HomeMy WebLinkAboutRESPONSE - RFP - 7303 EAST & WEST SIDE NEIGHBORHOODS CHARACTER STUDY FOR CITY OF FCVendor Statement:
I have read and understand the specifications and requirements for this bid and I agree
to comply with such specifications and requirements. I further agree that the method of
award is acceptable to my company. I also agree to complete PROFESSIONAL
SERVICES AGREEMENT with the City of Fort Collins within 30 days of notice of award.
If contract is not completed and signed within 30 days, City reserves the right to cancel
and award to the next highest rated firm.
NOTE: VENDOR STATEMENT IS TO BE SIGNED & RETURNED WITH YOUR
PROPOSAL.
FIRM NAME: Winter & Company
ADDRESS: 1265 Yellow Pine Avenue Boulder, CO 80304
EMAIL ADDRESS: nofefz�winterandcamoany.net PHONE: 303 440 8445
BIDDER'S NAME: Nore' V. Winter
SIGNATURE:
PRIMARY SERVICES ISSUES CONTACT: Nofe' Winter
TELEPHONE: 303 440 8445 FAX: 30G3 443 0725
EMAIL: nore,,zwinterandc anpany_net
CELL: 720 252 7769 EMERGENCY: 720 252 7769
BACKUP: 303 478 4345
Compensation and Contract Process
1. After contract award, progress invoices shalt be billed in quarterly installments, subject
to review and approval by the City's Project Manager. City payment terms will be Net
30 Days from receipt of invoice.
2. The City reserves the right to award directly as a result of the written proposals. The
City may or may not opt to conduct oral interviews.
3. The selected Contractor shall be expected to sign the City's standard Professional
Services Agreement prior to commencing Services (see sample attached to this
Proposal}.
RFP 7303 East & West Side Neighborhoods Character Study Page 13 of 25
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The strategy will include
recommendations for new or
revised regulatory tools.
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ter. On the other hand, if the system is over -simplified, it
may not sufficiently respond to differing contexts that occur
throughout the project area, or offer flexibility for owners
with special requirements or creative solutions. Finding a
balance between a system that is a "one size fits all" versus
one that considers each project on a case -by -case basis is
an objective of our approach.
Property rights
The owner of a property has certain rights, in terms of their
ability to make improvements. Owners of abutting proper-
ties also have expectations based on their understanding
of rights. The neighborhood and the city as a whole also
have certain rights to be considered. Therefore the differing
viewpoints of being "inside the property line" and 'outside
the property line" must be acknowledged.
Property values
Similarly, there are different perspectives on the value of
property that must be addressed. Value, in terms of potential
sales price, is a key consideration. Part of this is derived
from the features of an individual property, and of the size
of the building that can be placed on it. The way in which
the quality of a neighborhood contributes to "location" and
therefore affects price is also a factor. Additionally, the
quality of life that a neighborhood affords its residents is a
component of property values to include in the discussions.
F. Engage the community productively.
The process must actively involve the community. A series
of interviews, focus groups and public workshops will be
needed to assure that those with interests have an oppor-
tunity to provide their insights. Workshops must be planned
to be interesting, informative and productive.
An interactive dialogue with the community is, of course,
essential. We will design a communication system that has
these features:
The process must be informed.
People need information that will help them make informed
decisions. This includes:
• Summaries of research that is conducted
• Open discussions of issues and potential responses
• Testing the potential outcome of alternative responses
Page 6 Winter & Company Team
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It must have broad participation.
' We will help the city strive to maximize public participation,
through a variety of outreach tools (described below).
I' Communication must be clear.
We will produce interim working papers that are concise,
and well -illustrated. These will serve to:
' Explain options and alternative tools
Group related issues to facilitate discussion
• Highlight key policy decision choices
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As a part of the strategy paper for Ft. Lauderdale, Florida, we discussed options for modifications to
' the city's Unified Land Development Regulations. More than twenty alternative actions were pre-
sented, including this page, which describes the use of building "articulation" tools to minimize the
perceived scale of building mass.
1
Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado Page 7
Scope of Services
Each of the components described in the project approach
is presented here in a chronological description of services.
Step 1. Define the Question
In this step, we will help to summarize existing features
of the neighborhoods related to single-family residential
mass and scale, review the current regulatory system,
characterize development trends and then summarize the
"question" to address.
At the outset, we will strive to help the community more
clearly describe the "problem." The intent is to reach
agreement on this such that the subsequent efforts will be
directed toward addressing it. This step therefore includes
an analysis of existing codes, descriptions of the differing
single-family residential neighborhood contexts that exist,
a summary of current trends, and prioritization of issues
related to them.
This effort includes a review of the studies and surveys
developed by city staff, other consultants and municipal
boards to build a starting point for this project. It also will
include an initial public meeting, and a set of focus group
discussions.
During this step, we also will produce a visual survey that
illustrates some alternative design scenarios and elicits
opinions about change, mass and scale, and appropriate
responses.
It will culminate with a working paper that frames the ques-
tion and sets a direction for the next step. This will include
summaries of existing conditions and trends as well as an
outline of some potential responses.
Tasks:
1.1. Collect background materials and site
visit
With staff assistance we will collectthe following background
materials to inform the project:
GIS data
Page 8 Winter & Company Team
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Aerial maps
' Regulatory documents
Staff study materials developed to date (2010 study)
• Peer community research
1.2 Review system of regulations
Review the Zoning Ordinance and other existing regulatory
tools including:
Background materials (trends, existing develop
ment data
• Underlying zoning
Neighborhood descriptions and goals statements,
as may be found in surveys and neighborhood plans
1.3 Community meetings
• Focus groups, interviews, and neighborhood meet
ings, as listed below.
• Meetings with officials, boards and commissions,
as described below.
1.4 Modeling Analyses
• Model existing context.
• Model effects of existing codes.
• Model alternatives.
1.5 Visual Survey
The consultant will study residential building design issues
in relationship to traditional building patterns, current regula-
tions, and market trends in a modeling exercise. With staff
we will establish the appropriate contexts to be modeled.
We will evaluate the analysis with the community.
Meetings
Meetings with City staff
(6 meetings - kick-off, review models, review workshop #1,
debrief workshop #1, review survey and debrief survey).
Meetings with Officials
• City Council Work Session
• Landmark Preservation Commission
Zoning Board of Review
Planning and Zoning Board
Community workshops are an
important part of the planning
process.
Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado Page 9
Old Town Design
Guidelines, 1985
East and West Side
Design Guidelines, 1996
Preston Farm, 1998
Public Meetings
Initial Public Workshop to define neighborhood charac-
ter, review traditional models and trends, identify the
building issues
Public open house to review progress
Community Workshop #1 and introduce the survey
• Neighborhood focus groups. (4 smaller workshops).
Conduct interest groups (4 meetings)
• Meet with ad hoc committee ( 2 meetings - kick-off, post
workshop #1)
Step 2: Develop the Strategy
In this step, we will develop a strategy for addressing the
issues. It will outline the alternative tools and provide pre-
liminary suggestions for specific standards that may then
be refined later for formal adoption, based on City Council
direction.
The strategy paper will include recommendations for revi-
sions to regulatory tools, and may introduce new ones as
well. Revisions to basic development standards are an-
ticipated. Where they are relevant, specific numeric code
recommendations will be provided. Illustrations will be used
extensively.
The strategy paper will also address how the tools are to
be implemented. Some may apply to all properties in a zon-
ing class. Others may apply to parcels of specific sizes, or
those within specially designated areas. This element will
also consider the administrative requirements to implement
the strategy. Minimizing staff and board work loads, and
expediting review and decision -making are key objectives.
This phase will also include an energetic public outreach
component, with public workshops and focus groups. A
visual survey also will be developed, which will provide an
opportunity for residents and property owners to express
opinions on alternative development scenarios.
As an additional service, we will assemble a panel of plan-
ning and design professionals from other communities that
have implemented, or are developing, similar types of com-
munity character systems.
Page 10 Winter & Company Team
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We will also produce a white paper in this phase that dis-
cusses economic impacts.
Tasks:
2.1 Produce strategy paper
• Outline strategy paper
• Preliminary draft of strategy paper
• Public review draft
• Final strategy report
2.2 Economics analysis
The consultant will present the economics paper in a com-
munity workshop setting.
2.3 Supporting documentation
Findings from focus groups and community meetings.
Meetings
• Meetings with City staff (4 meetings - review draft strat-
egy, review final strategy, review workshop #2, debrief
workshop #2).
