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Eastside & Westside Design Standards Council Work Session 08-24-10
 

Eastside & Westside Design Standards Council Work Session 08-24-10

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    Eastside & Westside Design Standards Council Work Session 08-24-10 Eastside & Westside Design Standards Council Work Session 08-24-10 Presentation Transcript

    • East and West Side Neighborhoods Design Standards Study
      City Council Work Session
      August 24, 2010
    • Question for Council
      Which, if any, of the implementation options does Council prefer to change development standards and/or review processes to address the compatibility of single-family expansions and new construction in the East and West Side Neighborhoods?
    • Overview
      Study purpose
      Respond to concerns that some new single-family houses and expansions are incompatible with neighborhood character
      Determine whether current development standards are adequate, or if changes are warranted
    • Overview
    • Process
      Phase I: Examine existing conditions (Feb-Mar)
      Phase II: Identify and analyze issues (Apr-May)
      Phase III: Explore implementation options (Jun-Jul)
    • Outreach
      Outreach
      9 Citizen Advisory Committee meetings
      2 public meetings
      2 Planning and Zoning Board and Zoning Board of Appeals joint work sessions
      2 Landmark Preservation Commission work sessions
    • Existing Policies
      “…the City will follow specific design standards for infill development and redevelopment with an emphasis on protecting existing residential neighborhood character.” (City Plan)
      “Property owners doing major additions, remodeling, or new construction should be encouraged to take care that the resulting exterior treatment (scale, mass, building height, and materials) and architectural style is compatible with the surrounding neighborhood.” (East Side Neighborhood Plan)
    • Existing Standards
    • Existing Guidelines
      Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods
      Explain and illustrate design concepts
      Offer voluntary suggestions
      Encourage adaptation of existing structures
    • Perspectives
      Status quo
      Changes are warranted
    • Perspectives
      Status Quo:
      Larger, new houses are positive improvements
      Older houses need to be renovated/replaced
      Current standards foster reinvestment
      Concern that further regulation may stifle reinvestment
    • Perspectives
      Changes are warranted:
      Current standards do not protect existing houses
      Newer houses are excessively large and detract from neighborhood character
      Value smaller, old houses
      Support reinvestment/improvements that are more compatible with surroundings
    • Issue Identification
      Primary issue is building size (volume)
      Secondary issue is design
    • Issue Analysis: Size
      Building size (volume)
      City indirectly regulates volume
      Floor area
      Height
    • Issue Analysis: Size
      Floor area limit
      Ratio of floor area to lot area, or Floor Area Ratio (FAR)
      Floor area / lot area = FAR
      5,000 sq ft house / 10,000 sq ft lot = .50 FAR
      Current standards
      .40 FAR in NCL
      .50 FAR in NCM
      1.0 FAR in NCB
    • Issue Analysis: Size
      1.0 FAR
      2 stories
      50% lot coverage
      1 story
      100% lot coverage
      4 stories
      25% lot coverage
    • Alley
      5
      3
      4
      2
      1
      NCM
      .50
      NCL
      .40
      Existing house with .25 FAR (house + garage)
      NCM
      .50
      NCL
      .40
    • Fundamental Size Issue
      The FAR currently allowed by City standards is not consistent with the established development pattern
      Most common FARs range from .15 - .37
      City standards allow .40 in NCL and .50 in NCM
      Results in dramatic size differences
      Controversy mostly concentrated within the NCM
      1.0 FAR in the NCB not an identified issue
    • Issue Analysis: Design
      Quality design
      Issue relates to whether and how to regulate compatible design
    • Implementation Options: Size
      Standardized approach
      • Lower the floor area limit (FAR) in the NCL zone
      • Lower the floor area limit (FAR) in the NCM zone
    • Effects
      Continues to apply uniform standard across varying lot and block patterns
      Reduces allowable building expansion
    • Implementation Options: Size
      Contextual approach
      • Allow each house to expand by a certain percentage
      • Allow each house to expand based on averaging with the two adjacent houses
      • Allow each house to expand based on the average size house on the block face
      • Allow each house to expand based on the average size house on the block face, plus an additional percentage
    • Effects
      Amount of allowable expansion is derived from the established neighborhood pattern
      Allows for long term evolution in building size
      Typically reduce allowable building expansion
      More complex than applying a uniform standard
    • Implementation Options: Design
      • Require neighborhood meetings
      Effects
      Increases awareness and understanding
      Needs additional City resources
    • Implementation Options: Design
      • Reinstate Design Assistance Program for non-historic houses
      Effects
      Incentivizes use of design expertise
      Needs additional City resources
    • Implementation Options: Design
      • Codify select design guidelines as standards
      Effects
      Requires compatible design elements
    • Implementation Options: Design
      • Require review by the Landmark Preservation Commission or a newly formed Architectural Review Committee
      Effects
      Requires greater attention to compatible design
      Needs additional City resources
    • Recommendations
      Staff
      Contextual approach, block face averaging plus percent increase
      None of design options
      Address minor, technical Land Use Code changes
      Volume “loophole”
      Height measuring
    • Recommendations
      Landmark Preservation Commission
      Contextual approach, block face averaging plus an additional percentage
      Design Assistance Program
      Codify guidelines
      Open to Architectural Review
      Address Land Use Code changes
    • Recommendations
      Planning and Zoning Board
      Address Land Use Code changes
    • Recommendations
      Zoning Board of Appeals
      Address Land Use Code changes
    • Recommendations
      Citizen Advisory Committee
      Divided opinions
      Those who support changes prefer:
      Contextual approach, block face averaging plus an additional percentage
      Design assistance
    • Thank You