Eastside Westside Neighborhoods 07-29 Presentation

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  • Thank you all for coming. My name is Megan Bolin, I’m a City Planner and will be giving the presentation this evening. With me tonight are Clark Mapes, Karen McWilliams, Peter Barnes, etc. How this will work, is I’m going to talk briefly and then we will disperse and you are free to ask us any additional questions.
  • Size is determined by standards that limits floor area – depending on size of lot. Different in three zones. i.e. NCL, standard says lot must be 2 ½ times – another way of saying this is that the floor area can be 40% of the size of the lot.
  • Floor area is .18, which is the same in many cases. The standards would allow for 40%, in NCL, which looks like this….
  • Eastside Westside Neighborhoods 07-29 Presentation

    1. 1. Eastside and Westside Neighborhoods Design Standards Study
    2. 2. Overview <ul><li>Study process: </li></ul><ul><li>Phase I: Examine existing conditions </li></ul><ul><li>Phase II: Identify and analyze issues </li></ul><ul><li>Phase III: Explore implementation options </li></ul><ul><li>Outreach: </li></ul><ul><li>Two public meetings </li></ul><ul><li>Citizen Advisory Committee </li></ul><ul><li>Two Planning and Zoning Board and Zoning Board of Appeals joint work sessions </li></ul><ul><li>Two Landmark Preservation Commission work sessions </li></ul>
    3. 3. Overview <ul><li>Concerns: </li></ul><ul><li>Some expansions and new houses are not compatible with established neighborhood character </li></ul><ul><li>Question to consider: </li></ul><ul><li>Should the City change its development standards to further address the compatibility of expansions and new houses in the East and West side neighborhoods? </li></ul><ul><li>If yes, which of the potential solutions would you support? </li></ul>
    4. 4. Background <ul><li>1986 – East Side Neighborhood Plan </li></ul><ul><li>1989 – West Side Neighborhood Plan </li></ul><ul><li>1991 – New zoning: Neighborhood Conservation Low Density (NCL); Neighborhood Conservation Medium Density (NCM); and Neighborhood Conservation Buffer (NCB) </li></ul><ul><li>1996 – Neighborhood Character Design Guidelines for the East and West Side Neighborhoods </li></ul><ul><li>1996 – Select design standards adopted </li></ul><ul><li>2004 – Standards for accessory buildings built in the rear yard </li></ul>
    5. 5. Existing Conditions <ul><li>What is the prevailing development pattern? </li></ul><ul><li>Typical lot size = 190’ x 50’ = 9,500 sq ft </li></ul><ul><li>Typical house size = 800 – 1,200 sq ft </li></ul><ul><li>Typical Floor Area Ratio (FAR) = .15 - .20 </li></ul><ul><li>Subdivided lots </li></ul><ul><ul><li>4,750 sq ft lot </li></ul></ul><ul><ul><li>800 – 1,200 sq ft house </li></ul></ul><ul><ul><li>FAR = .25 - .37 </li></ul></ul>
    6. 6. Existing Conditions <ul><li>How does the City currently regulate building size? </li></ul><ul><li>Volume: </li></ul><ul><li>Floor area limitations </li></ul><ul><ul><li>40% (.40 FAR) of the lot in NCL </li></ul></ul><ul><ul><li>50% (.50 FAR) of the lot in NCM </li></ul></ul><ul><ul><li>100% (1.0 FAR) of the lot in NCB </li></ul></ul><ul><li>Building stories </li></ul><ul><li>Side wall height and setback </li></ul><ul><li>Roof pitch </li></ul>
    7. 7. <ul><li>NCL example </li></ul>Issue Analysis: Size 1 2 3 4 5
    8. 8. 1 2 3 4 5
    9. 9. Root Issue <ul><li>The building square footage currently allowed by City standards is not consistent with the prevailing development pattern </li></ul><ul><ul><li>Prevailing FARs range from .15 - .37 </li></ul></ul><ul><ul><li>City standards allow .40 in NCL and .50 in NCM </li></ul></ul><ul><ul><ul><li>The result is dramatic size differences between adjacent houses </li></ul></ul></ul>
    10. 10. Potential Solutions: Size <ul><li>Standardized approach: </li></ul><ul><li>Lower the floor area limit in the NCL zone </li></ul><ul><li>Lower the floor area limit in the NCM zone </li></ul><ul><li>Contextual approach: </li></ul><ul><li>Allow each house to expand by a certain percentage </li></ul><ul><li>Allow each house to expand based on the average size house on the block face </li></ul><ul><li>Allow each house to expand based on the average size house on the block face, plus an additional percentage </li></ul><ul><li>Allow each house to expand based on averaging with the two adjacent houses </li></ul>
    11. 11. Potential Solutions: Design <ul><li>Require neighborhood meetings for expansions and new houses </li></ul><ul><li>Reinstate the Design Assistance Program </li></ul><ul><li>Codify select design guidelines and make them standards </li></ul><ul><li>Require review by the Landmark Preservation Commission or a newly formed Architectural Review Committee for expansions and new houses </li></ul>
    12. 12. Thank You <ul><li>Should the City change its development standards to further address the compatibility of expansions and new houses in the Eastside and Westside neighborhoods? </li></ul><ul><li>If yes, which of the potential solutions would you support? Please complete and return a comment card before you leave. </li></ul>

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