• Community Workshop #2 to review the survey results,
present strategy with preliminary standards and deter-
mine the appropriate tools (1 community workshop).
• Peer review panel and economics presentation (1 com-
munity workshop the day before or after workshop #2).
• City Council Session (1 meeting - to provide formal
direction on tools)
• Planning and Zoning Board (1 meeting - project update)
• Landmark Preservation Commission
Meet with ad hoc committee (1 meeting - post workshop
#2)
Additional Services
We also offer these additional services:
Develop the Tools
We could assist City staff in developing the actual tools
that will implement the action strategy. Revisions to current
codes are expected to be a focus, and other tools, such as
design guidelines and incentives, may also be developed.
1
I
..............
"The City of Fort Col-
lins wishes to express
• its sincere gratitude
to you and those who
• worked on the His-
• toric Old Town Design
Guidelines for a su-
perb job. The guide- '
. line booklet turned
• out to be a great
• product. The format,
• text, illustrations, and
• pictures work together
to communicate the
. expectations of a very
• difficult and emotion-
ally heated Issue.
Thank you for a job
• well done."
Curt Smith, Director of
• Planning and Develop- .
' ment
. City of Fort Collins,
• CO
. • .
........... •
Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado
Page 11
I
Participants in Greenville, SC
workshop
Din u au51011,r
Implement the Tools
We could assist staff in adoption hearings of the ordinance
changes, should they occur. A special training session, for
example, could be included. This will be designed for staff
and boards to practice using the new regulations such that
the first real projects to enter the system will be handled
in an optimum manner.
Peer Panel
As a special service, we will assemble a panel of planning
and design professionals from other communities that have
implemented, or are developing, similar types of community
character systems.
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In the Fairhaven neighborhood of
Bellingham, Washington, dramatic
changes in scale of development are
a part of the discussion related to an
update to the zoning regulations and
development of design guidelines.
Page 12 Winter & Company Team
Project Schedule
Authorization to Proceed: Dec. 15, 2011
STEP 1: DEFINE THE QUESTION
1.1. Collect background Jan. 15
1.2 Review system of regulations Feb. 1
1.3 Community Meetings
Focus groups
Mar. 15
Neighborhood workshop
May 30
Meetings with officials
June 15
1.4 Modeling Analyses
Model existing context
Feb. 15
Model effects of existing codes
Mar. 15
Model alternatives
Mar. 15
1.5 Visual Survey
Draft survey
April 1
Final survey
May 1
Survey report
June 15
STEP 2: DEVELOP THE STRATEGY
2.1 Produce strategy paper
Outline strategy paper June 30
Preliminary draft of strategy paper Aug. 1
Public review draft Aug. 15
Final strategy report Sept 15
2.2 Economics analysis Mar. 15
2.3 Supporting documentation Sept. 15
2.4 Meetings
Boards (as needed)
Public Open House Aug. 30
Council work session Sept. 15
We will strive to execute the project in a timely manner, but
anticipate that the timeline is substantially influenced by
public input. Providing people sufficient time to review draft
materials and respond to them in an informed manner will
be important.
Atlantic Beach, FL Context and
Proposed Models
Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado Page 13
2. Deliverables
Step 1 Deliverables
• Community workshop summary #1
• Visual survey on alternatives
PowerPoint presentations
• Workshop materials
• Project process summary
• Survey findings
• Neighborhood character analysis
Step 2 Deliverables
Community workshop summary #2
PPT presentations
• Workshop materials strategy paper
I
Basic Standards: We see how different mass and scale standards addressing one-story elements
affect a neighborhood. Top left, a house with a porch, and bottom left, in context. Top right, a house
without porch, and bottom right, in context.
Page 14 Winter & Company Team
') t� 111;#lfrat;nnc 1mr, Pynorience
1. Project Name and Location
2. Description of Professional Services
9. Proje
Dates
Compatible Development in Single-
• Community workshops
2008 - 2009
Family Neighborhoods
Visual survey sent to over 14,000 homeown-
Boulder, Colorado
ers
Context -sensitive design standards
Citizen, realtor and construction industry
focus groups
Building Mass and Scale in Historic
Mass and scale studies in the city's fourteen
2007 - 2010
Districts
historic districts
West Palm Beach, Florida
Community workshops
Citizen, realtor and construction industry
focus groups
Context sensitive standards and guidelines
for mass and scale in historic districts
Citywide Form -Based Zoning Code
Building standards for commercial and mixed
2009 - 2010
Denver, Colorado
use
Neighborhood Development Criteria
Interactive community workshops
2008 - 2010
Revisions
Neighborhood character evaluation
Fort Lauderdale, Florida
Goals and objectives for future development
Terrell Hills, Texas
Mass and scale studies in existing neighbor-
2006 - 2007
hoods
Citizen and construction industry focus
groups
Draft standards for mass and scale in resi-
dential zones
Residential Infill Design Standards
Visual analysis with neighborhood modeling
2006
Durango, Colorado
Neighborhood survey
Design guidelines for residential buildings
Design standards for residential neighbor-
hoods (city code amendment)
Residential Infill Strategy and
Neighborhood character analysis
2005-2006
Development Standards
Code analysis
Alamo Heights, Texas
Computer modeling of alternatives
Residential mass & scale development stan-
dards
' Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado Page 15
II
Proposal for:
East and West Side Neighborhoods
Character Study
Fort Collins, Colorado
References
. • • •
Susan Richstone
• • ,
• , . • • '
Comprehensive Planning Manager
h�gOv re o
Planning Department
We
mend W;ntWIthoUt
City of Boulder
GomPe 0 &CIon.
1739 Broadway
• at% ertise an d
Boulder, CO 83036
• their eXP Un
ethics are
303-441-3270
their
surpassed '
richstones@bouldercolorado.gov
Compatibility in Single Family Neighborhoods
Gary 5C pEMN(
tHE pCA t GroUP
twe`oPmen
Friederike Mittner
City Historic Preservation Planner
Department of Planning and Zoning
200 2nd Street
West Palm Beach, Florida 33402
561-882-1435
fmittner@wpb.org
Building Mass and Scale in Historic Districts
Vicky Vandergrift
Director, Planning and Community Development
City of Durango
949 East Second Avenue
Durango, Colorado
970-759-4322
vandergriftvs@ci.durango.us
Residential Infill Design Standards
Durango Height Elevation
New standards for established neighborhoods in Durango limit wall
height at the side yard setback line as well as the overall maximum.
Page 16 Winter & Company Team
4. Project Personnel
Winter & Company
Winter & Company is a planning and urban design firm
based in Boulderthat consults nationwide to public agencies,
neighborhood associations and private property owners.
Many projects focus on maintaining community character
and protecting livability. A special area of emphasis is
in balancing development regulations as established in
underlying zoning codes with more discretionary design
review guidelines.
Nord Winter, principal and owner of Winter & Company, is
a planner and urban designer with more than thirty years
of experience consulting nationwide. He is frequently a
featured speaker at conferences and conventions, including
the National Trust for Historic Preservation, the Western
Planners Association, the American Planning Association
and statewide preservation organizations. In Ft. Collins,
he helped develop the design guidelines for Old Town, and
assisted in drafting the earlier design guidelines for the
East and West Side Neighborhoods. He will be Principal -
in -Charge.
Julie Husband, Design Studio Director, will serve as
' project administrator and team manager. As senior designer
she is responsible for overseeing the design and planning
studio staff. Recent project experience includes a Frame-
work Plan and Design Guidelines and Standards for Olde
Town Arvada, Colorado, design guidelines for downtown
Memphis, Tennessee, and design guidelines in Minneapolis
' for the area that flanks the Mississippi River. She is also
directing a neighborhood plan in Anchorage, Alaska.
' Abe Barge, Senior Planner, will assist with in-house con-
cept development and report production. He was principal
planner for the Boulder Neighborhood Character Projects,
and a bulk plane analysis and zoning update for Cherry
Hills, Colorado. He also developed design standards and
guidelines for Ann Arbor, Michigan, and Galveston, Texas,
1 and developed a preservation plan for Tacoma, Washington,
which includes strategies for neighborhood conservation
districts.
Nord Winter
Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado Page 17
Mary Phillips, Associate Planner and Designer, is engaged in projects that address
design compatibility and sustainability in historic areas and older established neighbor-
hoods. Current projects include historic design guidelines projects for Arvada, Colorado;
a preservation plan for Lakewood, Colorado, and a neighborhood character plan in Old
Town San Diego. She has also worked on neighborhood compatibility projects in Ft.
