West Slope Neighborhood Design Guidelines Kick-off Meeting February 5, 2015 Titlow Lodge 6:00 8:00 pm
West Slope Neighborhood Design Guidelines Purpose of Meeting and Ground rules
Proposal Overview Proposal: Establish a conservation district to maintain neighborhood character through certain restrictions on building design, lot size and subdivision of existing lots. Key elements of WSNC proposal: Houses shall be single-story with daylight basement Establish a minimum lot size of 12,500 SF (zoning is 7500) Subdivided lots shall extend from street to street Trees and tall vegetation shall not obstruct views
Schedule: Key Dates November 18 February 5 March 11 March TBA West Slope Neighborhood Community Information Meeting Design Guidelines Kickoff Discussion of guidelines content Feedback Landmarks Preservation Commission presentation Set public hearing date West Slope Neighborhood Design Guidelines follow up
Schedule: Key Dates (continued) April 8 Tentative April TBA July 1 Landmarks Preservation Commission public hearing Presentation to City Council Neighborhoods and Housing Committee Planning Commission public hearing
Schedule: Key Dates (continued) September 15 September 15 September 23 September 29 October 6 October 31 City Council Study Session City Council Public Hearing City Council Infrastructure, Planning and Sustainability Committee review City Council First Reading of ordinances City Council Final Reading of Ordinances Effective date of adopted amendments
Proposed district boundaries
Historical background Photo shows graded roads in 1947, looking north Narrowmoor Addn. 1 recorded in 1944, 107 lots Narrowmoor Addn. 2 Recorded in 1944, 65 lots Narrowmoor Addn. 3 Recorded in 1947, 92 lots
Historical background Developed by Norwegian immigrant and builder Eivind Anderson Designed by engineer David H. White Houses designed by architects, customdesigned by builders, or built from stock plans
Historical background Many streets had been developed by 1951
Historical background 1951 Each house was carefully placed to maximize views 2015
Historical background Orientation and responding to the topography was important
Historical background Streetscapes were important
Historical background Diversity within Modern architectural styles was important
Site design characteristics Large lots, oriented east-west Through lots (streets on both sides) Houses sited on upside (east side) of lots Extensive landscaping
House design characteristics One story with daylight basements, with the main entry on the east side Horizontal aspect with low pitched roofs Display both Contemporary (Modern) and traditional Ranch styles
House design characteristics Glazed rear facades Extensive decks and outdoor space Oriented toward views
Details subtle entries, entry courts
Details house fronts can be private
Details garages are usually integrated with house; original doors are paneled
Details natural materials, colors and textures are prized
Details windows are large and horizontally oriented Front facade Rear facade
Details doors are flush, sometimes with sidelights
Design guidelines for mid-century modern districts Arapahoe Acres, Englewood, CO, NR Historic District extensive design guidelines; voluntary design review Oak Hills, Washington Co., OR, NR Historic District no design guidelines; no review Sea Ranch, Sonoma Co., CA, no historic designation extensive, mandatory design guidelines Eichler Homes, Sunnyvale, CA, no historic designation extensive, mandatory design guidelines
Design guidelines - Application Design for new construction Design of additions to footprints of existing homes Demolition of existing homes
Design guidelines identify elements
Design guidelines identify characteristics
Design guidelines identify characteristics
Design guidelines - height For example: Building heights must be no higher than the average height of adjacent buildings Buildings are one story with a daylight basement
Design guidelines - massing and scale For example: Residential structures shall not exceed a single, main level and a daylight basement Preferred massing is simple, with rectangular, L-shaped or U-shaped footprints
Design guidelines - exterior cladding and materials For example: New materials will be compatible with existing materials in the neighborhood, including board and batten, brick and masonry veneer, striated cedar shingles, and horizontal board
Design guidelines roof shape and eaves For example: Roof forms will be compatible with prevailing lowpitched and flat roofs Houses with parapet roofs will not be allowed
Design guidelines fenestration patterns Front facade Rear facade For example: Fenestration patterns will reflect or be compatible with the prevailing patterns of horizontal windows and emphasize privacy on the front façade; rear facades may be heavily glazed
Design guidelines - fenestration patterns
Additional guideline subjects to be addressed: Architectural details Additions Main entrances Accessory structures and parking Site plan and layout
West Slope Neighborhood Design Guidelines Kick-off Meeting February 5, 2015 Titlow Lodge 6:00 8:00 pm