Design Guidelines Update Strategy Report

Transcription

1 Olde Town Arvada Design Guidelines Update Strategy Report Arvada Olde Town Design Guidelines Update Strategy Report July 7, 2010 Introduction The City of Arvada is in the process of updating the Design Guidelines for Olde Town Arvada. In 1998 the Arvada Downtown Historic District was established and listed on the National Register of Historic Places. Subsequently the city adopted Design Guidelines in 2004 for Olde Town and established a process for overseeing development in the Historic District and in a surrounding Conservation District. Anticipation of the arrival of commuter rail and the location of a transit station in the heart of Olde Town resulted in the adoption of the Arvada Transit Framework Plan in Plan implementation strategies included the exploration of amendments to the Design Guidelines for Olde Town Arvada to support development that maintains the character of the Downtown Arvada Historic District and promotes the vision of transit oriented development. In addition, several years of work with the Design Guidelines have identified the need to update and reorganize the adopted document. This project: Builds on existing guidelines that apply to the Olde Town Historic District and the abutting Conservation District. Recommends new zoning code standards. This project is organized in two phases: Phase 1: Develops a strategy for updating the zoning standards and design guidelines. Phase 2: Draft the new guidelines and zoning changes in compliance with the strategy. Objectives of this Project Make the development permitting process more predictable Help implement the policies adopted in the TOD plan related mass, scale, street character and density Preserve integrity of the Historic District Continue the traditional character in the Conservation District while inviting new compatible development Page

2 Design Guidelines Update Strategy Report Olde Town Arvada Map of the Project Area Key Study area boundary Approximate alignment of Wadsworth Future transit stop North Map Not to Scale Page

3 Olde Town Arvada Design Guidelines Update Strategy Report Purpose of this Report This strategy paper sets the direction for specific code amendments and new design guidelines that will be developed in the next stage of the project. The recommendations in this strategy paper draw upon public comments collected in interviews, focus groups and workshops in this first phase of the project. The paper will be discussed in a public workshop and amongst the project Advisory Committee, and also will be presented in a study session with the City Council and Planning Commission. Based on the direction given, the actual revisions to the zoning standards and the design review guidelines will proceed. Terminology Design Standards Development standards are prescriptive, and usually are established in the zoning code. With respect to building character, the standards typically define the basic form and scale of building that is permitted. All standards related to the specific zone district must be met in order to obtain a permit. Design Guidelines Design guidelines are enforceable, but they are more qualitative in their nature, and require some judgment in determining if an adequate number of the relevant guidelines have been sufficiently met. The Relationship of Standards to Guidelines Ideally, the basic form of development is established in the zoning standards. This establishes a clear starting point, by defining the maximum and minimum requirements for development. When reviewing a project for permitting, the check for compliance with the zoning standards should occur first. Then, the design review step should follow. If the zoning standards are appropriately calibrated, then the guidelines can focus on more detailed aspects of design, and on qualitative features. Guidelines and the design review process also can provide for flexibility in design response. In order to be effective in that environment, it is important that the basic intent of specific design guidelines be clear. With these distinctions in terminology in mind, these observations about the existing zoning standards and design review guidelines are offered: Page

4 Design Guidelines Update Strategy Report Olde Town Arvada Existing Zoning Standards Zone districts and the different contexts of Olde Town Four different zone districts exist within the study area. Some of these reflect the general goals for the respective areas, but others do not. The zoning along Old Wadsworth, in the heart of Olde Town, for example, calls for building that is relatively in scale with the historic district, and is consistent with plan policies. On the other hand, the existing zoning for portions of Ralston Road is B-2, which is out of sync with the current vision for it. For example, the existing B-2 zoning requires a substantial setback from the street, which impedes developing the more urban street edge that the TOD plan envisions. The B-2 code also greatly limits building coverage, which encourages development with large, exposed parking lots. These regulations reflect an older strip commercial character. The existing sidewalks are too narrow to support a pedestrian-friendly environment as well. Parking Requirements No minimum or maximum parking requirements exist for Olde Town Arvada. This does not reflect current thinking about transit-oriented development. The City is currently considering new parking systems that may work for the Olde Town area. Several studies of parking in other traditional main street environments have concluded that parking spaces for commercial and retail mixed-use conditions require, generally on the upper end, no more than 2.2 spaces per 1,000 square feet. This ratio has been taken as low at.7 spaces per 1,000 square feet (Portland, OR), but that is in a area that is served by one of the more robust transit services in the nation. The draft Olde Town Arvada Parking and Transportation Demand Management Plan (March 2010) recommends for Olde Town Arvada: Consider Changing the Zero Parking Requirement Policy for New Developments: Instead of a zero parking requirement, establish flexible parking requirements that allow reasonable parking reductions and encourage shared parking. Also, provide new developments with the option of paying a in-lieu fee instead of providing on-site parking. Page

5 Olde Town Arvada Design Guidelines Update Strategy Report As parking standards are revised it is important to provide an advantage for preserving historic structures. For example, if a new building is required to provide off-street parking, then development that preserves an historic structure on site should be exempt from the requirement. If not, then the parking requirement could encourage demolition when a property is improved. Height Limits The current height limit for Olde Town is 35 feet. This allows construction of a two-story building with floor heights that are consistent with traditional buildings, but is constraining for an appropriately scaled three story building. Increased heights have been studied in this phase and are recommended in specific areas in order to accommodate increased density. Existing Design Guidelines The existing guidelines address treatment of historic buildings, as well as alterations to non-contributing structures and new construction. They also establish many of the height regulations for the project area. The way in which these limits are defined is confusing. Some of these height limits apply throughout the Historic and Conservation Districts, but others are limited to specific contexts. Sometimes, it is necessary to check in several locations in the document to gain a full understanding of the height requirements for a specific site. Existing guideline format The existing structure of the guidelines is generally workable, but much of the guidance is provided in a narrative format, which makes it difficult to cite specific guidelines when preparing a formal report for a specific design proposal. Existing guideline level of detail Some guidelines are too brief in their treatment of the subject. This in part may reflect a time when those particular topics were of less interest, but now they are more important. The lack of detail can cause uncertainty in interpretation. Missing topics Some key design topics are not addressed. This in part reflects more recent trends in development that raise new questions. Clarity of existing guidelines In some cases, the intent of a guideline is unclear. Page