Lauderdale, Florida and Raleigh, North Carolina.
SUBCONSULTANT:
Urban Advisors - Economics
Based in Portland, Oregon, Urban Advisors creates strategies for community development
based upon the market and economic factors. They will provide an economic overview
of potential impacts for zoning changes. They assisted Winter & Company on similar
projects in Boulder, Colorado, Walla Walla, Washington, Truckee, California, Canton,
Ohio and Helotes, Texas, as well as a mass and scale project for Lexington, Kentucky.
(More details of each firm's qualifications are presented in the Appendix).
In West Palm Beach, after modeling
the existing context for a variety of
neighborhoods, we generated a series
of potential infill models, shown in
white in this image. These were then
used in visual preference discussions
to determine the level of compatibility
that they conveyed.
Page 18 Winter & Company Team
5 & 6. Organization Chart and Availability
The key personnel listed in this response will be available to complete the Fort Collins
Neighborhood Study project based on their existing and projected workload for the proj-
ect period.
Advance Planning Department, Project
Management
Project Support:
' Community Devel. & Neighborhood Services
City Manager's Office
CORE STAFF
Project Management
Public Outreach
Education Sessions
Document Production
3
ED STARKIE
Feasibility analysis
Economic
Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado Page 19
7. Estimated Hours by Task
Step 1: Define the Question
Hours Per Task
1.1 Collect background materials
35
1.2 Review system of regulations
35
1.3 Community Meetings
140
1.4 Modeling Analyses
165
1.5 Visual Survey
135
Total Hours - Step One
510
Step 2: Develop a Strategy
Hours Per Task
2.1 Produce Strategy Paper
165
2.2 Economics Analysis
80
2.3 Supporting documentation
40
2.4 Meetings
110
Total Hours- Step Two
395
Total Project Hours 905
8. Schedule of Hours and Rates by Task
Winter & Company Personnel
Rate
N. Winter
$165
J.Husband
$115
A. Barge
$85
M. Philips
$75
B. Shears
$50
Subcontractor - Urban Advisors
$150
Costs by Task
Step 1: Define the Question
1.1 Collect background materials
$3,400
1.2 Review system of regulations
$3,400
1.3 Community Meetings
$13,350
1.4 Modeling Analyses
$14,375
1.5 Visual Survey
$10,425
Step 1 - Total Fees
$44,950
Step 2: Develop a Strategy
2.1 Produce Strategy Paper
$13,925
2.2 Economics Analysis
$12,000
2.3 Supporting documentation
$3.425
2.4 Meetings
$10,200
Step 2 - Total Fees
$39,550
Total Fees and Expenses $84,500
Page 20 Winter & Company Team
Step 1: Define the Question
1.1 Collect background materials
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
5
$825
J.Husband
$115
0
$0
A. Barge
$85
5
$425
M. Philips
$75
20
$1,500
B. Shears
$50
5
$250
$3,000
1.2 Review system of regulations
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
5
$825
J.Husband
$115
0
$0
A. Barge
$85
5
$425
M. Philips
$75
20
$1,500
B. Shears
$50
5
$250
$3,000
1.3 Community Meetings
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
30
$4,950
J.Husband
$115
0
$0
A. Barge
$85
40
$3,400
M. Philips
$75
60
$4,500
B. Shears
$50
10
$500
$13,350
1.4 Modeling Analyses
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
20
$3,300
J.Husband
$115
5
$575
A. Barge
$85
20
$1,700
M. Philips
$75
80
$6,000
B. Shears
$50
40
$2,000
$13,575
1.5 Visual Survey
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
10
$1,650
J.Husband
$115
5
$575
A. Barge
$85
20
$1,700
M. Philips
$75
60
$4,500
B. Shears
$50
40
$2,000
$10,425
Step 1 Fees $43,356
Proposal for Neighborhoods Character Study, City of Fort Coll ins,Colorado Page 21
Step 2: Develop a Strategy
2.1 Produce Strategy Paper
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
20
$3,300
J. Husband
$115
5
$575
A. Barge
$85
30
$2,550
M. Philips
$75
80
$6,000
B. Shears
$50
30
$1,500
$13,925
2.2 Economics Analysis
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
5
$825
J. Husband
$115
0
$0
A. Barge
$85
5
$425
M. Philips
$75
5
$375
B. Shears
$50
5
$250
$1,875
2.3 Supporting documentation
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
5
$825
J.Husband
$115
0
$0
A. Barge
$85
10
$850
M. Philips
$75
20
$1,500
B. Shears
$50
5
$250
$3,425
2.4 Meetings
Personnel
Rate
Hours
Amount
Subtotal
N. Winter
$165
20
$3,300
J. Husband
$115
0
$0
A. Barge
$85
40
$3,400
M. Philips
$75
40
$3,000
B. Shears
$50
10
$500
$10.200
Subconsultants
Urban Advisors
$150
60
$9,000
$9,000
Step 2 Fees $36,425
Reimbursable Expenses
Unit
Cost
Quantity
Amount Subtotal
Airfare (Urban Advisors x 1)
$400
1
$400
Car Rental
$75
2
$150
Accommodations
$175
2
$350
Meals
$75
3
$225
Photography
$500
Lump Sum
$500
Reproduction
$100
Lump Sum
$100
Plotting, other technical production
$1,000
Lump Sum
$1,000
Total Expenses $2,725
Total Fees and Expenses $84,500
Page 22 Winter & Company Team
`/
v
AM)endix
Winter & Company Qualifications
Firm Profile
Resumes
• Project Sheets
Urban Advisors Qualifications
• Firm Profile
• Resume
• Project Sheets
Please note: Work Sample pdfs for Winter & Company
are on the enclosed CD.
Winter & Company
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Neighbors in Greenville, South Carolina,
define key features of their historic district.
Winter & Company
Urban Design • Historic Preservation • Design Review
Enhancing community livability, protecting cultural resources and
providing delight in the community experience — these are the
focus of design, preservation and planning services at Winter &
Company — often in resort communities and other towns with
special character.
Winter& Company consults nationwide to public agencies, downtown
'
improvement committees and private property owners. Collaboration
with regional planning and design professionals is a specialty. Services
�®
include urban design plans, neighborhood conservation strategies,
cultural facility feasibility studies and design guidelines. Projectsspan
more than 150 communities in 48 states and Canada.
'
y
Company personnel are frequently featured speakers at conferences
and conventions, including the National Trustfor Historic Preservation,
J
i
the Western Planners Association, the American Planning Association
and statewide preservation organizations.
Winter & Company actively engages stakeholders, residents and
- --
property owners in creative ways of team -building and problem solving.
Form -based standards in Denver Colorado,
Community workshops, open houses, and stakeholder interviews
'
will provide fora range of building types
are planned to be lively, informative and constructive.
which are then calibrated to differing
contexts.
Sustainability design standards and guidelines help ensure that taller, higher density development in Galveston, Texas,
considers view corridors and breezeways along the streets leading to established neighborhoods.
1265 Yellow Pine Avenue• Boulder, Colorado 80304 • 303-440-8445 • fax: 303- 443-0725 • winterandcompany.net
Proposal for:
East and West Side .;.
"' .'thborho,-�s Character Study
Fort Collins, Colorado Rkas
1.
Methods and Approach
1
2.
Deliverables
14
3.
Qualifications and Experience
15
4.
Project Personnel
17
5.
Organization Chart/Project Team
19
6.
Availability
19
7.
Estimated Hours by Task
20
8.
Schedule of Rates and Cost by Task
20
9.
Budget
21
Appendix: Additional Qualifications
Alternative models for West Palm Beach,
Florida, illustrate the effects of lot coverage
standards.
Testing alternative building envelopes, West
Palm Beach, Florida.
Use traditional roof
forms.
Step back upper story
building heights to re-
tied traditional build"
heights.
Reflect traditional solid -
to -void (window to wall)
ratio,
The use of awnings,
canopies and balconies
Is encouraged.
Provide a pedestrian
connection to enhance
through connections.
Provide a variation In
wall plane and building
heights to reflect tradl-
tional building modules.
Orient building entrance
toward; the sheet.
Locale storefronts a!
street level.
Provide a base, middle,
and cap.
A development prototype in Monterey, California, illustrates the objectives of
new downtown design guidelines.
