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HomeMy WebLinkAboutSTORYBOOK - PDP - 49-98 - CORRESPONDENCE - (6)PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be min;mied and mitigated. Policy AN-5.1 Garages and Driveways. neighborhood street. the street frontage c drivewav curb crossines will be limited. R To foster visual interest along a evoted to protruding garage doors and or if feasible eked into side or rearyards using variety and creativity o avoi a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape_ It is recognized that there may be ways a residential property can be custom -designed to mitigate the view of a protruding garage opening. The intent of these policies is not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Policy AN-5-3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. City Plan Principles and Policies AJU New Neighborhoods February 18. 1997 150 Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and oor spac beady estabhshed, a development plan will continue and the pattern. In the case of p sly unplanned areas, the developme n will provide for its own pattern being continu extended in the re. Policy AN-3.3 Neighborhood Ed he edges o hborhood should be formed by features shared with the fining neighborhoods, such as ma eets, changes in street pattern, green and other features such as rivers, streams and ma irrigation dit . Landscaped outdoor spaces and trails may be used to create an 2 environment at a neighborhood's edge. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, 'versify, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.1 Multiple -Family Housing Characteristics. All multiple -family buildings should be designed to reflect, to the extent possible, the characteristics and amenities typically associated with single-family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. PoliAN-4.2 Multiple -Family Building Variation. Multiple -building projects should offer variation among individual buildings, yet stay within a coordinated overall "design theme." Variation among buildings show d be achieved by a combination of different footprints, facade treatment, roof forms, entrance features, and in specialized cases, building orientation. Monotonous complexes o i entical buildings sha e iscouraged, although there may be ways to achieve visual interest among substantially identic buildings with a high degree of articulation on each building, combined with variation in massing on the site. AN-4.3 Single -Family Housing Characteristics. Variation in house models in evelooments should be encouraged, to avoi a monotonous streetscape, and the appearance of a Policy AN-4.4 Lot Variation. Lot width and depth, in conjunction with block size and shape, should be varied in order to reinforce varie in building mass, avoid a monotonous streetscape, and eliminate the appearance of a stan ardized subdivision. Policy AN-4.5 Home Occupations. Home occupations should be allowed in all residential areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. City Plan Principles and Policies All New Neighborhoods February 18. 1997 149 - �aAJ vs� 3.5. Building Standard,_ V Section 3.5? Residential B ' ' g Standards A) Purpose/Applicabili The following standards are intend to romo vanety and visual interest 'n zone districts predominately characterized by residential building development. (B) Detached Housing Model Variety. (1) Any development of one hundred (100) or more single-family or two-family detached dwelling units shall have at least four (4) different types of housing models. Any development of fewer than one hundred (100) single-family or two-family dwelling units shall have at least three (3) different types of house, n�- els. Me app icant shall include m the application for approval of the project development plan documentation showing how the development will comply with the foregoing requirement. (2) Each housing model shall have at least three (3) characteristics which clearly and obviously distinguish it from the other housing models, including different floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the , and/or building face. (3) The requirements provided in subparagraphs (1) and (2) above shall not apply to developments containing ten (10) or fewer dwelling units. (C) Relationship of Attached and Multi -Family Buildings to Streets and Parking. (1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the maximum extent practicable. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. (2) Street -Facing Facades. Every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking. Article 3, Page 83 2 I 1 /5/99 TO: Steve Olt, Project Planner, and Applicants FM: Clark Mapes, Advance Planning Department RE: Storybook Development The monotonous repetition of one building creates a standardized subdivision that does not meet 3.5.2 (A) and (B) Housing Model Variety. This building program goes against many essential purposes behind the minimum requirements. For this reason, I am enclosing two pages from City Plan to further common understanding as we proceed. The project can not be approved or denied based on the City Plan policies, but because this building program goes against the whole approach to such a great degree, I felt it was necessary to include this additional information on the Land Use Code standards. These principles and policies emphasize creativity, diversity, individuality, variety, visual interest, etc. in order to eliminate the appearance of a standardized subdivision. Of course, it is our responsibility to cite the MINIMUM STANDARD in 3.5.2 (A) and (B): this development must have at least 3 different housing models. I hope that very significant changes are made in the building program to achieve the three housing models. I suggest a meeting with the developer once they have determined an approach. This project has significant implications for the community and the Mountain Vista area. When the standards were developed, there was a lot of debate about how much variation to require. Industry representatives argued for "freedom to be creative" within the parameters of deal structures, i.e. have no requirements. Or, if we must, then have minimal requirements. Well, now it is time to ask the developer to get to understand the requirements and the reasons behind them, and then apply some creative design to achieve variation and visual interest. Please call me at 221-6225 with any questions, comments, or different interpretations.