6 Design Guidelines Update Strategy Report Olde Town Arvada Decision-making assistance Effective guidelines must help property owners, design professionals and city review staff and commissions in making decisions about design in the project area. Distinguishing different contexts The guidelines do attempt to describe how designs should vary based on context, but they do not reflect the current thinking about the specific sub-areas within Olde Town. Use Definitions: These are preliminary definitions for the use types described in this strategy paper. They are provided here to clarify intent of goals statements that may use these terms. Specific definitions that would be enforceable as part of a code will be developed in the next stage, where existing definitions do not address the intent described here. Auto-oriented Use: A u s e t h a t s e r v e s automobiles, such as a gas station, and uses that have drive-up windows for delivery of goods and services Cottage Use: A use that is compatible with the size, form and character of a traditional single family house, such as professional office, specialty retail and dining Relationship to the zoning standards In some cases, design topics could be handled in the zoning code, as prescriptive standards, instead of in the design guidelines. This would help to establish a clearer starting point for a design, in terms of its basic form, prior to moving into the design review step. Summary Recommendations The city should take these actions: Revise the Zoning for this Area Revise zone districts to comply with the vision for the area as a whole. We recommend the study area be considered as a series of Character Areas. These reflect existing development patterns and also take into consideration different goals for future development in these places. Each of the Character Areas would be assigned a new zoning category, for each category the following items will be addressed. The revisions will address: Basic building form, mass and scale Character of the street edge of buildings District boundaries Permitted uses Site and parking configuration (fee in-lieu option) Page

7 Olde Town Arvada Design Guidelines Update Strategy Report Adopt form-based standards to establish basic mass and scale and character of the street edge. These will be prescriptive, measurable requirements. The form-based topics will include: Building height at the street edge Maximum building height Height set back requirements Variation in building mass Maximum overall building length along a block Address District Boundaries A variety of districts are defined in the study area. Some of these boundaries are consistent with each other, whereas some are not. These actions should be addressed: Zoning District Boundaries Adjust zone district boundaries to reflect the defined Character Areas, to the extent feasible. Historic District Boundary The historic district boundary remains the same. Conservation District Boundary Adjust the Conservation District boundary to be congruent with the outer edges of the new Character Areas that are proposed, to the extent feasible. Add Standards for Individual Building Types Define the range of building types to be permitted in each Character Area. Establish form standards for each building type. Use Definitions Cont. Mixed Use: A combination at a minimum of office and retail in the same development; may also include residential Neighborhood Service Oriented Use: A business that provides goods and services for residents in the area, such as groceries and day care Strip Commercial: A business that is oriented to the street, but that usually has surface parking located in front. Some more recent versions may be screened with liner buildings in front, but they remain businesses that are primarily accessed by automobile. Urban Use: A use that is consistent with a pedestrian-oriented downtown setting. It may include retail, professional offices, civic functions, and residential of low, moderate and high densities. In some cases, even small scale assembly of products may be permitted. Page

8 Design Guidelines Update Strategy Report Olde Town Arvada Update the Design Guidelines The existing guidelines are based on sound principles for preservation and urban design. However, they would benefit from several enhancements that are now considered essential for user-friendly guidelines. In addition, closer coordination between the guidelines and the proposed form-based standards will be needed. In some cases, guidelines for building mass and scale would now be transferred to the zoning code standards. In other cases, some flexibility in applying those standards could be made available through design review process, using the guidelines. With that approach in mind, these are some initial improvements: Provide context-based design principles for the various character areas in Olde Town. The existing guidelines are not context-based, in that they primarily assume a storefront will be the design element that occurs at street level. While this often will be true, other building types, including multifamily are anticipated. The guidelines need to address these different building types, and the different locations for building, as described in the Character Areas. Sign guidelines for the area. Provide context-sensitive sign guidelines that consider the proposed sign code. Before-and-after image updates. Many successful rehabilitation and infill projects have occurred recently and should be included. Add more detail to key topics. A variety of design topics merit additional detail. Some of these are in response to frequently recurring questions, which indicate the need for more in-depth explanations. Other topics that have more recently arisen in the community planning. Some topics that need more detail include: - - Sustainability in general Energy conservation and retrofitting technologies. Additions - Guidance about where flexibility is appropriate. In several instances, a specific design solution is provided as a guidelines, when in fact it actually represents one way of meeting a broader objective, which may not be clearly stated. In these cases, some menus of alternative design solutions should be provided. Potential design menu options: - Providing a pedestrian-friendly street edge in all projects. - Maintaining a general alignment of building fronts, while accommodating some variations in setbacks - Providing different types of plazas and open spaces Provide more discussion about architectural styles. Expand the discussion on designing in historic styles, vs. contemporary design that is contextually sensitive. Also distinguish the concepts of compatibility in the historic with those for the conservation district. Clarify the intent of individual photographs. Many photos are used to illustrate design topics, appropriate treatments, and occasionally inappropriate treatments. In several cases, the captions are neutral, in that they do not indicate which are examples of appropriate and inappropriate solutions. Format to make referencing in staff reports easier (hierarchical numbering) Page