Services:
Community Character Management Systems
Neighborhood conservation plans
Design and historic preservation guidelines
Design review systems
Preservation plans
Form -Based Design Codes
Neighborhood -based design regulations
Context -sensitive design standards
Historic Resource Planning and Management
Historic building master plans
Adaptive reuse feasibility studies
Heritage tourism and historic survey strategies
Commission training
Public Participation and Community Outreach
Hands-on participatory planning workshops
Community -based charrettes and visioning
Urban Design
Downtown and neighborhood plans
Streetscape design and wayfinding systems
Corridor plans and guidelines
River corridor plans and development standards
Education:
B. Architecture
Tulane University, New Orleans
M. Architecture and Urban
Design
UCLA
References:
Compatibility in Single Family
Neighborhoods
Susan Richstone
Comprehensive Planning
Manager
Planning Department
City of Boulder
Residential Mass & Scale in
'
West Palm Beach
Friederike Mittner
City Historic Preservation
Planner
Department of Planning and
'
Zoning
City of West Palm Beach
'
Residential infill Design
Standards
Vickie Vandergrift
Director, Planning & Community
t
Development
City of Durango
Nord V. Winter
Principal & Owner
Winter & Company
Nore Winter is an urban design and planning consultant with more than twenty-
five years experience nationwide. He specializes in serving communities with
special amenities, distinctive natural settings and traditional resources. He
assists governments in establishing town identity, promoting sustainability, and
protecting community resources.
His work in urban design includes downtown plans for Bellingham, Washington;
Boulder, Colorado; Flagstaff, Arizona; Georgetown, Texas; Fort Collins, Colorado;
Monroe, Washington; Monterey, California and Walla Walla, Washington.
He has developed corridor plans that enhance the entryway experience and
promote connections to downtowns in Bozeman, Montana; Durango, Colorado;
and Lexington, Kentucky. He has also supervised the initial form -based code
character analysis/visioning process in: Arvada, Colorado; Boulder, Colorado;
Denver, Colorado; Galveston, Texas and Raleigh, North Carolina.
He has developed design guidelines for historic and conservation districts. He has
also developed design guidelines that address new development in established
communities across the country, including SanAntonio, Texas; Denver, Colorado;
Fort Lauderdale, Florida; Bellingham, Washington; Monterey, California and
Ann Arbor, Michigan. Smaller communities he has served include Brattleboro,
Vermont; Dubuque, Iowa; Juneau, Alaska; Ste. Genevieve, Missouri; Lahaina,
Hawaii and Oysterville, Washington.
Mr. Winter is frequently a featured speaker at conferences and conventions,
including the National Trust for Historic Preservation, the National Park Service
and the American Planning Association. From 1992-1996, he served as Chairman
of the National Alliance of Preservation Commissions. He has received awards
for "Contributions to the Built Environment" from the Colorado and Western
Regional divisions of the American Institute of Architects. Winter also served
the National Main Street Center as a member of its Resource Teams, which
visited Main Street communities in week-long assessments.
' Winter & Company • 1265 Yellow Pine Avenue Boulder, CO 80304 • (303) 440-8445 • winterandcompanynet
Education:
B. Architecture
Montana State University
References:
Compatibility in Single Family
Neighborhoods
Susan Richstone
Comprehensive Planning
Manager
Planning Department
City of Boulder
Residential Mass & Scale in West
Palm Beach
Friederike Mittner
City Historic Preservation
Planner
Department of Planning and
Zoning
City of West Palm Beach
' 0/de Town Arvada Design
Standards and Guidelines
Cheryl Drake
Senior Planner of Community
Development
City of Arvada
Julia L. (Julie) Husband
Director of Urban Design Studio
Winter & Company
Julie Husband offers eighteen years of experience in architecture, urban design
and related fields. She has worked for Winter & Company for the past fifteen
years on design guidelines, design review, urban design, historic preservation,
and architectural rehabilitation projects.
Currently, Julie is the project manager for the St,. Anthony Falls Historic District
Design Guidelines in Minneapolis, Minnesota; Downtown Framework Plan and
Design Guidelines for Arvada, Colorado and the Neighborhood Development
Criteria project for the City of Ft. Lauderdale, Florida. She is also producing
character analysis development scenarios for the Raleigh, North Carolina form -
based code (subconsultant role).
She has helped draft design standards and guidelines for residential and
commercial buildings in historic districts, conservation districts, and new
neighborhoods throughout the country. Such assignments include guidelines
for Bellingham, Washington; Carmel, California; Durango, Colorado; Lexington,
Kentucky; Juneau, Alaska's Waterfront and Historic Districts; and San Antonio,
Texas. The guidelines for the Third Street area of Durango won awards from
Colorado Preservation, Inc. The Truckee Preservation Plan won the California
Preservation Foundation Award and the Governor's Historic Preservation
Award.
She also was also instrumental in following projects: the Galveston Height
and Density Study for Galveston, Texas; River Revitalization Plan for Truckee,
California; Bellingham City Center Plan in Washington, and the North 7thAvenue
Design and Connectivity Plan for Bozeman, Montana. Herplan for Rolla, Missouri,
received award recognition from the state APA chapter.
On many planning and design projects, Ms. Husband has generated computer
and/or hand -drawn illustrations to model the effect that alternative development
scenarios might have on an area. This modeling of the design implications of
alternative development scenarios has helped communities make informed
decisions about policies they may adopt.
Winter & Company • 1265 Yellow Pine Avenue Boulder, CO 80304 • (303) 440-8445 • winterandcompanynet
1
Education:
B. History
U of Montana, Missoula
M. City and Regional Planning
University of Colorado
References:
Zoning Code Update &
Development Standards
Tina Axelrod
Principal City Planner
City of Denver
Community Planning &
Development
Compatibility in Single Family
'
Neighborhoods
Susan Richstone
Comprehensive Planning
t
Manager
Planning Department
City of Boulder
'
Residential Mass & Scale in
West Palm Beach
Friederike Mittner
City Historic Preservation
Planner
Department of Planning and
Zoning
'
City of West Palm Beach
Abe Barge, AICP
Senior Planner
Winter & Company
Abe Barge is a senior planner with ten years of experience. Abe's expertise
includes crafting form -based code, improving design review systems and
developing character management strategies. Abe is our at -the -scene
and behind -the -scenes guy. Annually, he disappears to some far-flung
place to see what planning activity is happening there. He plays a key
role in all of our Winter & Company projects. His responsibilities include:
community meetings, strategy development, report production and city
council sessions.
As a Senior Planner with Winter & Company, Abe Barge is currently
working on a variety of projects including a downtown design guidelines
and sign code update for Memphis, Tennessee; development standards
for Cherry Hills, Colorado; residential zoning standardsfor Fort Lauderdale
and West Palm Beach, Florida; Historic Preservation Plan for Tacoma,
Washington and a historic survey strategy for Denver, Colorado. He
recently completed work on a citywide form based code for Denver,
Colorado; single-family zoning regulations for Boulder, Colorado; urban
design guidelines for downtown Ann Arbor, Michigan; and height and
density development standards for Galveston, Texas.
While working as a planner for the City of Boulder, Colorado, Abe as-
sisted with a major update to the local comprehensive plan and helped
plan for transit oriented redevelopment of an area surrounding Boulder's
future commuter rail facility. The resulting Boulder Transit Village Area
Plan will provide a framework for more than half of all new residential
development in Boulder over the next 20 years.
Winter & Company 9 1265 Yellow Pine Avenue Boulder, CO 80304 9 (303) 440-8445 • winterandcompanynet
Education:
B. Architecture
M. City and Regional Planning
California Polytechnic
References:
Historic Preservation System
Review
Karen McWilliams
Preservation Planner
City of Fort Collins
Sustainability Design Guidelines
Matt Halisky
Historic Preservation Planner
Planning & Development
Services
City of Boise
Residential Design Handbook
Brian Norkus
Assistant Director of Community
Development
Village of Winnetka
Mary E. Phillips
Associate Planner/Designer
Winter & Company
Mary Phillips has worked with Winter & Company as an Associate
Planner and Designer since 2007. She has special expertise in historic
preservation, sustainability and community character analysis. She is
currently engaged in developing alternative development scenarios for
Arvada, Colorado; Fort Lauderdale, Florida and Raleigh, North Carolina.
She is also developing design guidelines for sustainability in historic
districts of Boise, Idaho and is producing design guidelines for Sausalito,
California and Mackinac Island, Michigan.
