
Zoning Commission approve the
requested variations.
Figure 1: Subject Site
Figure 2: Proposed Rendering (North Facade)
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225 Smuggler St.
Resolution No. __, Series of 2021
REQUEST OF THE PLANNING AND ZONING COMMISSION:
The Applicant requests the Planning and Zoning Commission consider two Residential Design
Standards Variations (Section 26.410.020.C Variations):
1. Articulation of Building Mass (Section 26.410.030.B.1) for a design alternative that does not
meet any of the three options provided in the code.
2. Window Placement (Section 26.410.030.E.2) for a window that measures more than 10’ and
spans two stories.
Applications that do not comply with the standards contained in the RDS section of the code must
apply for alternative compliance review for an RDS Variation. Each standard is identified in the code
as either “flexible” or “non-flexible.” The code allows for alternative compliance for flexible standards
to be reviewed administratively, but non-flexible standards must be reviewed by the Planning and
Zoning Commission (P&Z).
In order to qualify for a variation, a finding must be made that:
1. A design alternative is provided that meets the intent of the standard, as well as the general
intent statements in the RDS Chapter; OR,
2. Be clearly necessary for reasons of fairness related to unusual site-specific constraints, in
essence a hardship.
The Articulation of Building Mass standard is a non-flexible standard. The Window Placement
Standard is a flexible standard. The two flexible and non-flexible standards have been combined into
a single review at P&Z for efficiency. The P&Z can approve, approve with conditions, or deny an
application after considering a recommendation by the Community Development Director based on
the standards outlined in section 26.410.020.C, Variation Review Standards. The Planning and Zoning
Commission is the final review authority.
LOCATION/BACKGROUND:
The subject site is located across the street
from Triangle Park in the west end. The lot is
6,000 square feet and is zoned R-6. The
property currently contains a single-family
residence that was built in 1995 which is
proposed to be demolished and replaced.
Staff has reviewed the application for
compliance with the Residential Design
Standards and determined that all other
standards have been met or do not apply. The
RDS Checklist is attached as Exhibit B, for
reference.
Figure 3: Existing Residence
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225 Smuggler St.
Resolution No. __, Series of 2021
REQUEST:
Residential Design Standard Variations
Articulation of Building Mass:
The Articulation of Building Mass Standard
provides three options for compliance:
1. Maximum Sidewall depth,
2. Off-set with One-Story Ground Level
Connector,
3. Increased Side Setbacks at reard and Step
Down.
Option 1, Maximum Sidewall Depth, sets a
maximum sidewall depth (front most wall to rear
most wall) as 50’. There are no requirements for
articulation, or restrictions on massing, within the
50’ maximum sidewall depth option.
Option 2, Off-set with One-Story Ground Level
Connector, requires a one-story connector
between two-story massing elements. The one-
story connector must be within 45’ of the front
most wall, must be at least 10’ long, and must be
setback 5’ from the sidewall of the primary
structure.
Option 3, Rear stepdown, requires a one-story
element at the rear of the structure, that must start
within 45’ feet from the front most wall, and must
be setback from the sidewall of the primary
structure 5’.
In order to comply with the standard, one of the
three options must be met. The current design
does not meet any of the three options.
The intent of the Articulation of Building Mass
Standard is “…to reduce the overall perceived
mass and bulk of buildings on a property as
viewed from all sides. 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. Buildings should include
massing and articulation that convey forms that
are similar in massing to historic Aspen
residential buildings. This standard is critical in
Figure 4: Option 1 - Maximum Sidewall Depth
Figure 5: Option 2 - Off-set with One-Story Ground Level Connector
Figure 6: Option 3 - Increased Side Setbacks at Rear and Step Down
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Resolution No. __, Series of 2021
the Infill Area where small lots, small side and front setbacks, alleys and historic Aspen building
forms are prevalent. 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:
The Window Placement Standard applies to all lots except those on lots located substantially
above the elevation of the adjacent right-of-way. The standard requires all street facing windows
span less than one-story as defined by RDS. One story is defined in the RDS Chapter as 10’.
The intent of the standard is, “to preserve the historic architectural character of Aspen by
preventing large expanses of vertical glass windows that dominate street-facing façades. Overly
tall expanses of glass on a street-facing façade do not relate well to human scale. Designs should
utilize windows that provide a sense of demarcation between stories and pedestrian scale. Where
an upper story window is located directly above a lower story window, a gap with no window
should be provided between them that is easily recognizable from the street and clearly
differentiates lower and upper stories. This standard is important in all areas of the city.”
