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HomeMy WebLinkAbout18- RFP Submission - Review of NCOD Guidelines and Historic Preservation Program - Winter & Company1 Proposal for Comprehensive Review of Neighborhood Conservation Overlay District, Design Guidelines and Historic Preservation Program City of Bozeman, MT Proposal #18-042 1 COVER Submitted by: Winter & Company Team Submitted on: March 9, 2018 2 Phillipe Gonzalez, Historic Preservation Specialist City of Bozeman Planning/Preservation Department City Hall 121 N. Rouse Avenue Bozeman, MT 59771 Dear Phillipe: Bozeman is a city of history that is charting its future while honoring its heritage. It has designated numerous landmarks and districts, and has maintained a preservation program that includes a design review process. Design guidelines have served as a tool to assure that policies are applied objectively and consistently; however, some updates to the document are needed. Providing clarity to standing policies and addressing more recent issues is a priority. This includes incorporating higher density housing options and sustainability, recognizing the inherent connec- tion that preservation has with affordable housing and resource conservation. In addition, the city recognizes that a complementary design overlay district tool is needed to be used for areas where a broader sense of character is to be retained and potentially more flexibility is considered. Finally, a key objective is to make the document more user-friendly, with extensive illustrations. We are eager to work with the city on this important project. We recognize the responsibility we would have to build on the hard work that has been accomplished to date on the 2015 Neigh- borhood Conservation Overlay District Report, and to work efficiently to provide the services you request. While we are particularly committed to this project because we drafted the initial Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District, we also bring lessons learned from our recent experience in the realm of heritage conservation. At Winter & Company, we specialize in developing preservation guidelines and conservation dis- trict tools for places of special character throughout the nation. We bring this broad perspective of best practices in the field to this project and yet we also look forward to listening carefully and to tailoring our services to reflect the culture and heritage of Bozeman. I urge you to give our proposal close consideration. We have structured the project to use our time effectively, in which we plan a series of site visits to maximize engagement with the commu- nity. We will supplement those trips with well-managed web cam and conference call meetings to assure close cooperation with staff. We appreciate the opportunity to submit our proposal and would welcome the possibility to further refine our scope, process and budget. Cordially, Noré Winter 3 2 PROJECT SUMMARY 5 COMPANY DESCRIPTION/CAPABILITY 9 PROJECT TEAM 12 REFERENCES 15 OUTLINE OF SERVICES 17 PROPOSED SCHEDULE 27 COST & EXPENSE (SEPARATE ENVELOPE) ATTACHMENT 29 3 4 5 6 7 8/9 10 TOC Height VariationWall OffsetsChange in Material DIAGRAMS AND PHOTOGRAPHIC EXAMPLES FROM ITHACA’S DOWNTOWN DESIGN GUIDELINES ILLUSTRATE WAYS TO ACHIEVE APPROPRIATE BUILDING MASS AND SCALE IN NEW BUILDINGS. ITHACA, NY DOWNTOWN AND COLLEGETOWN DG 4 ENCINITAS, CA - HEIGHT & DENSITY STUDY HEIGHT AND DENSITY STUDY WITHIN ESTABLISHED CONTEXTS. THIS MODEL ILLUSTRATES TWO AND THREE-STORY DEVELOPMENT CONCEPTS FOR SMALL SITES IN ESTABLISHED NEIGHBORHOODS. COMMUNITY DIALOGUE SESSIONS RESIDENTIAL INFILL - SMALL SITE OVERVIEW: The Residential Infill-Small Site neighborhood prototype is provided as an option for incorporating infill multifamily and attached single family housing into an existing single family neighborhood. In most cases, these infill sites will be rather small, and close to surrounding single family homes. Therefore, considering the context is especially important. This prototype would likely occur at the intersection of two neighborhood streets, but could also occur along a neighborhood or arterial street.2-3STORY DEVELOPMENTOPTION 1:3 STORY DEVELOPMENTOPTION 2: DESCRIPTION• 3-story flats face primary street.• 2-story townhomes face secondary street. • Parking is provided in individual ground floor garages or “tuck under” parking areas. • Buildings are set back from the street edge to respond to the surrounding context. PROGRAM26 Dwelling Units DESCRIPTION• 3-story flats facing primary and secondary streets. • Parking is provided in “tuck-under” or garage spaces with additional surface parking provided on-site. • A central green space provides a park-like setting for residents to enjoy while transitioning to surrounding single PROGRAM36 Dwelling Units Connections to the outdoorsFront stoops and porches Cottage architecture Garage parkingTownhomes greet the sidewalk Variation in facade Townhome Flats LEGEND Existing Context Flats LEGEND Existing Context 1 2 3 1 2 3 1 2 3 1 2 3 NEIGHBORHOOD PROTOTYPES4FUTURE DEVELOPMENT FITS INTO OUR COMMUNITIESD THIS MODEL ILLUSTRATES THREE-STORY DEVELOPMENT CONCEPTS FOR LARGER SITES IN MIXED USE AREAS THAT TRANSITION TO ESTABLISHED NEIGHBORHOODS. 