Recently completed projects include Voluntary Residential Design
Guidelines Handbook and Residential Zoning Update for Winnetka, Il-
linois and Design Guidelines and Draft Standards for Ketchum, Idaho.
Both projects are based on an existing conditions analysis and modeling
of development alternatives. She also recently completed an evalua-
tion of the preservation system in Fort Collins, Colorado and authored,
and developed preservation plans for Tulsa, Oklahoma and Excelsior
Springs, Missouri.
While with Winter & Company she also assisted in the completion of
Design Guidelines for Galveston, Texas, and developed a Strategic Plan
for Historic Preservation for the Town of Parker, Colorado. In addition,
in January 2009 Mary helped lead a series of workshops addressing
residential zoning in Winter Park, Florida.
On many planning and design projects, Mary has generated digital
models to reflect the effect that alternative development scenarios might
have in a community.
Winter & Company • 1265 Yellow Pine Avenue Boulder, CO 80304 • (303) 440-8445 • winterandcompanynet
DESIGN STANDARDS SERVICES
Zoning Amendments and Design Standards for
Residential Neighborhoods
City of Fort Collins Fort Collins, Colorado
Winter & Company directed a neighborhood design policy project
for the Eastside and Westside neighborhoods of Fort Collins,
Services: in which the team first helped the community define the context
• Analysis of existing charac- for design, then determined which design management tools
ter to use and finally produced a series of zoning amendments to
• Alternative development the development code and published a companion handbook
scenarios
• Design guidelines of design guidelines.
• Zoning amendments
The zoning standards address basic site planning concerns,
Client: including building setbacks, parking, and landscaping. Other
Bob Blanchard, Planner standards focus on building form and orientation to the street.
City of Ft. Collins
Date: 1996 Winter & Company developed formulas and dimensional regula-
tions, and assisted in drafting the zoning code language. They
also completed an analysis of the potential impacts of costs of
operating alternative design review systems.
The design guidelines provide greater detail for landscape, site
and building design considerations. They are used in a voluntary
process except for large projects and those requiring special
city reviews.
I
N An extensive public participation process was a part of the as-
'sr signment. In order to help citizens visualize the potential impacts
of various development scenarios, the team developed a series
The neighborhood zoning standards of design studies that illustrated alternative build -out scenarios
include alternatives for parking on under existing zoning conditions as alternatives for potential
site. new zoning policies.
The Fort Collins guidelines focus
on neighborhood development
u° a
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'
concepts.
�� 11-161
Winter & Compam
n,interaridcompu?i c.aet
t
The cottage area in Alamo Heights,
Texas
Many neighborhoods exhibit a bal-
ance of similarity in building forms
with a diversity of details that reflect
individual tastes.
Services:
Neighborhood character
analysis
Code analysis
Computer modeling of
alternatives
Residential mass and
scale development stan-
dards
Client:
Ann McGlone
City Manager
City of Alamo Heights
Date: 2005-2006
PLANNING SERVICES
Residential Infill Strategy and
Development Standards
Alamo Heights, Texas
Alamo Heights is an inner ring suburb of San Antonio, linked
by the Broadway corridor. It is recognized for the livability of its
older neighborhoods, which include a range of lot sizes and
architectural styles, and streets framed by a consistent canopy
of large shade trees.
In recent years, new buildings had appeared that were out of scale
with homes traditionally seen in Alamo Heights and residents
grew concerned about a loss of neighborhood character as well
as impacts on individual properties. Winter& Company assisted
the city in crafting a strategy for accommodating compatible
new development and in stimulating appropriate additions to
existing buildings.
To explore solutions, Winter & Company conducted a series
of workshops with the community in which they defined key
features of each neighborhood and then evaluated alternative
approaches for regulations and incentives that would help to
achieve the goal of preserving community character.
Scenario A
Computer models illustrate the scale of replacement structures that would be
permitted under differing combinations of mass and scale standards. Permitted
development under existing regulations was also modeled.
Winter & Compunr rvuterundrumpunp.nver
Entry characteristic
PLANNING SERVICES
Residential Design Standards
Alamo Heights, Texas (continued)
A Neighborhood Conservation Strategy emerged that includes
revisions to the zoning ordinance, design guidelines, and
rehabilitation incentives. A demolition delay ordinance and tree
protection regulation are also in the package.
In order to help citizens understand the potential impacts of
development under current conditions, Winter & Company
generated computer models showing typical development
patterns. Then, a model of the maximum development permitted
under existing zoning was produced. To bridge the gap between
traditional development and development allowed by the zoning
code, alternative methods of measuring height and of "sculpting"
buildings with required variations in wall plane and lot coverage
were explored. Winter & Company then crafted revisions to the
zoning code that are intended to accommodate larger houses
than seen historically, while still respecting the design traditions
of the city's residential neighborhoods. The city's new zoning
standards were adopted in December 2006.
Winter & Compam winterandcompanYmet
r
Photo of an inappropriate structure
in context
House detail
Photo of inland block with houses
Services:
' • Development code analysis
• Modeling of alternative
development scenarios
• Neighborhood conservation
' strategy report
• Development standards
t Client:
Sonya Doerr
Community Development
Director
City of Atlantic Beach
Date: 2005-2006
Winter & Cornpanr
PLANNING SERVICES
Residential Infill Strategy and
Development Standards
Atlantic Beach, Florida
The City of Atlantic Beach is an ocean resort five miles east
of Jacksonville. It is noted for an expanse of beachfront that is
accessible to the public from a variety of entry points and for views
along cross streets to the ocean. The community evolved with
a series of neighborhoods that are relatively low in scale, with
a canopy of trees and an informal street edge. In recent years,
however, residents have grown concerned about new buildings
that are out of character with the traditional mass and scale. A
loss of the tree canopy, and increasing areas of on -site paving
for parking were identified as issues to address.
Winter & Company helped the community analyze development
trends and compare them with historic patterns and current
regulations. A series of computer models illustrated the different
scenarios. In a series of public workshops and focus group
meetings, the team worked with city planning staff to draft a
strategy for addressing the development issues. This strategy
balances concerns about the changing character of the city's
neighborhoods with the desires of some individual property
owners to expand or replace their homes.
The resulting Neighborhood Conservation Strategy includes
adjustments to the underlying development standards in the
city code, as well as educational design guidelines and selected
incentives. Code changes include establishing a maximum Floor
Area Ratio, as well as refinements to building setbacks, height
measurement, and lot coverage. Improvements to tree canopy
regulations and parking requirements are also included. The City
adopted the new standards in the fall of 2006.
Computer model of traditional block
Computer model of maximum build-
winterandraenpan y.net
Many neighborhoods in Boulder
have unique characteristics such
as sloping lots and views of the
foothills.
Workshop participants used models
illustrating permitted building
envelopes and current construction
trends to identify potential issues.
Services:
• Community workshops
• Visual survey sent to over
14,000 homeowners
• Context- sensitive design
standards
• Citizen, realtor and con-
struction industry focus
groups
Client:
Susan Richstone
Long Range Planning
Manager
City of Boulder
Date: 2008-2009
PLANNING SERVICES
Compatible Development in
Single -Family Neighborhoods
Boulder, Colorado
Boulder is a vibrant college town at the foothills of the Rockies. It
has a long history of public involvement from a citizenry seeking
to protect its high quality of life.
A consultant team led by Winter & Company is assisting the City
of Boulder with tools to protect the character of its neighborhoods.
The project began with an identification of issues, goals and
objectives and will continue into development of a specific
strategy outlining recommended policy alternatives. The final
phases of the project could include streamlining of existing
zoning and green building regulations as well as new context
sensitive design standards for infill development in residential
neighborhoods.
The process includes active public participation in a series of
community workshops. In these workshops, participants identified
the character -defining features of the city's residential districts
and current building issues that impact character. Solutions will
be explored that balance compatibility objectives with the needs
of individual homeowners. While discussing solutions, it will be
important to consider:
• Quality of life and sense of community
• The ability of residents and builders to invest and expand
• Current trends in residential development
• The effectiveness of current regulations
• The simplicity and ease of use of any future regulations
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A series of neighborhood "typologies" sheets were produced in the initial stages of the Denver zon-
ing code update, to illustrate the different design contexts.
Re: ADDENDA
Winter & Company received two Addenda:
1) Cancelling the pre -proposal meeting
2) List Solicitation Holder
Winter & Company Team
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In the first phase of the project.
residents identified green space
and mature landscaping an
important characteristic of many
existing neighborhoods.