9 Olde Town Arvada Design Guidelines Update Strategy Report Update the Preservation Ordinance The following review compares the existing historic preservation components of the City of Arvada Code of Ordinances with an outline of components found in typical historic preservation ordinances. These components are organized based on general policy categories. The format for this review presents a description of typical ordinance components within each of these categories, followed by a bulleted list describing the current status of this component for Arvada. Where it does not exist, recommendations are made. Some of these recommendations are very specific, while others simply recommend further consideration. Historic Preservation Committee This section of a preservation code will declare who will be responsible for carrying out the responsibilities described in the ordinance. Usually, this is the preservation commission or committee. Components of the committee addressed typically include the following: Creation and Membership Establishes the existence of a Historic Preservation Committee. Committee members are typically appointed by the Mayor with City Council approval. Members usually have to meet certain qualification requirements such as residing in the city or owning real property. Experience in fields related to design and preservation also may be required. Also outlines procedures for filling vacancies on the Committee as well as provides that, with just cause, the Mayor and/or City Council may remove members of the Committee. Section 2.9 establishes the Design Review Commission (DRC) to serve this role. However, there are no provisions for membership or terms of membership etc. These should be included in future updates. Operating Procedures Establishes that the Committee shall adopt rules of operation and procedures for conducting its business. (The procedures themselves are typically a separate document. In some cases, these procedures apply to other city committees as well.) May also include establishment of meeting requirements such as minimum meeting times etc Does not exist, but should be included in future updates. Powers and Duties Establishes the focus for the Committee. This may include what areas of review are governed by the Committee as well as what authorities the Committee may have (such as surveying, adopting guidelines, etc.). The education of the public at large and the advocacy for historic preservation are often key duties that the Committee should undertake, and should be included in this section (if not under its own heading). DRC responsibilities are limited to review and recommendation of applications for a certificate of compliance with the design guidelines based on compliance with the Design Guidelines, as requested by the Community Development Director. Additional guidance should be considered in future updates. Page

10 Design Guidelines Update Strategy Report Olde Town Arvada Staff Assistance Defines how staff may assist the Committee in administration of its duties. This may include ability to conduct administrative reviews of certain work as delegated by the Committee. Section 3.30 provides for Community Development Director and Staff review of applications for a CCDG or Waiver in order to prepare a report to assist the DRC with their review. Historic Resource Identification Designation This section of provisions provides for the listing (in an official register) of individual landmarks, historic districts or neighborhood conservation districts. Sub-topics include: Survey Methods Defines how a survey will be undertaken. It also establishes whose role it is to undertake the survey be it the Committee, staff or an independent consultant. This section may further the designation of historic resources though the design and contents of the survey. An existing, out-of-date survey is currently used for properties within the historic district. However, no provisions exist in the code for the survey of Historic Structures, these should be included in future updates. Designation Procedure Establishes the procedures to follow for the nomination and designation of resources. Defines specific tasks for the Committee and staff, as well as procedures for filing applications and appropriate time periods. Typically procedures for designation initiation are also included to define who may request that a neighborhood, property or structure be surveyed and/or officially designated. Also establishes types of designations used, i.e. an individually significant property, historic district or neighborhood conservation district. Designation procedures do not exist, but should be included in future updates. Designations for a Historic District or a Conservation District are used, however clear distinctions between designations for types of districts, as well as designations for individual properties should be included in future updates. Definition of a rating system for properties within a district, or for individually significant properties should also be established. Designation Criteria This section typically provides that the City Council has the authority to designate resources upon the recommendation of the Committee if it meets certain criteria. These objective criteria make it easier for staff to defend any designations in a court of law. The designation criteria typically highlight what elements of buildings or districts merit designation. Designation criteria should be established for each type of designation, i.e. an individually significant property, historic district or neighborhood conservation district. No criteria or basis for designation of resources exists, and should be included in future updates. Cultural Resources Eligible for Designation Provides that the City can maintain an on-going list of cultural resources eligible for designation. Having this survey allows the City to designate resources as the need arises, and not go through the sometimes lengthy investigation process. Does not exist, but should be considered in future updates. Page 10

11 Olde Town Arvada Design Guidelines Update Strategy Report Repeal of Designation Provides that the City Council with the recommendation of the Committee may consider the repeal of a designation in the same manner provided for inclusion. Does not exist, but should be included in future updates. Minimum Maintenance Requirements Provides for the minimum maintenance of a structure to prevent the loss of historic material and detail. Does not allow structures to reach a point of hazard where they might be condemned and demolished for health and safety issues. Minimum maintenance requirements do not exist, but should be included in future updates. Demolition This section provides the basis for review on all applications for demolition. Some communities provide extra protection to historic properties or to properties located within a local historic district. Demolition policies will typically also provide a framework for the immediate demolition of landmark structures that have been damaged and are in an emergency situation creating a public health and safety issue. No specific provisions for the demolition of a Historic Structure or a structure within a historic district exist, but should be included in future updates. Relocation This section provides the basis for review of, and criteria for the relocation of historic structures. Provisions for the relocation of a historic structure are not provided, but should be included in future updates. Review Procedures Certificate of Appropriateness Review Procedures Provides for the issuance of a Certificate of Appropriateness (CA) to protect designated properties, or those subject to review. This section describes who must obtain a CA, including which projects and properties are subject to review. Section 3.30 requires a Certificate of Compliance with the Design Guidelines (CCDG) or a waiver thereof for any land use activity as defined in Article 10 of the Code. Procedures for review by the DRC, and decision by the Director are also provided. Approval Required Typically states that no other city permits may be issued for a property involving a landmark until a CA has been received. In some communities the City Council and/or Committee has granted review and approval powers to city staff. This can expedite the process for many applicants and help the Committee to focus on the more difficult issues. However, clear boundaries for review need to be established. Section 3.30 calls out when a CCDG is required, what exceptions exist, and also provides for an expedited review in the case of a simple review. Page 11

