Architectural Standards

Transcription

1 Architectural Standards A collection of provisions working in concert to meet the community design objectives for downtown 1. Average Daylight Plane Concept. Provisions ensures that facades along streets will be broken up with stepbacks & occasional courtyards. (see Average Daylight Plane poster for details) 4. Façade Details. Provision requires the integration of human-scaled design details into all building façades to add visual interest and enhance the character of new buildigns. Provision includes a list of options and allows applicant to pick at least 3 detail elements to integrate into the facade. 2. Major Façade Modulation. Provision requires a major façade modulation feature at intervals no more than 120 to break up the massing of large buildings along the street. Provision allows many design solutions to meet the standard. < 120 wide < 120 wide > 120 wide but with courtyard Courtyard breaks up block frontage massing 0 2 < >1 2 <1 Meets standard < Does not meet standard 0 12 Meets standard 3. Façade Articulation. Provision requires the integration of façade articulation features at intervals no more than 30 to add visual interest to the façade and break it up into a series of smaller articulated components. Provision includes a list of options and allows applicant to pick at least 3 treatments to meet the standard. Example details suggestions from another community 5. Building Materials. Provision elements: Promote high quality durable materials Require consistency on all sides of buildings Require architectural treatment of concrete walls Include special limitations on the use of concrete block and EIFS Prohibit metal beveled siding, mirrored glass and vinyl siding s t n e em l e n o i t a l u c Arti Island square is a good example of using quality durable materials and architectural treatment of concrete Uses changes in window pattern, awnings, roofline, and material/color at <30 intervals Uses window pattern, balconies, material changes, roofline, and façade modulation to articulate facade V I S I O N I N G & D E V E L O P M E N T Example use of EIFS that wouldn t be allowed in the Town Center 6. Building Color. Muted and dark saturated colors should be utilized for the background of buildings. Bright building colors should be limited to trim and accents. C O D E U P D A T E

2 Average Daylight Plane Concept Concept calls for building façades along all streets to meet the Average Daylight Plane (ADP) concept illustrated below. By employing an average, it promotes greater diversity in the building frontages by allowing architects to mix and match massing elements to meet the standard. It also provides much greater flexibility in creating workable building floorplans than a consistent daylight plane (if applied to the entire façade). ne la tp h g i Conceptual Block Layout Example The block massing concept below illustrates an example of how the Average Daylight Plane provision would work in promoting a variety of façade stepbacks and breaks and courtyards fronting on the street. Extra through-block connection (30 wide) used to help meet ADP along this frontage Calculations use the first 30 of property adjacent to streets to measure conformance. l ay D ge ra e Av 30 To meet the average Average Daylight Plane standard a block frontage could combine the following: Debit area Cropped corner plaza 10 stepbacks above 4th floor Segment with 10 + widened sidewalk Through-block connection Upper level residential courtyard facing street Examples that would and wouldn t meet ADP concept Segment with small stepback above 4th floor Variety of setbacks Courtyard Courtyard Space Credit area Island Square s 78th Aves E frontage illustrates an example of how a development could meet the ADP. Segment with courtyard adjacent to sidewalk V I S I O N I N G & D E V E L O P M E N T C O D E This development in Bellevue with its relatively flat facade on all block fonrtages and internalized courtyard would not U P D A T E

3 Bonus Height Provisions Illustrating what buildings & developments look like with and without the bonus height provisions. No Bonus Scenario Only 2-stories are allowed under the no bonus scenario. The US Bank site/building illustrates a typical 2-story building which are nearly always served by surface parking lots. While new construction would be required to integrate retail storefronts along 77th and 78th Avenue, rental or lease revenue by existing single story retailers would make it highly Bonus Scenario Five-story buildings could be built where complying with open space and affordable housing bonus requirements, plus other proposed standards (see Average Daylight Plane & Architectural Standards posters). Of all the 5-story buildings built in Town Center, Island Square most closely matches the proposed design standards. unlikely that such properties would be redeveloped with only two-story buildings. VISIONING & DEVELOPMENT CODE UPDATE

4 Frontages Proposed standards promote small scale retail frontages along key Town Illustrating the Frontage Standards Center Streets. The map below identifies proposed Primary, Secondary, and Limited retail block frontages. Hotel/motel, personal service, public facility, and/or office 40% max block frontage Primary Frontage Small Scale Small Restaurant 48 max 16 min depth Larger Scale er 60 max 60% max block frontage Secondary Frontage Frontage Standards Examples for Perspective NOTE: in the chart refers to retail, restaurants, and personal service uses. Primary Frontage Secondary Frontage Min % ground Floor Max Continuous linear frontage occupied by street frontage per use retail use 60% 48 40% 60 Min. space depth/ frontage width Min. 16' depth; Min. 30 width Limited No min. limited to 40% of frontage for multi-unit residential buildings. (up N/A Noah s (Now Einstein s) occupies close to 60 of block frontage; The Trader Joes example on the right occupies more than 100 of block frontage and wouldn t be allowed on designated Primary or Secondary Frontage to 80% for live/work unit frontages, unless it featured smaller retail liner storefronts to enable frontages) conformance with the maximum 48 or 60 continuous frontage standard. VISIONING & DEVELOPMENT CODE UPDATE

5 Through-Block Connections Examples Proposed standards include strategic through block connection requirements mapped below to improve pedestrian circulation, provide for public gathering spaces, and enhance the character and identity of the Town Center Average daylight plane provisions require breaks in block frontages that encourage additional through-block connections. Example of required connection V I S I O N I N G & D E V E L O P M E N T C O D E U P D A T E

6 Landscaping Elements Possible standards place a high priority in integrating landscaping elements into the design of sites and buildings. X% of the site shall include landscaped surfaces integrating a variety of landscaped types as shown below. Decorative planters along sidewalks and internal walkways (left). Green roofs particularly those visible from nearby buildings and hillsides (right). Decorative green walls. The example on the left with a mixture of plant materials and integrated design pattern would qualify for extra credit. Vine trellises can also be used to help meet the standard. Landscaping elements integrated into the design of buildings as in this example. Terraced planters along the sidewalk or an internal walkway are also encouraged. Integration of colorful low impact design planters along streets and internal walkways that double as stormwater management features (left). Landscaping as decorative focal point (right).