PLANNING SERVICES
Compatible Development in Single -Family
Neighborhoods
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Winter & Company is using interactive
workshop exercises to encourage
community involvement.
,■ - ��
Winter & Company sent a multi -page visual survey on development trends
and potential issues to over 14,000 homeowners.
Winter & Compan winterandeompnny.net
PLANNING SERVICES
Citywide Form -Based Zoning Code
Denver, Colorado
Services:
The City of Denver recently adopted one of the first comprehensive
• Prepared a diagnostic
form -based zoning codes for a large American city. The new
report on existing zoning
code promotes goals for economic development, sustainability
• Developed a citywide
system of contexts
and context -sensitive design. Winter & Company worked with a
• Conducted a community
team of consultants to help craft the context -based zone districts
survey on design and re-
and building forms that are the basis of the new code.
development by context
• Prepared building form
Denver's newform-based code directsgrowth into redeveloping
graphics and tables
industrial areas, commercial corridorsand neighborhood centers
Client:
while promoting stability in the city's established neighborhoods.
Peter J. Park
A key focus is the relationship between buildings and the public
Community Planning and
realm. The code's form -based standards promote buildings
Development Director
that are oriented toward streets and sidewalks, facilitating the
City of Denver
evolution of auto -dominated districts and corridors into mixed -
use neighborhoods with a diverse array of businesses, housing
Date: 2006 2ot0
and transportation options.
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The differing neighborhood contexts of Denver are illustrated on posters that document street patterns, site design
and building character.
Winter & Compan!winterandcompane.net
PLANNING SERVICES
Citywide Form -Based Zoning Code
Denver, Colorado (continued)
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The new zoning code provides form -based design standards for a range
of building types. The standards for each building type are calibrated to
different contexts throughout the city.
sw;;r
Winter & Company n•interandcnmpan•.net
......................
• "The fundamental
• questions in all of this
remain the same Can
we preserve what we
value about Durango's ;
neighborhoods? Who
gets to decide what that
• means? What sav do
the people who live in
• these neighborhoods
hate? And, must we
adopt aone-size-fits-all
approach to planning
or can we recognize
that each of Durangos ;
neighborhoods has it
own unique: blend of
• attributes and concerns?"
Editorial Quote, from the
Durango Herald 8122105
......................
Services:
• Visual analysis with neighbor-
hood modeling
• Neighborhood survey
• Design guidelines for residen-
tial buildings
• Design Standards for residen-
tial neighborhoods (city code
amendment)
Client:
City of Durango
Greg Hoch. Director of
Planning
Date: 2006
Modeling scenarios were
developed for several established
neighborhoods. This image shows
potential infill that could occur
under certain FAR (floor area ratio),
lot coverage, height and setback
standards.
DESIGN STANDARDS SERVICES
Residential Infill Design Standards
Durango, Colorado
The City of Durango adopted design standards for infill de-
velopment within five established core area neighborhoods.
The intention of the design standards is to establish a clear
set of design expectations that will result in buildings that are
compatible within the context of the neighborhood. The project
generated active public participation. In a series of workshops,
participants defined and commented on issues and assets re-
lated to current building trends; visual models that illustrate the
existing and potential regulations as well as traditional building
patterns; and citywide neighborhood surveys. The guidelines
have an alternative track that allows one to demonstrate how
the basic expectations of standards may be met in different
ways. Zoning districts were redrawn based on neighborhood
character.
The design standards will help property owners make well-in-
formed decisions that will preserve the integrity of traditional
neighborhoods, enhance livability, and strengthen the overall
design cohesiveness of the neighborhoods. The system was
put into place in January 2006.
Winter & Company winterandcompanymet
A new infill project caused
concern among residents
about its approriateness in the
neighborhood.
An established residential
neighborhood.
DESIGN STANDARDS SERVICES
Residential Design Standards
Durango, Colorado (continued)
LF WLJNL
Lot Size &name
A-50x
140
B-50x
140
C-75x
140
D-50x
100
E-50x
140
F-50x
140
F-35x
140
Lot size
7.000
7.000 III
10,5f10
5,000
7,000
7.000
4900,1
Building coverage
34'4
29`i
29%
34%
34%
3414
42%
Building Square
Footage
Primaty
2094 sf
1875 sf
2147 sf
2354 sf
3248 sf
3225 if
2748 sf
Secondary
936 sf
125 sf
1839 sf
936 sf
936 sf
206 sf
Total
3030 sf
2000,1
365h sf
3290 sf
4184 sf
3225 sf
2954 st
Floor Area Ratio
primary
0.33
0.26
0.20
0.47
0.46
0.46
0.56
Floor Area Ratio
seconder
0.13
0.02
0.19
0.18
0.13
0.04
Floor Area Ratio
Toted
243
0.28
0.38
0.65
0.59
0.46
0,60
Setbacks
Front yard
^_n'
20'
20'
Io'
20'
254
14'
Side yard
9'. 7'
9'. 7'
2'. 44'
8'. 12'
10'. 10'
10'. 114
6%6'
Rear yard pri
mary
57'
57'
46'
46'
33'
4)'
404
Rear yard sec-
ondary
14'
6'
10
10'
5'
0'
4'
Building Height
primary
26'
224
18'
30'
27'
27'
284
The information above was also presented with the modeling scenario on the previous
page, which includes a neighborhood plan, street perspective and statistics.
Winter & Company minterandcompany.net
Important criteria for the
design standards included:
• Defining a clear set of expec-
tations, including illustrative
diagrams.
• Working within the existing
land use regulations and to
provide design review flex-
ibility.
• Helping property owners
make well-informed deci-
sions that would preserve
the integrity of traditional
neighborhoods, enhance
livability, and strengthen the
overall design cohesiveness
of the neighborhoods.
A neighborhood survey (developed
for each of the five neighborhood
characters) wasalso utilized ingaining
feedback from those who did not
attend the public workshops. From
those surveyed, 70 percent to 80
percent said home improvements
should reflect traditional homeheights
and masses in their neighborhoods.
DESIGN STANDARDS SERVICES
Residential Design Standards
Durango, Colorado (continued)
Mrmlgo, Colorado
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Winter & Company winterandrompany.net
1
Services:
• Mass and scale studies in
existing neighborhoods
• Citizen and construction
industry focus groups
• Draft standards for mass
and scale in residential
zones
Client:
Mark Browne
City Manager
City of Terrell Hills
Date: 2006-2007
Winter & Campain-
PLANNING SERVICES
Residential Infill Strategy and
Development Standards
Terrell Hills, Texas
Terrell Hills is an inner ring suburb of San Antonio that is primarily
composed of traditional residential neighborhoods along tree -lined
streets. In recent years, the city has experienced an increase in
property values that has led to new inf ill development that is out
of scale with the traditional context. Builders are capitalizing on
the city's desirable location by building large scale replacement
homes that often eliminate existing trees and loom over their
neighbors.
Winter & Company worked with the City to develop mass and
scale standards that allow neighborhood redevelopment to
continue while helping to ensure that new structures and additions
are compatible with existing neighborhood context. Alternatives
include standards addressing floor area ratio, building envelope,
wall plane length, driveways and garage location. The standards
are calibrated to permit construction of traditional two- and three-
story homes while minimizing impacts on adjoining homes and
rear yards. The standards also recognize challenges created by
sloping lots in areas with varied topography.
Standards address floorarea ratio, building envelope,
wall plane length, driveways and garage location for
residential neighborhoods in Terrell Hills.
tv in tern iOcompatt v.I ICI
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I Urban Advisors
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u r b a n a d v i s o r s I t d
utoan advisors Itd introduction
3335 NE 42nd Avenue
Portland, OR 97213 Urban Advisors provides economic and financial analysis to support historic
neighborhoods, downtown redevelopment and smart growth projects. Working
Portland, OR through the design process with planners and architects, the firm evaluates
Edward Starkie, principal market information to understand the financial context, and conceives of
503.248.4030 strategies to revive urban neighborhoods and create new places that offer quality
estarkie(Uurbanadvisors.com of life and community
Established in 2002 as an S Corporation, Urban Advisors Ltd is headquartered in
Rochester, NY Portland, Oregon. Our practice serves clients nationwide. We have completed
Glenn Kellogg, principal assignments in Alabama, Arkansas, California, Colorado, Georgia, Idaho, Illinois,
585.473.8174 Indiana, Kentucky, Maryland, Massachusetts, Mississippi, New Jersey, New
gkellogg(Ourbanadvisors.com Mexico, New York, Ohio, Oregon, Rhode Island, Tennessee, Texas, Utah,
Virginia, Wisconsin and Washington.
methodology
Our analysis is based on data provided by ESRI BIS, the Census, the Bureau of
Labor Statistics, the Bureau of Economic Analysis and state and local resources.