12 Design Guidelines Update Strategy Report Olde Town Arvada Standards and Criteria for Evaluation Defines overriding development principles for projects within a local historic district. Identifies where to obtain an application, the basis for approval or denial and the basic criteria for review. In addition to criteria for approval, it also provides firm legal basis for the adoption of design guidelines. Section 3.30 establishes the design guidelines to be used as the approval criteria. This is an acceptable approach so long as the design guidelines remain applicable and relevant to all properties subject to review. The design guidelines are currently only applicable to established districts, application for citywide use should be considered in future updates. Establishment of clear overall criteria within the code should also be considered in future updates. Appeals Provides the applicant with the right to appeal any decisions made regarding a CCDG. Depending upon the municipality some appeals go to either City Council or a specific Board of Appeals. Also may define what the appeal may be based on. Section 3.2 calls out appeals procedures for all types of development review. The Planning Commission reviews appeal of a decision by the Community Development Director on a CCDG. Should new review procedures be established in future updates to the code, this section should also be updated to reflect those changes. Economic Hardship Provides for the appeal of an applicant on the grounds of economic hardship. The burden of proof, however, is placed solely on the applicant. Typically, the applicant must prove that the requirements of the Committee would be beyond their financial means. Also defines what documentation is needed to prove such economic hardship. Section Approval Criteria provides for the allowance of a waiver for cases of economic hardship, however it does not specify a procedure for how to prove such conditions. Page 12

13 Olde Town Arvada Design Guidelines Update Strategy Report Zoning Zoning Amendment Strategies by Character Area The map on the following page identifies new character area based zone districts for the zoning code that would replace existing districts within the study area. For each of the recommended areas there will be a series of prescriptive standards and design guidelines to address building and site design. As mentioned previously, the zoning code will address prescriptive design standards and the guidelines will address more detailed aspects of design. The following is a summary of the recommended changes for each of the zone districts within the study area. B-2, R-L, PUD-BP and R-M zone districts along the north side of the Ralston Road Corridor Create new RR-OT (Ralston Road Olde Town Area) zone district to replace existing B-2, R-L and R-M zone districts Permit building height 40 Require % of build-to line along Ralston Road B-3 zone district Create new WMU-OT (Webster Mixed Use Olde Town Area), E-OT (East Olde Town Area), EY-OT (East Yukon Olde Town Area), GV-OT (Grandview Olde Town Area) and OW-OT (Old Wadsworth Olde Town Area) zone districts to replace existing B-3 zone district. WMU-OT and EY-OT: Permit building height of 40 GV-OT district: Permit building height of 35 (2 story max.), Require % of build-to along the street. OW-OT: 35 (2 story max.). Allow up to 40 (some limited exceptions with design review and the 3rd story must be set back from the building facade.) E-OT : Permit building height of 37. Allow up to 47 (some limited exceptions with design review and the 4th story must be set back from the building facade.) Require % of build-to along the street and park. B-3*, R-M and B-2* zone districts within the study area Create new RN-OT Residential Neighborhood Olde Town Area zone district to replace existing B-3*, R-M and B-2* zone districts. Permit building height 35 The pages that follow this section describe the strategy for each of the proposed districts. Page 13

14 Design Guidelines Update Strategy Report Olde Town Arvada Proposed Character Area - Zone Districts Map KEY Page 14

15 Olde Town Arvada Design Guidelines Update Strategy Report Webster Mixed Use Olde Town Area (WMU-OT) Webster Mixed Use Olde Town Area (WMU-OT Zone) Goals Provide a mixed use area, but predominantly retail (storefronts) uses at the sidewalk edge along Ralston Road. Provide wider sidewalk (8 to 10 ), as feasible. Allow a limited percentage of a building front to be set back from the sidewalk edge to allow for smaller courtyards and plazas to link to the sidewalk. Minimize the visual impacts of parking from the street. Maintain the traditional two story scale, and varied height of buildings along the block. - Encourage two stories at the sidewalk edge (potentially allow shallow front yards for rowhouse form with design review). - Allow a maximum of three stories, with 3rd floor set back (potentially allow 3rd floor at the sidewalk edge for a mixed use parking structure form with design review). - Provide two story buildings adjacent to historic buildings (potentially allow three story buildings at these edges with design review). Encourage varied height of buildings along the sidewalk edge in large projects. - Reflect the underlying lot pattern in the articulation of building fronts. Preserve historic buildings. Page 15

16 Design Guidelines Update Strategy Report Olde Town Arvada Strategy for New Design Standards in Webster Mixed Use Olde Town Area Uses: Permit a wide mix of urban uses; prohibit auto-oriented uses, for example: car lots, gas stations and drive-throughs. Neighborhood Level Standards: Streets: No changes. Sidewalks: Widen sidewalks when feasible. Auto Access: Promote auto access from the alley, where feasible. Where access must be from the street, limit curb cuts. Site Plan Level Standards: Parking: Require parking on site for new construction; set the required ratio to vary with proximity to transit and the mix of uses in mind. Do not require parking on site, when associated with a preserved historic building; provide a fee in-lieu option. Minimize visual impacts of parking as seen from the street, using a menu: Locate underground At grade, and screened with other uses At grade, and screened with architectural elements or landscaping Locate off the alley Public and Semi-Public Open Space: Do not require open space, but address in design guidelines for where they are developed. Street Wall/Siting: Require a minimum percentage of a lot to have a building wall at a build-to line that is a modest setback from the property line with the remaining percentage at a zero-lot line. Allow one and two-story front facade at the sidewalk edge. Thirdstory should step back. Page 16

17 Olde Town Arvada Design Guidelines Update Strategy Report Building Design Level Standards: Building Height: Establish massing standards that: Allow for one and two-story front facades at the sidewalk edge. Allow a maximum third story if it is stepped back. Massing: Articulate building mass to reflect traditional building widths. Set a maximum façade width after which an offset/change is required. - Provide flexibility to meet the intent through alternative means through design review, using guidelines. Set a maximum length of building face after which a break is required (to create view ways, pedestrian links). Set a minimum percentage of build to at the street edge. Street Level Character: Require a pedestrian-friendly street level/first floor, using a menu of design choices: Storefront Plaza/Courtyard Architectural detailing Landscaped area Primary entrance Solar Access: Position building massing to provide solar access to public sidewalks and plazas on the north side of buildings, for example, step back upper stories, position additional height to one side or provide a break in the facade in larger buildings that span along the block. Building Types Permitted: Large Multifamily Row House Large Multifamily Apartment Small Mixed-Use Corner Store Large Mixed-Use with Surface Parking Large Mixed-Use with Interior Parking Civic Buildings Examples of permitted building types. Page 17

