Student Housing Action Plan Compatibility & Design


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  • Height, bulk and scale mitigation may be required in two general circumstances: 1) Projects on or near the edge of a less intensive zone. A substantial incompatibility in scale may result from different development standards in the two zones and may be compounded by physical factors such a s large deveolpment sites, slopes or lot orientation. 2) Projects proposed on sites with unusual physical characteristics such as large lot size, or unusual shape, or topography where buildings may appear substantially greater in height, bulk and scale than that generally anticipated for the area.
  • New developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary . 3.5.1(B) Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures . 3.5.1(C) Building materials shall either be similar to the materials already being using in the neighborhood . 3.5.1(E) A special height review for buildings that exceed 40’ in height. 3.5.1(G) Screening of areas of low visual interest or visually intrusive site elements. 3.2.1(H)(6)
  • Relationship to the street. On street parking
  • Careful siting and design treatment based on the Land Use Code compatibility standards will help to mitigate some height, bulk and scale impacts; in other cases, actual reduction in the height, bulk and scale of a project may be necessary to adequately mitigate impacts
  • The Lodge (Lemay)
  • forty-two (42) dwelling units on 1.73 acres. There will be four (4) buildings, each containing ten (10) or eleven (11) dwelling units, with each unit containing 2 or 3 bedrooms. The buildings will be 2 stories high, with varying roof heights ranging from 27' to 42'. This proposed project is located at the southeast corner of Custer Drive and Iowa Drive in the Rigden Farm mixed-use development. Proposed access to the development site is from Iowa Drive. The property is zoned MMN, Medium Density Mixed-Use Residential.
  • Student Housing Action Plan Compatibility & Design

    1. 1. Student Housing Action Plan Compatibility & Design Timothy Wilder, Senior City Planner, Long Range Planning Courtney Levingston, City Planner, Current Planning1
    2. 2. What Compatibility Means The term “compatibility” refers the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Compatibility does not mean "the same as." Rather, compatibility refers to the sensitivity of development proposals in maintaining the character of existing development.2
    3. 3. Site Characteristics that May Affect Compatibility: • Size of complex/ size of • pedestrian or vehicular structure traffic • Scale • circulation and access • Height • parking impacts • Roof form • landscaping • Building massing/ bulk • lighting • Colors/materials • Architecture/design3
    4. 4. Existing Compatibility Standards • Land Use Code Section 3.5.1 – Architectural character – Building size, height, bulk, mass, scale – Privacy considerations – Building materials – Building colors – Building (special) height review – Operational/physical compatibility standards4
    5. 5. Additional District Standards The Land Use Code has zone district specific standards to address the density/intensity of development, building design, bulk and massing, and building height5
    6. 6. Zone District Height Limitations Zone District Number of Stories Maximum MMN – Medium Density Mixed-Use Neighborhood 3 LMN – Low Density Mixed-Use Neighborhood 3 NCM – Neighborhood Conservation, Medium Density 2 NCB – Neighborhood Conservation, Buffer 3 NCL – Neighborhood Conservation, Low Density 2 HMN – High Density Mixed-Use Neighborhood 5 CC – Community Commercial 5 NC – Neighborhood Commercial 5 E – Employment 4 UE – Urban Estate 36
    7. 7. Articulation The multifamily structure is highly articulated. This assists with compatibility.7
    8. 8. Multifamily Articulation and Massing The buildings have various roof plains, projections and recesses helping break up the mass of the structure8
    9. 9. Pine Street Lofts • Third story is “stepped back” – mitigating height. • High quality materials (stone, brick) • Architectural detailing (window lentils) • Shows compatibility with context (Downtown) • Cornice treatment on flat roof9
    10. 10. Cortina: High-density, Multifamily - height mitigated by base, middle and top treatments - high level of articulation assists with overall compatibility - base has some mixed use (law office)10
    11. 11. Massing, Scale, Articulation Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures. (LUC 3.5.1(C))11
    12. 12. Multifamily Building Features12
    13. 13. Single-Family Attached Adjacent to Single-Family Detached Design features assisting with compatibility: – Dormers – 1 over 1 double hung windows – Portico/porch13
    14. 14. Brooklyn Park Row Homes Use of high quality materials (masonry) and detailing to assist in achieving compatibility Varying rooflines (flat with cornices and pitched with shingles)14
    15. 15. Multifamily Parking Example of parking interior to the site (multifamily building “wraps” parking)15
    16. 16. Buffer Yard Providing space or a “buffer yard” in between different types of uses16
    17. 17. Landscaping Buffer Example17
    18. 18. Dense Landscaping for Screening18
    19. 19. Multifamily Next to Single-Family19
    20. 20. MultiFamily Garages – LUC 3.5.2(F) The Timbers20
    21. 21. Compatible Multifamily Garages21