Stakeholder interviews help us understand and interpret data, and give us
perspective on the local challenges, existing organizational resources, and help
us focus our efforts to address appropriate questions. We then provide careful
analysis to discover trends and clues to the underlying causes and possible
solutions to local problems.
We have worked through many of the common planning processes that attempt
to integrate economics and planning. A typical "market study" conducted before
the planning effort can only describe the existing conditions and trends and
community
cannot not take into account the formative effects of design and public
vision
investment, or identify opportunities to create change. Including economics after
the planning process likewise does not insure that the ideas are based on market
realities and they may not be feasible. Our preferred process is to work directly
with the community, planners and designers through a collaborative effort that
design antes"
can establish a local framework for community based economic development.
By conducting economic analysis in close coordination with planning and design,
we are able to assist the team in tailoring appropriate designs, form -based codes
and policies that respond to the underlying market conditions. This results in
physical plan &
implementation and development strategies that are based on the community
implementation
vision, financially feasible, and achievable by the existing local organizational
strategy
structures.
Based on our understanding of this process we have won awards for using public
involvement to build support for implementing plans and historic guidelines
among the local development and business community. The result is community
based economic development that uses existing resources to achieve change.
services
Every scope of services is tailored to our client's needs. Some of the typical
services we provide include:
• Market Research and Analysis
• Strategic Planning and Community Economic Development
• Program Development
• Pro -forma and Project Feasibility Analysis
Implementation and Financing Strategies
urban advisors Itd
urban economic advisory services
email: office@urbanadvisors.com
u r b a n a d v i s o r s I t d
references
Peoria, Illinois: Heart of Peoria Vision Masterplan- Revitalization Strategy
Client: City of Peoria, Illinois
Contact: Beth Akeson, Vice Chair, Heart of Peoria Commission 309-682-6447
bethakeson@comcast.net
Montgomery, Alabama: Downtown Masterplan- Implementation Strategy
Client: City of Montgomery, Alabama
Contact: Jeff Downes, , Deputy Mayor, 334.241.2002
103 North Perry Street, Montgomery, AL 36104
jdownes@montgomeryal.gov
Fayetteville, Arkansas: Downtown Masterplan & City Plan 2025
Client: City of Fayetteville
Contact: Karen Minkel, Planning Director 479.575.8267
planning@ci.fayetteville.ar.us
Memphis, Tennessee: Broad Avenue- Revitalization Strategy & Action Plan
Client: City of Memphis, Tennessee & Duncan Associates
Contact: Lee Einsweiler, Project Manger, 512.478.2200
Code -Studio, Inc.
2401 East 6th Street #2020, Austin, TX 78702
lee@code-studio.com
Truckee, California: Economics of Historic District Guidelines
Client: Town of Truckee, California
Contact: Duane Hall, Town Planner 530.582.7700
dhall@townoftruckee.com
Kirkland, Washington: Industrial Land Use Analysis
Client: City of Kirkland, Washington
Contact: Paul Stewart, City Planner 425.587.3227
pstewart@ci.kirkland.wa.us
work samples
Samples of our work are available on our website:
http://www.urbanadvisors.com/resources.html
urban advisors Itd
urban economic advisory services
email: office@urbanadvisors.com
1. Methods and Approach
Introduction
Fort Collins is recognized for its livability and high qual-
ity of life, much of which derives from the character of its
core neighborhoods. These have emerged over more than
125 years and are places where residents have invested,
raised families and contributed to the civic vitality of the
community. They exhibit distinct physical characteristics
that define traditional neighborhoods of the city. These
features have sustained over time, even when changes in
the area have occurred.
The City Council has determined that the character of es-
tablished neighborhoods is an important issue. This builds
upon decades of previous efforts to address the character
of infill construction in and around the East and West side
neighborhoods. These previous projects provide a solid
starting point for this project.
The Starting Issues
Today, there is a sense among some residents that change
is now happening which challenges neighborhood charac-
ter and livability. While the term "neighborhood character"
has been used in an abbreviated manner to describe the
discussion, we recognize that there are several issues that
have brought the city to this point. These include:
Issue: Accommodating creative design
The prospect that any new regulations may hinder creative
designs is an issue.
Issue: Adjusting to change
Some negative reactions to new buildings may simply be
in response to the pace of change that has been experi-
enced recently. How change influences one's perception of
compatibility, and how that feeling alters as a site matures,
is an issue as well.
Issue: Understanding density
' Distinguishing an increase in the number of people living
on a site, from increasing the floor area of a property is
also an issue.
Proposal for Neighborhoods Character Study, City of Fort Collins,Colorado
Page 1
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u r b a n a d v i s o r s I t d
'
Edward Starkie, Principal
'
Education:
Massachusetts Institute of Technology,
MS in Real Estate Development
'
University of Oregon, BLA, Cum Laude
University of California, Berkeley, BA
'
Career Practice:
Principal: Urban Advisors Ltd
Principal & Director of Project Management:
lilt
Leland Consulting Group
Senior Associate: Leland Consulting Group
Adjunct Assistant Professor:
Architecture Department,
University of Oregon
'
Development Approvals Consulting:
Hardesty Associates, California
Project Manager: CRJA, Cambridge MA
t
Project Manager: Renaissance 2000 Project
Joint Consulting on Affordable Housing,
Massachusetts and California
Technical/Analytical Skills:
Locally Based Economic Development:
creating strategies based upon local
resources and organizational strengths
to provide a framework for change that
can be accomplished by the community
Market Research: Real estate economics,
demo -graphics, variable trending and
analysis of transaction pricing
Financial Analysis: Project financials, risk
analysis, statistical modeling
Relevant Experience Highlights:
Mr. Starkie has 23 years experience in real estate that includes moving
complex projects from conception and feasibility analysis to financing
and development. A particular career focus has been the economic
structure of vital urban places, of downtowns and neighborhoods that
are pedestrian and transit oriented environments. His work has
received four awards from the American Planning Association in the
areas of main streets and downtown revitalization, and he contributed
to the current EPA guidelines for promoting Smart Growth. His recent
work has also gained awards including a California Preservation
Foundation award, the California Governor's Award for Historic
Preservation, and a Charter Award from the Congress for New
Urbanism. Mr. Starkie is a financial advisor for private and public
development who brings a unique, pragmatic approach that results in
projects that are feasible, profitable, and contribute to community
livability. Mr. Starkie holds a Master of Science in Real Estate
Development from the Massachusetts Institute of Technology. He is a
panel member of Urban Land Institute Advisory Services. Mr. Starkie
also has also served on the faculty of the University of Oregon Urban
Architecture Program and the Portland State University Urban
Planning and Architecture programs.
Presentations:
King County Transit Oriented Development Conference
Phoenix Urban Growth Boundary Conference
State of Oregon Smart Growth Conference
Urban Land Institute Advisory Panels: Oxnard, California;
Atlanta, Georgia; Kenosha, Wisconsin; Missoula, Montana
RailVolution Conference, Portland Oregon
Oregon State University Brownfields Conference
Washington Public Works Conferences: Yakima; Tacoma
Litigation Support: Tri-Met Westside Light Rail Condemnation
Idaho Treasure Valley Conference on Strip Development
Cascadia APA Conference, Portland
National APA Conference, San Antonio 2006
Smart Growth Los Angeles 2006
Orenco Station, Portland OR: Based on Mr. Starkie's market analysis and research of the demographics of transit
users, a national development company revised their plan to build a conventional big -box center near the MAX
light rail line in Hillsboro, Oregon, opting instead for the existing transit -oriented village that is one of the best
known models of Transit -Oriented Development.
Fayetteville, AR, 2025 Comprehensive Plan: Based on the anticipated regional growth in the Fayetteville area, Mr.
Starkie demonstrated the relative costs of sprawl versus compact, traditional neighborhoods in terms of feasibility,
land value, and economic impact. The dramatic results described the clear economic benefits of SmartGrowth
designs.