18 Design Guidelines Update Strategy Report Olde Town Arvada East Olde Town Area (E-OT) East Olde Town Area (E-OT Zone) Goals Establish a predominantly residential neighborhood. Also, allow limited service-oriented businesses and office use in a large scale residential complex. Provide pedestrian-friendly sidewalks along the street and park. Provide a mix of smaller courtyards and plazas linked to the sidewalk and park. Provide areas of on-street parking to buffer pedestrians from traffic. Minimize the visual impacts of parking from the street. Provide residential entries near street level (typically about 3 feet above the sidewalk level; when feasible). Provide varied building heights in large projects. - - Encourage two story and three story buildings along the street with a fourth story set back Provide a two story building edge adjacent to historic buildings and McIlvoy Park (potentially allow three story buildings at these edges with design review). Limit the length and widths of buildings to reflect the mass and scale of traditional building within the Olde Town Area. Page 18

19 Olde Town Arvada Design Guidelines Update Strategy Report Strategy for New Design Standards in East Olde Town Area Uses: Require predominantly multifamily residential uses, with some supporting retail, office and civic uses. Neighborhood Level Standards: Streets: Set new street widths to be relatively narrow, to promote walking. Extend historic Teller Street line as a pedestrian/view corridor. Provide some on-street parking. Sidewalks: Require sidewalks along all new and existing streets and along McIlvoy Park. Establish new minimum sidewalk width that will support walking residential streets. Auto Access: Focus access on revised Teller Street. Site Plan Level Standards: Parking: Require parking to be provided on site, with ratios adjusted for residential uses and proximity to transit service. Minimize visual impacts of parking as seen from the street, using a menu: Locate underground At grade, and screened with other uses At grade, and screened with architectural elements or landscaping Public and Semi-Public Open Space: Require a percentage of semi-public and public open space, to be accomplished in a menu: - Plaza or courtyard, directly accessible from the public sidewalk - Public walkway through the site linked to the park - Increased sidewalk width along the park - Small courtyards at residential entries Street Wall-Parkside/Siting: For Mixed Use Building Types along Teller street require a minimum percentage of a lot to have a building wall at a build-to line that is a modest setback from the property line with the remaining percentage at a zero-lot line. Page 19

20 Design Guidelines Update Strategy Report Olde Town Arvada For Multifamily Building types require a building wall to have a modest setback from the property line to allow for a shallow yard along the park. Require buffer along east edge/wadsworth Bypass. Building Design Level Standards: Building Height: Establish massing standards that provide for: Varied height within larger projects. Setting back additional floor height to maintain predominantly 2 stories at the street, park edge and adjacent to historic buildings. Permit maximum of 4 stories, with 4th story set back (with some limited exceptions, subject to design review using the design guidelines). Massing: Articulate building mass to reflect traditional building widths. Set a maximum façade width before an offset/change is required. Provide flexibility to meet this intent with alternative means through design review, using guidelines. Street and McIIvoy Park Level Character: Require a pedestrian-friendly, ground floor along the street and park using a menu of design choices: Courtyards Architectural detailing Building entry/stoop Landscaped area Balconies Solar Access: Position building massing to provide solar access to public sidewalks and plazas on the north side of buildings, for example, step back upper stories, position additional height to one side or provide a break in the facade in larger buildings that span along the block. Building Types Permitted: Large Multifamily Row House Large Multifamily Apartment Small Mixed-Use Corner Store Large Mixed-Use with Surface Parking (conditional) Large Mixed-Use with Interior Parking (conditional) Urban House Page 20 Examples of permitted building types.

21 Olde Town Arvada Design Guidelines Update Strategy Report East Yukon Olde Town Area (EY-OT) East Yukon Old Town Area (EY-OT Zone) Goals Provide a mixed use area that transitions in scale, stepping up from the residential scale on the west side of Yukon, to the scale of building along Olde Wadsworth. Provide pedestrian-friendly sidewalks with retail (storefronts) and/or residential uses (principal entrance) at the street level. Accommodate structured parking facility with pedestrian-friendly (retail/storefront wrap) street edge. Provide a mix of smaller courtyards and plazas linked to the sidewalk. Minimize the visual impacts of parking from the street. Provide residential entries near street level (typically about 3 feet above the sidewalk level; when feasible). Establish a predominately two story street wall. Encourage two stories at the sidewalk edge (potentially allow shallow front yards for rowhouse form with design review). Provide varied height of buildings along the block. - Allow a maximum of three stories, with 3rd floor set back (potentially allow 3rd floor at the sidewalk edge for a mixed use parking structure form with design review) - Provide two story buildings adjacent to historic buildings (potentially allow three story buildings at these edges with design review). Encourage varied height of buildings along the sidewalk edge in large projects. - Reflect the underlying lot pattern in the articulation of building fronts. Page 21

22 Design Guidelines Update Strategy Report Olde Town Arvada Strategy for New Design Standards in East Yukon Olde Town Area Uses: Permit a wide mix of urban uses. Neighborhood Level Standards: Streets: No changes. Sidewalks: Require sidewalks along all new and existing streets. Establish new minimum sidewalk width that will support walking residential streets. Auto Access: Promote auto access from the alley, where feasible. Where access must be from the street, limit curb cuts. Site Plan Level Standards: Parking: Require parking to be provided on site, with ratios adjusted for residential uses and proximity to transit service. Minimize visual impacts of parking as seen from the street, using a menu: Locate underground At grade, and screened with other uses At grade, and screened with architectural elements or landscaping Public and Semi-Public Open Space: Require a percentage of public open space, to be accomplished in a menu: - Plaza or courtyard, directly accessible from the public sidewalk - Public walkway through the site - Small courtyards/at residential entries Street Wall/Siting: Require a minimum percentage of a lot to have a building wall at a build-to line that is a modest setback from the property line with the remaining percentage at a zero-lot line. Page 22