PROPOSAL:
The Application includes a
design with an overall
sidewall depth (front most
wall to rear most wall) of
~79’. A one-story garage is
off the rear of the structure
accessed from the alley and
measures ~25’.
The west façade, or top of
Figure X, steps back 5’ at a
sidewall depth of ~44’ from
the front most wall. The
east façade steps back ~14’
at 54’.
Figure 7 West Facade
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Resolution No. __, Series of 2021
The second story contains an architectural projection that cantilevers over the 1st story and is the
front most street facing feature of the structure. This feature does not count toward the
measurement of the sidewall but does affect perceived massing of the building from both side
yards. The architectural projection measures just over 6’.
Figure 7: Proposed Rendering (Northeast corner of property)
Figure 8: West Facade (highlighting architectural projection)
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Resolution No. __, Series of 2021
The front façade contains a glass stair
enclosure to the west of the primary
two-story mass. The western most
portion of the two storytwo-story glass
stair enclosure measures
approximately 21’6”, exceeding that
maximum window height of 10’ allowed
by the code.
Figure 9: Proposed Rendering ( Northwest corner of property - highlighting stair enclosure)
Figure 10: Close-up of stair enclosure
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Resolution No. __, Series of 2021
Figure 11: North Elevation
STAFF DISCUSSION:
Articulation of Building Mass
The intent of this standard is
to provide articulation of form
to prevent large, expansive
wall planes, and to reduce the
perceived mass of a building.
This can be achieved by a
change in the plane of the
sidewalls. This standard is
identified as critical in the
Aspen Infill area. Staff has
found the proposed design to
meet the intent of the
Articulation of Building Mass
Standard intent statement, as
well as the General Intent
Statements.
On the west façade the
proposed design meets Option 2 – Off-Set One-Story Ground Level Connector because a 5’
setback from the primary sidewall is provided within 45’ of the front most wall. To comply with
Figure 12: Proposed Rendering (Southwest perspective, from alley)
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Resolution No. __, Series of 2021
that standard, a 5’ setback must be provided within 45’ on each side of the structure. On the east
side the step-down doesn’t occur until 54’.
On the east façade, the proposed design uses
changes in wall plane, fenestration, and
materials to articulate the façade. The design
provides includes visual interest and a variety
of textures that it helps to break up the wall
plane and prevents the wall from appearing as
overly large or expansive. On this façade a
~14’ setback is proposed from the side wall at
54’. Although this is 9’ beyond the step-down
requirement for Option 2, it is almost three
times the minimum required setback. This
further contributes to the proposed design
resulting in an appropriate or reduced
perceived mass on this side.
Although the dimensions of the design don’t fit
squarely in any of the three options provided,
there are elements of options 2 and 3 that are
provided. A one-story element makes up
approximately a third of the overall length, is at
the rear of the structure and is consistent with
historical architectural development patterns
in Aspen. The garage is one story, to the rear,
with a two-story primary massing element to
the front of the lot. The two-story component,
although one side wall does not meet the step-down dimensional requirement, it does use design
elements that achieve the intent of the standard.
Window Placement:
The proposed window measures ~21’6” and
spans 2 stories, in practice, and as it relates to
the definition in the RDS. The proposed
window includes a mullion at the midpoint of
the window, and metal screening over the
entire glass stair enclosure. Typically, mullions
are not considered to provide an adequate gap
breaking up a window when considering the
Window Placement Standard.
Staff has found the use of the metal screening,
the mullions, and width of the window relative
to the remaining front façade, as design
alternatives provided that help meet the intent
Figure 13: Proposed Rendering (Southeast perspective - from alley)
Figure 14: Front Facade
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Resolution No. __, Series of 2021
of the standard. The Applicant has indicated the screening will remain fixed, except during
maintenance and cleaning. The window is also immediately behind a entry feature that is one-
story which helps demarcate the first and second level. With all of these factors considered
collectively, Staff has found the proposed design to meet the intent of the standard.
STAFF RECOMMENDATION: Staff recommends approval of variations to the Articulation of Building
Mass and Window Placement Standards as a design alternative is provided meeting the
standard’s intent, as well as the General Intent Statements.
PROPOSED MOTIONS:
“I move to approve Resolution No. __, Series of 2021, approving variations 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.”
Attachments:
Exhibit A – Application (Compiled)
Exhibit B – RDS Checklist
Exhibit C – Residential Design Standard Variation Review Criteria
Exhibit D – Public Notice Affidavits