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HomeMy WebLinkAbout12-RS_Urban_Design_Report_191106_v1Urban Design Standards: District ‘B’ Report 1. Building shall be oriented to the street with clear connections to the sidewalk. All residences shall be oriented toward the access road and have concrete walkways leading to the common pedestrian pathway on the south side of the residences. 2. The front entry shall be oriented to the street or a landscaped pedestrian-only courtyard The front entry of Unit 1 is oriented to the street and is landscaped as a pedestrian only entry. 3. Buildings with residential uses located at the street level shall be: a. Set back from the sidewalk a minimum of ten feet (10’) and feature substantial landscaping between the sidewalk and the building, or A 10’ landscaping and common space tract separates the sidewalk and building along the property’s Aberdeen AVE NE frontage. b. Have the ground floor residential uses raised above street level for residents’ privacy The residences shall have garage access below street level with ground floor residential uses on the second story of the building, elevated above the driveway for residents’ privacy. 4. A primary entrance of each building shall be located on the façade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Each residence shall have a garage entrance on the façade facing the unit lot driveway and the facade to Unit 1 has been oriented towards Aberdeen Ave NE. The sidewalk has been moved to the southerly side of the residences in order to increase pedestrian safety and improve the aesthetics of the landscaping. 5. Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4- 1/2’) wide. Buildings that are taller than thirty feet (30’) in height shall also ensure that the weather protection is proportional to the distance above ground level. Each residence shall have either a balcony or a cantilevered extension of the second floor extending at least the distance proportional to the height of the building from the façade of the building to provide weather protection. 6. Parking shall be located so that no surface parking is located between a building and the front property line. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping and/or gateway features as dictated by location. Parking for each residence shall by in a ground-level garage which shall be contained within the footprint of the building. Being within the footprint of the building, the garages shall be screened from the access road (Per Aberdeen Redner 4). 7. The number of driveways and curb cuts shall be minimized for vehicular access purposes so that pedestrian circulation along the sidewalk is minimally impeded. There shall only be one access point for the access road to all residences from Aberdeen Avenue Northeast in order to minimize the necessary curb cuts. Additionally, the public sidewalk on the Western side of Aberdeen Avenue Northeast shall be extended along the entire frontage of the project site to increase pedestrian circulation (Per Preliminary Site Plan). 8. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. All facades of the residences shall incorporate plants. The farthest easterly lot (closest to Aberdeen Avenue Northeast) shall have a dedicated green space including grasses and trees (Per Aberdeen Render 5). Planter boxes shall be placed along the façade facing the access road for grasses and trees (Per Aberdeen Render 4). The southerly entries for the residencies shall have dedicated green spaces for lawn and trees between each residence and the sidewalk (Per Aberdeen Render 5). 9. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. Picnic benches shall be provided for outdoor seating in a large public space in between the residential buildings (Per Aberdeen Redner 3). 10. Each unit shall provide at least one hundred fifty (150) square feet of private usable space. Private space may include porches, balconies, yards, and decks. An average of 250 SF feet of private usable space has been provided in the form of ground level patios and roof top porches for each unit. 11. All building facades shall include modulation or articulation at intervals of no more than twenty feet (20’). All facades modulate at intervals of no more than 20’. 12. Modulations shall be a minimum of two feet (2’) deep and four feet (4’) in width. Yes, our modulations meet these minimums. 13. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. All buildings shall employ a variety of materials on the facades including blue tiles, vertical stained wood panels, concrete and horizontal white vinyl panels. 14. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. The color scheme, variety of building materials used and detailing shall be consistent throughout all facades of the building. Additional Height Justification REF 4-2-110A…. Condition 20. An additional ten feet (10') of maximum wall plate height and an additional story for a residential dwelling structure may be obtained through the provision of additional amenities such as additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. The maximum wall plate height of a residential structure shall not exceed forty-two feet (42'). 1. We provided an average of 250 SF (in lieu of 150 SF) of private open space through the use of roof top decks. 2. All parking is accessed via a unit lot driveway accessed and within the building. Total parking provided exceeds requirements. 20 total stalls are provided vs the 18.4 stalls required. 3. We provided an additional 54% of common space (6,507 SF in lieu of 4,200 SF) 4. Within the common space we provided additional amenities such as: a. BBQ Pit b. Horseshoe area c. Open community space with picnic tables & a Firepit with outdoor seating d. Landscaped pedestrian pathways 5. Due to the sloping site, the two lower units are under the standard 32 feet height from Grade Plane. The four units requiring the 10-foot exemption are stepped back where possible to minimize the building massing and utilize open railing around the upper roof top deck. 6. The adjacent developments, built in 2006 and 2009, have their access driveways abutting our proposed development. The proposed average building setback is +/- 20 ft so the separation between the adjacent developments has been maximized to the fullest extent leaving between 35 ft and 50 ft of separation between the two adjacent buildings to the north and south. 7. We are proposing to provide additional landscaping, paver paths with bench issues through the common areas, landscaped areas in front of the private entrances to allow for screening. 8. Unit 1, facing Aberdeen, will have raised planting beds, and additional landscaping to minimize the bulk across Aberdeen Ave.