23 Olde Town Arvada Design Guidelines Update Strategy Report Building Design Level Standards: Building Height: Establish massing standards that provide for: Varied height at the street edge Setting back additional floor height to maintain predominantly 2 stories at street edge Permit maximum of 3 stories, with 3rd story set back (with some limited exceptions, subject to design review using the design guidelines) Massing: Articulate building mass to reflect traditional building widths. Set maximum façade width before an offset//change is required. Provide flexibility to meet intent through alternative means through design review, using guidelines. Street Level Character: Require a pedestrian-friendly street level/first floor, using a menu of design choices: Courtyards Architectural detailing Building entry/stoop Landscaped area Balconies Solar Access: Position building massing to provide solar access to public sidewalks and plazas on the north side of buildings, for example, step back upper stories, position additional height to one side or provide a break in the facade in larger buildings that span along the block. Building Types Permitted: Large Multifamily Row House Large Multifamily Apartment Small Mixed-Use Corner Store Large Mixed-Use with Surface Parking Large Mixed-Use with Interior Parking Examples of permitted building types. Page 23

24 Design Guidelines Update Strategy Report Olde Town Arvada Grandview Olde Town Area (GV-OT) Grandview Olde Town Area (GV-OT Zone) Goals Promote a mixed use area that maintains the historic character of the street. Provide retail (storefronts) at the sidewalk edge. Allow a mix of smaller courtyards and plazas linked to the sidewalk, particularly at the existing historic residential enclave and station stop. Minimize the visual impacts of parking from the street. Provide feein-lieu option. Maintain the traditional low scale, and varied height of buildings along the block. - Retain one story historic buildings at the sidewalk edge. - Allow some two stories portions of buildings at the sidewalk edge for new infill. - Permit a maximum of two stories. - Reflect the underlying lot pattern in the articulation of building fronts. Encourage varied height of buildings along the sidewalk edge in larger projects. - Reflect the underlying lot pattern in the articulation of building fronts. Preserve historic buildings. Preserve existing historic residential buildings at the east end of the area. Allow small commercial buildings on double-fronted lots that face 57th ST. Page 24

25 Olde Town Arvada Design Guidelines Update Strategy Report Strategy for New Design Standards in Grandview Olde Town Area Uses: Permit a wide mix of urban uses; prohibit strip commercial uses. Neighborhood Level Standards: Streets: No changes. Sidewalks: Maintain existing sidewalk widths. Auto Access: Promote auto access from the alley, where feasible. Where access must be from the street, limit curb cuts. Site Plan Level Standards: Parking: Do not require parking on site, when associated with a preserved historic building, to maintain traditional scale and established building wall. (If permitted) Minimize visual impacts of parking as seen from the street, using a menu: Locate underground At grade, and screened with other uses At grade, and screened with architectural elements or landscaping Public and Semi-Public Open Space: Do not require open space, but address in design guidelines for where they are developed. Street Wall/Siting: Require zero-lot lines. A minimum % of open space between buildings may be appropriate at the enclave of historic residential buildings located at the east end of the area. Building Design Level Standards: Building Height: Establish massing standards that provide for: Varied height at the street edge Require some one story portion on larger infill buildings proposed along the south side of Grandview. Permit maximum of 2 stories Page 25

26 Design Guidelines Update Strategy Report Olde Town Arvada Massing: Articulate building mass to reflect traditional building widths. Set maximum façade width before an offset/change is required. Provide flexibility to meet intent through alternative means through design review, using guidelines. Set maximum length of building face before a required break (to create view ways, pedestrian links) Street Level Character: Require a pedestrian-friendly street level/first floor, using a menu of design choices: Courtyards Architectural detailing Landscaped area Solar Access: Position building massing to provide solar access to public sidewalks and plazas on the north side of buildings, for example, step back upper stories, position additional height to one side or provide a break in the facade in larger buildings that span along the block. Building Types Permitted: Small Mixed-Use Corner Store Detached ADU (Conditional, may be appropriate at the enclave of historic residential buildings located at the east end of the area.) Examples of permitted building types. Page 26

27 Olde Town Arvada Design Guidelines Update Strategy Report Old Wadsworth Olde Town Area (OW-OT) Old Wadsworth Olde Town Area (OW-OT Zone) Goals Promote a mixed use area that maintains the historic character of the street. Provide retail (storefronts) at the sidewalk edge. Provide a well-defined street edge, with a high percentage of building fronts located at the sidewalk edge. Allow a limited percentage of a new building front to be set back from the sidewalk edge to allow for smaller courtyards and plazas to link to the sidewalk. Minimize the visual impacts of parking from the street. Maintain the traditional two story scale, and varied height of buildings along the block. - (Potentially allow 3rd floor step back with design review) Encourage varied height of buildings along the sidewalk edge in large projects. - Reflect the underlying lot pattern in the articulation of building fronts. Preserve historic buildings. Page 27

28 Design Guidelines Update Strategy Report Olde Town Arvada Strategy for New Design Standards in Old Wadsworth Olde Town Area Uses: Permit a wide mix of urban uses; prohibit auto-oriented uses. Neighborhood Level Standards: Streets: No changes. Sidewalks: Maintain existing sidewalk widths. Auto Access: Promote auto access from the alley, where feasible. Where access must be from the street, limit curb cuts. Site Plan Level Standards: Parking: Do not require parking on site, when associated with a preserved historic building, to maintain traditional scale and established building wall. Minimize visual impacts of parking as seen from the street, using a menu: - - Locate parking off the alley behind a building. Allow parking underground or above ground within a structure. Public and Semi-Public Open Space: Do not require open space, but address in design guidelines for where they are developed. Street Wall/Siting: Require a zero-lot line, with two-story maximum front facade with a third-story step back (conditional). Examples of permitted building types. Page 28