Kirkland, WA, Industrial Land Analysis: Correlating tax assessor data with GIS layers, Mr. Starkie was able to
show the disconnect between existing zoning and the existing actual land use of businesses in the aging
industrial district. Further analysis showed that the district was obsolete for traditional manufacturing, but based
on the underlying land values and development intensity had potential to redevelop with a mix of residential and
commercial uses.
urban advisors Itd
urban economic advisory services
email: office@urbanadvisors.com
u r b a n a d v i s o r s I t d
Graphic by
TND Planning Group
Neighborhood potential
.a.
i
bin YV
This planning effort helped
give us a road map of what's
possible.'(Chris Ryer,
Southeast CDC)
-Baltimore Sun
selected project experience
Michigan City, Indiana: TOD Economic Impact Analysis
Michigan City retained Economic Visions, TND Planning Group, and Urban Advisors to
evaluate the economic development potential around three alternative commuter rail
stations. The commuter line is required to make safety changes to its track, opening the
opportunity to relocate the line and build a new station and with it transit oriented
development. Our team was asked to comment on three alternative alignments and
determine the potential economic impacts of each for the downtown. Our conclusions
outlined the potential economic benefits of each location, while acknowledging the
political and implementation constraints. This study succeeded in building consensus for
choosing an alignment, and at the final presentation the regional rail authority publicly
announced support for the recommended station area configuration and development.
Baltimore, Maryland: High landtown-Greektown TOD Analysis
Working with TND Planning Group and Seth Harry & Associates, Urban Advisors
provided market and economic impact analysis for the Highlandtown-Greektown Transit
Oriented Development charrette and plan. The goal of this analysis was to determine
how the public investment of the planned Red Line light rail stop could help revive a
traditional commercial corridor. Our analysis coordinated with the station area design
and public improvements to describe how the transit stop was positioned to capture new
development of working class professionals and new employment uses that would help
support the corridor. With an existing retail base, highway access, an adjacent Johns
Hopkins medical campus, large and underutilized sites, and a planned light rail stop, the
location has the potential to be an economic engine for the City as well as revitalize the
neighborhood. Our conclusions outlined goals and requirements for successful
redevelopment and strategies for improving business conditions and support for the
corridor. The impact analysis quantifying the potential redevelopment value is now a tool
for the community to use in advocating for the implementation of the plan and funding for
the Light Rail.
Washington D.C. TOD Station Area Site Analysis
UrbanAdvisors worked with Nelson Nygaard on a team to assist Washington D.C. in
decision making for setting priorities along its Metro transit corridor. Using GIS and
economic analysis, Glenn Kellogg demonstrated site potential and compared potential
build -out scenarios to existing land use and values. This analysis has allowed the city to
make decisions regarding its allocation of planning and funding resources for the future.
urban advisors Itd
urban economic advisory services
email: office@urbanadvisors.com
Issue: Loss of traditional buildings
Demolition of older buildings, some potentially with historic significance, erodes neigh-
borhood character.
Issue: Changing mass and scale
Building sizes, as seen from the street, and as perceived scale along side property
lines are issues.
Issue: Changes in open space
The percentage of lot coverage that is experienced as open space is said to be declin-
ing in some areas.
Issue: Solar access
Larger buildings may constrain solar access for neighbors.
Issue: Tailoring to context
Characteristics that define the context for new construction vary throughout the East
and West Side Neighborhoods. These distinctions must be described in a manner that
facilitates informed discussion about the options to explore.
Issue: Looking forward
To reach a practical solution, we must build upon previous efforts while also taking a
fresh look at the issues. An inclusive process will be needed to define the compatibility
threshold for new construction in a variety of neighborhood contexts. It will also be im-
portant to understand what can be built under current regulations.
Shadow studies were a part of our
analysis for development policies
for regulations that affect the edg-
es of existing residential neigh-
borhoods in Galveston, Texas.
Page 2 Winter & Company Team
II
Our Approach
'
With these starting issues in mind, we recognize that fur-
ther analysis and discussion is needed to more precisely
frame the problem and craft a response that is appropriate.
That process is described later in this proposal document.
We will serve as adjunct to staff, providing technical advice,
'
generating supporting information and assisting in facilitat-
ing informed discussions in meetings. Some key features
of our approach:
A. Describe the existing context in
objective terms
'
In order to develop tools that are more context -sensitive,
the existing character of the neighborhoods must be docu-
mented. While there are neighbor -wide values to consider,
'
there are also different settings to acknowledge.
This may include descriptions of basic framework features,
' such as the configuration of blocks, streets and alleys, as
well as specific patterns of building arrangement, setbacks,
mass and scale. Looking for patterns of consistency is a
' key part of this analysis, but defining the range of diversity
is important as well.
' Finally the degree of similarity that exists, versus the de-
gree of diversity that is found, may be a defining feature.
In our approach, we work with the community to analyze
neighborhood characteristics and describe them in an un-
derstandable way.
This may help to identify the range of "tolerance" that ex-
ists for accommodating change in differing contexts. It is
also important to match this analysis of context with other
' community planning goals related to livability, growth and
economic health.
' This will help everyone involved consider context more
effectively when considering infill design concepts. This
includes descriptions of traditional lot coverage ratios,
' building heights and massing.
A. Describe the existing
context objectively.
B. Illustrate the force of the
underlying zoning.
C. Illustrate the effects of
potential changes in regu-
lations.
D. Provide options for flex-
ibility.
E. Balance the variables.
F. Engage the community
productively.
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' Proposal for Neighborhoods Character Study, City of Fort Coll ins,Colorado
Page 3
h
B. Illustrate the force of the underlying
zoning regulations.
The base zoning sets expectations for single-family resi-
dential mass and scale that should be illustrated such that
people understand the difference between the "by right'
condition and the goals for community character.
"Modeling" is a three-dimensional computer imaging tool
that is projected in accurate scale, and will illustrate the
potential effects of the existing code. While these effects
may already be understood by many people, others in the
community may not. It will be helpful to generate computer
models of the existing code, such that average citizens
understand what the current regulations produce. This set
of illustrations can also be used as a starting point to model
and test any potential changes that might be considered.
This modeling will build on the analysis and photo essay
work that the city has already produced. It is a component
of our approach.
Mass and scale in the zoning code
The fundamental tools that address mass and scale are
those in the zoning code which set limits on building height,
floor area and lot coverage. These vary by zone district,
and in some cases by different lot sizes. But, to what extent
do they also reflect differing design contexts? This needs
analysis.
Sculpting building form
Beyond the basic massing standards found in the zoning
ordinance, several finer -grained standards that seek to
articulate single-family residential building forms to reduce
their perceived scale may need to be considered. This is
based on the assumption that, to some extent, a larger
mass may be more compatible if it is "broken up" such that
is appears smaller.
C. Illustrate the effects of potential
revisions to the standards.
The numbers placed into a code can yield unexpected results.
The best way to predict the potential outcome and test to
see that the changes will yield a compatible solution is to
generate three-dimensional representations, or "models,"
of alternative standards.
Page 4 Winter & Company Team
II
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D. Provide options for flexibility.
Changes to existing zoning standards should address many
issues, and keep the system simple to administer, but in
some situations a more discretionary approach may be
t needed. When an owner seeks to execute a design that
doesn't quite fit the mold but could still be compatible, they
may wish to have an option for using alternative standards.
■
Design guidelines
Another option may be to use updated design guidelines.
I'
While it is our understanding that the City may not envi-
sion establishing a design review process, there may be
special, more limited applications.
'
E. Balance the variables.
With current trends, we see planning tools becoming more
t
context sensitive, and responding to traditional development
patterns. At the same time, residents will also recognize
that neighborhoods are not frozen, and that change can
'
be sculpted to respect context and can even be beneficial.
These refinements will come with extensive debate, and
it is important to provide a forum for reasoned discussion
'
in which all viewpoints can be heard. These are some key
"balancing acts" that we anticipate:
' Simplicity versus complexity
The outcome should be simple to understand and administer.
A limited set of specific standards that address mass and
' scale, for example may be the easiest for property owners
to understand and for staff to interpret at the permit coun-
Nord Winter wrote a booklet on
sustainability guidelines in his-
toric districts for the National
Trust.
❑i an aany puoncation on ouiming compatible designs in traditional neighborhoods, Nord Winter
sketched a row of houses in the East Side Neighborhood of Fort Collins, to illustrate the traditional
rhythm of uniform building widths.
Proposal for Neighborhoods Character Study, City of Fort Coll ins, Colorado Page 5