29 Olde Town Arvada Design Guidelines Update Strategy Report Building Design Level Standards: Building Height Establish massing standards that provide for: Varied height at the street edge Setting back additional floor height to maintain predominantly 2 stories at street edge Permit maximum of 3 stories, with 3rd story set back (with some limited exceptions, subject to design review using the design guidelines) Massing: Articulate building mass to reflect traditional building widths. Set maximum façade width before an offset/change is required. Provide flexibility to meet intent through alternative means through design review, using guidelines. Street Level Character: Require a pedestrian-friendly street level/first floor, using a menu of design choices: Courtyards Architectural detailing Building entry/stoop Landscaped area Balconies Solar Access: Position building massing to provide solar access to public sidewalks and plazas on the north side of buildings, for example, step back upper stories, position additional height to one side or provide a break in the facade in larger buildings that span along the block. Building Types Permitted: Small Mixed-Use Corner Store Large Mixed-Use with Surface Parking (conditional) Large Mixed-Use with Interior Parking (conditional) Page 29

30 Design Guidelines Update Strategy Report Olde Town Arvada Residential Neighborhood Olde Town Area (RN-OT) The Residential Neighborhood Olde Town Area (RN-OT Zone) Goals: Maintain the predominately residential uses including small cottage type retail uses. Promote yards in front, also allow small courtyards with cottage type retail uses. Minimize visual impacts of parking as seen from the street. Maintain the alignment of primary entrances along the street. Maintain the traditional two to two-and-a-half story scale, and varied height of buildings along the block. - Allow a maximum of two-and-a-half stories Preserve historic buildings. Strategy for New Design Standards in Residential Neighborhood Olde Town Area Uses: Residential, including single family, detached accessory dwelling unit, duplex and tandem. Allow small cottage type retail uses. Neighborhood Level Standards: Streets: No changes. Sidewalks: Maintain existing sidewalk widths. Auto Access: Promote auto access from the alley. Page 30

31 Olde Town Arvada Design Guidelines Update Strategy Report Site Plan Level Standards: Parking: Locate parking on the rear of a lot. Public and Semi-Public Open Space: Maintain traditional front yards. Street Wall/Siting: Establish a Block Sensitive Setback to continue the range of traditional neighborhood patterns. Building Design Level Standards: Building Height Two to two-and-a-half stories. Massing: Articulate building mass to reflect traditional residential building widths. Set maximum façade width before an offset/change is required. Street Level Character: Require a pedestrian-friendly street by providing landscaped front yards. Building Types Permitted: Single Family Detached Dwelling Small Multifamily Detached Accessory Dwelling Unit Small Multifamily Duplex Small Multifamily Tandem House Page 31

32 Design Guidelines Update Strategy Report Olde Town Arvada Ralston Road Olde Town Area (RR-OT) The Ralston Road Olde Town Area (RR-OT Zone) Goals Provide a mixed use area with wider (10-12 with streetscape improvements) pedestrian-friendly sidewalks. Provide a well-defined street edge, with a high percentage of building fronts located at the sidewalk edge along Ralston Road. Provide a mix of smaller courtyards and plazas linked to the sidewalk. Provide semi-public open space along the residential edge to the north. Minimize visual impacts of parking from the street. Provide parking access from the alley when feasible; limited number of curb cuts on Ralston Road itself. Maintain the traditional two story scale, and varied height of buildings along the street. - Allow a maximum of three stories, with 3rd floor set back (potentially allow 3rd floor at the sidewalk edge for a mixed use parking structure form with design review) Preserve key historic building. Page 32

33 Olde Town Arvada Design Guidelines Update Strategy Report Strategy for New Design Standards in Ralston Road Olde Town Area Uses: Adjust permitted uses to be more consistent with the TOD plan. (Limit autooriented businesses to comply with urban design standards.) Neighborhood Level Standards: Sidewalk Width: Establish new minimum sidewalk width that will support a great street scale. (A portion of this new sidewalk will be within the property line.) Auto Access: Require access from alleys to the extent feasible. Limit curb cuts on Ralston to minimum required for access to parking areas. Site Plan Level Standards: Parking: Require some parking to be provided on site, with ratios adjusted for mixed uses and transit service. Minimize visual impacts of parking as seen from the street. Locate parking behind other active uses or screen with other devices (to be established in a menu of design options.) Public and Semi-Public Open Space: Re-frame existing open space requirements to be more urban : Require minimum percentage of public open space, to be accomplished in a menu: - Plaza or courtyard, directly accessible from the public sidewalk - Public walkway through the site, linked to public parking in the rear - Increased sidewalk width along Ralston Road Allow semi-public open space along residential edge. Street Wall/Siting: Require a minimum percentage of a lot to have a building at the build-to line, to establish an urban character. Page 33

34 Design Guidelines Update Strategy Report Olde Town Arvada Building Design Level Standards: Building Height Provide for: Varied height at the street edge Setting back additional floor height to maintain predominantly 2 stories at street edge Permit maximum of 3 stories, with a 3rd story set back (with some limited exceptions, subject to design review using the design guidelines) Street Level Character: Require a pedestrian-friendly street level/first floor, using a menu of design choices: Storefront Display cases Wall art Architectural detailing Building entry Landscaped area Solar Access: Position building massing to provide solar access to public sidewalks and plazas on the north side of buildings, for example, step back upper stories, position additional height to one side or provide a break in the facade in larger buildings that span along the block. Building Types Permitted: Large Multifamily Row House Large Multifamily Apartment Small Mixed-Use Corner Store Large Mixed-Use with Surface Parking Large Mixed-Use with Interior Parking Examples of permitted building types. Page 34

35 Olde Town Arvada Design Guidelines Update Strategy Report Building Types/Forms The following building types are illustrated. Single Family Detached Dwelling Small Multifamily Urban House Small Multifamily Detached Accessory Dwelling Unit Small Multifamily Duplex Small Multifamily Tandem House Large Multifamily Row House Large Multifamily Apartment Small Mixed-Use/Corner Store Large Mixed-Use Building with Surface Parking or fee inlieu Large Mixed-Use Building with Interior Parking Single Family Detached Dwelling Model The project shown represents a single family building type. Page 35

36 Design Guidelines Update Strategy Report Olde Town Arvada Small Multifamily Urban House Detached Accessory Dwelling Unit Duplex Tandem House Photos These images portray examples of Urban House, Detached Accessory Dwelling Unit, Duplex and Tandem House multifamily building types for Olde Town Arvada. Duplex Urban House Duplex Urban House Page 36

37 Olde Town Arvada Design Guidelines Update Strategy Report Models The projects shown represent small multifamily building types. N N Urban House RIMARY STREET L Tandem House M SIDE STREET Duplex Duplex Building Form Design Criteria Building layout: Units can be stacked or side-by-side Building placement: Orients to the street Set back from sidewalk Landscaped front yard Building articulation: Projecting front porch Varied roof forms Modules are similar in width to traditional residential buildings First floor definition: Entry porch and windows Building height One to two-and-a-half stories Parking: Surface parking Alley accessed Open Space: Front, side and rear yards Page 37

38 Design Guidelines Update Strategy Report Olde Town Arvada Large Multifamily Row House Photos These images portray examples of large multifamily row house building types for Olde Town Arvada. Page 38

39 Olde Town Arvada Design Guidelines Update Strategy Report Model These images represent a rowhouse building form. Birds eye view Site Plan Front Elevation Building Form Design Criteria Building placement: Orients to the sidewalk with a porch/ stoop Building articulation: Notched facade Third story set back Changes in height Window/balcony/entry porch projections Floors and modules defined by changes in material, color and/or detail Facade modules Building height: 37 feet to top of parapet Parking: Surface parking Alley accessed Open space: Patios and yards in front Roof decks at 3rd floor First floor definition: Individual entry porch Windows face onto the street Page 39

40 Design Guidelines Update Strategy Report Olde Town Arvada Large Multifamily Apartment Photos These images portray examples of large multifamily apartment building types for Olde Town Arvada. Page 40

41 Olde Town Arvada Design Guidelines Update Strategy Report Model The project shown represents a large multifamily building type. Birds eye view front elevation Site Plan Elevation Building Form Design Criteria Building placement: Orients to the sidewalk and park with a porch/stoop Building articulation: Notched facade Fourth story set back Changes in height Window/balcony/entry porch projections Floors and modules defined by changes in material, color and/or detail Facade modules First floor definition: Individual entry porch/patio Windows face onto the street/park Building height: 37 feet to top of parapet Parking: Surface and partial underground parking Alley accessed Open space: Patios and yards in front Roof decks at 4th floor (E-OT only) Page 41

42 Design Guidelines Update Strategy Report Olde Town Arvada Small Mixed-use Corner Store Photos These images portray examples of smaller mixed-use building types for Olde Town Arvada. This building type is typically for smaller scale infill sites and does not provide parking on site. Page 42

43 Olde Town Arvada Design Guidelines Update Strategy Report Model These images represents a mixed use building without on-site parking in the Arvada Olde Town context. Transit Plaza Birds eye view front elevation Site Plan Elevation Building Form Design Criteria Building placement: Orients to the sidewalk, plaza and station Building articulation: Two-story building Notched facade Changes in cornice line Floors and modules defined by a change in material, color and/or detail Facade modules range from Building height 34 feet to top of parapet Parking: None on site Open Space: Court/plaza to side First floor definition: Storefront and canopy Page 43

44 Design Guidelines Update Strategy Report Olde Town Arvada Large Mixed-Use Building with Surface Parking Photos These images portray examples of mixed-use building types that may be appropriate for Olde Town Arvada. This building type is typically located where larger parcels may be assembled. It provides surface parking behind the building. Page 44

45 Olde Town Arvada Design Guidelines Update Strategy Report Model These images represent a group of mixed-use buildings with surface parking located on site in the Arvada Olde Town context. Building A Building B Birds eye view Site Plan Building A Building B Elevation Model Notes Building placement: Orients to the sidewalk Building articulation: Building A - three story building anchors corner Building B - third floor is set back from front facade Notched facade Change in cornice line Change in height Floors and modules are defined by a change in material, color and/or detail Vertical circulation building feature First floor definition: Storefront and canopy Building height: 40 feet to top of parapet Parking: Interior adn surface parking Alley access Open space: Building is set back further from street to accommodate wider sidewalks in front Mid-block courtyard Page 45

46 Design Guidelines Update Strategy Report Olde Town Arvada Large Mixed-Use Building with Interior Parking Photos These images portray examples of mixed-use building with an interior parking structure for Olde Town Arvada. This would include parking for the uses on site as well as the general public. Page 46

47 Olde Town Arvada Design Guidelines Update Strategy Report Model These images represent a mixed-use building with an interior parking structure in the Arvada Olde Town context. Birds eye view Site Plan Elevation Building Form Design Criteria Building placement: Orients to the sidewalk with storefront Building articulation: Three-story building Third story set back from the primary facade for a portion of the facade Notched facade Changes in cornice line Changes in height Floors and modules defined by changes in material, color and/or detail Vertical circulation building feature Facade modules range from First floor definition: Storefront and canopy Building height: 37 feet to top of parapet Parking: Interior parking Access mid-block Page 47