5 PROJECT SUMMARY3 The city is facing unprecedented physical growth resulting in issues re- lated to affordable housing, higher densities, historic preservation and community character. This project will update the Neighborhood Conser- vation District Design Guidelines in consideration of these issues. This effort will result in addressing some of these issues directly and others indirectly. From our national experience we envision the end product will be two design guidelines documents: Design Guidelines for Historic Preservation, and Design Overlay Design Guidelines. We know that we have much to learn about recent trends in Bozeman, but these are some of the goals and background information that we understand will influence this project: GOALS CLARIFY THE DISTINCTION BETWEEN HISTORIC DISTRICTS AND CONSERVATION DISTRICTS In lessons learned from our recent experience in the realm of heritage conservation, we’ve learned it is important to clarify the distinction between historic districts and conservation districts. Having the entire core area of Bozeman named as a conservation district has created con- fusion, especially because it has historic districts embedded in it. That system had been established before we developed the design guidelines for the area in 2006. Bozeman’s system is different in the way in which many communities use historic districts and conservation districts. Many others use historic districts and conservation districts as two distinctly different areas, and their district boundaries do not overlap. We will update the design guidelines to be applied to two distinct areas. CLARIFY HOW THE TOOLS ARE USED There are three different categories of character management tools that can be used in areas where respecting character is an objective: • Historic districts – these use design guidelines that focus on pre- serving the integrity of individual resources and on maintaining the historic character of the district. • Design review overlays (what many communities call a conservation district) – these focus on additions and new construction, and the view from the street. They typically do not regulate alterations to the skin of a building. The objective is to maintain a sense of neighborhood character. The guidelines are more flexible than those in historic districts. 6 • Form-based codes (areas where the zoning code standards are tailored to respect the context) - these codes use form-based stan- dards that are based on an analysis of context and address building mass and scale. They also promote best practices in urban design. Bozeman seeks to find the appropriate applications of these three tools within what is currently the Conservation Overlay. This discussion will be considered in the update. ENHANCE THE DESIGN GUIDELINES FOR DIFFERENT DISTRICTS At the time that we developed Bozeman’s design guidelines, there was not a clear distinction about the purpose of the conservation district and how the guidelines would be applied in areas outside the historic districts. In order to help provide some guidance, we set up the frame- work of having special chapters that addressed the individual historic districts, where we incorporated material provided by staff. These were brief, and were envisioned as a starting point, with more information to be added in time. The degree of rigor to which they were to be applied in different contexts was to be determined on a case-by-case basis, and by using the information in the chapters for the individual districts. The intent was that the descriptions of the key features of individual districts would help to indicate how the guidelines should be applied. More recently, the need for more specific information has been made clear. We will provide more detailed descriptions of key features of each area, and address important community design issues identified for individual districts. RESPOND TO UPDATED CITY POLICIES AND ZONING The guidelines should address the design issues that have arisen; in a zone district in which higher density or greater mass is permitted, then the guidelines need to provide examples of how this can be accom- plished in a compatible way. This includes providing examples of how multifamily buildings can be introduced into areas that traditionally were single family but now are zoned for higher density. It also includes the transitional areas between the commercial core of downtown and the residential areas. COORDINATE FINDINGS WITH ZONING ORDINANCE UPDATE The City is currently updating the development standards that affect the zone districts that lie within the existing Conservation Overlay. This provides an opportunity to address some of the issues related to com- patibility of new infill with the different contexts that exist in the area. We will use information gleaned from discussions about compatibility during the update of the design guidelines to help inform the city’s work on the code revisions. 7 ADD NEW TOPICS TO THE DESIGN GUIDELINES Many new topics have arisen in the past decade that now must be in- cluded in the design guidelines. These are some examples: • Sustainability - See our work in Boise, ID related to sustainability in historic residential districts • Accessory Dwelling Units - See our work in Healdsburg, CA for guidelines addressing ADUs. • Multifamily development in single family contexts - See our work in Steilacoom, WA and Encinitas, CA. • Adaptive reuse - Addressing converting residential structures to commercial use while maintaining traditional character • Context Distinctions - See our work in Healdsburg, CA for guidelines addressing character areas. USE THIS HOTLINK FOR WORK SAMPLES REFERENCED ABOVE: HTTPS://WWW.WINTERANDCOMPANY.NET/WS-BOZEMAN-MT 95Single Family and Other Small-Scale Residential Development Design Guidelines Chapter 5 Figure 5.8: Recommended Locations for Accessory Dwelling Units (ADU) The diagrams below illustrate the potential location of an ADU on a site. A description of each scenario is provided and a “ ” or “ ” suggests whether the scenario is appropriate or inappropriate to development in a specific Character Area. Additional design guidelines in the Building Design section of this chapter provide more information about appropriate design of an ADU. Two-Story Detached ADU at the Rear of Property The ADU is located at the rear of the site, and placed fully behind the primary structure. The ADU is two stories. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 One-Story Detached ADU at the Rear and Side of Property The ADU is located at the rear and side of the site, and placed behind the primary structure. However, the location of this ADU makes it visible from the public realm. The ADU is one- story and includes a one-car garage. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 Two-Story Detached ADU at the Rear of Property The ADU is located at the rear of the site, and placed fully behind the primary structure. The ADU is two stories. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 95Single Family and Other Small-Scale Residential Development Design Guidelines Chapter 5 Figure 5.8: Recommended Locations for Accessory Dwelling Units (ADU) The diagrams below illustrate the potential location of an ADU on a site. A description of each scenario is provided and a “ ” or “ ” suggests whether the scenario is appropriate or inappropriate to development in a specific Character Area. Additional design guidelines in the Building Design section of this chapter provide more information about appropriate design of an ADU. Two-Story Detached ADU at the Rear of Property The ADU is located at the rear of the site, and placed fully behind the primary structure. The ADU is two stories. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 One-Story Detached ADU at the Rear and Side of Property The ADU is located at the rear and side of the site, and placed behind the primary structure. However, the location of this ADU makes it visible from the public realm. The ADU is one-story and includes a one-car garage. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 Two-Story Detached ADU at the Rear of Property The ADU is located at the rear of the site, and placed fully behind the primary structure. The ADU is two stories. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 95Single Family and Other Small-Scale Residential Development Design Guidelines Chapter 5 Figure 5.8: Recommended Locations for Accessory Dwelling Units (ADU) The diagrams below illustrate the potential location of an ADU on a site. A description of each scenario is provided and a “ ” or “ ” suggests whether the scenario is appropriate or inappropriate to development in a specific Character Area. Additional design guidelines in the Building Design section of this chapter provide more information about appropriate design of an ADU. Two-Story Detached ADU at the Rear of Property The ADU is located at the rear of the site, and placed fully behind the primary structure. The ADU is two stories. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 One-Story Detached ADU at the Rear and Side of Property The ADU is located at the rear and side of the site, and placed behind the primary structure. However, the location of this ADU makes it visible from the public realm. The ADU is one- story and includes a one-car garage. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 Two-Story Detached ADU at the Rear of Property The ADU is located at the rear of the site, and placed fully behind the primary structure. The ADU is two stories. Character Areas (CAs) CA 1 CA 2 CA 3 CA 4 CA 10 CA 11 HEALDSBURG, CA CITYWIDE DESIGN GUIDELINES RECOMMENDED LOCATIONS FOR ACCESSORY DWELLING UNITS ARE ILLUSTRATED. A SMALLER TABLE SHOWS WHAT AREAS THESE ARE ALLOWED. 8 IMPLEMENTATION PLAN & SCHEDULE See sections 7 (p. 17) & 8/9 (p. 27) for complete details. STEP 1.0 STARTUP In this step, the consultant will develop an understanding of existing conditions related to the character of the built environment in Bozeman, the goals and objectives for development in various parts of the commu- nity and issues that are related to achieving those goals and objectives. STEP 2.0 INITIAL ONSITE WORK SESSIONS In this step we will meet with stakeholders and the community to identify design issues, key features/characteristics, and refine the design intent for each “context/district.” This will include hands-on activities that will enable interested parties to share their ideas. We will also develop the outlines for the design guidelines. STEP 3.0 DEVELOP THE DRAFT DESIGN GUIDELINES In this step, we will develop the design guidelines documents (Design Guidelines for Historic Preservation, and Design Guidelines for the Conservation District). Three iterations of the draft documents will be crafted: Administrative 1 & 2, and Public Review. STEP 4.0 CONDUCT ON-SITE WORK SESSIONS PART 2 In this step we will meet with stakeholders and the community to intro- duce the public review draft materials in an Open House setting. STEP 5.0 PREPARE FINAL GUIDELINES DOCUMENTS In this step, we will develop the final design guidelines documents (De- sign Guidelines for Historic Preservation, and Design Guidelines for the Conservation District). Two iterations of the documents will be crafted: a draft responding to public review and staff comments and a final. STEP 6.0 ASSIST WITH ADOPTION We will assist staff in preparing for adoption hearings. COMPLETED BY: TASKS: APRIL 2018 MAY 2018 OCTOBER 2018 NOVEMBER 2018 FEBRUARY 2019 MARCH 2019 9 4 COMPANY DESCRIPTION Winter & Company was established in 1986 in Boulder, Colorado. We bring extensive experience in the field of design review, context-sensitive zon- ing and historic preservation to this assignment. We have the capacity to manage this project with a staff of nine, all with experience in developing character management tools nationwide. We’ve learned so much more about this field in the past dozen years since we prepared the guidelines for Bozeman. We’ve learned about the interaction of underlying zoning codes and design review systems and about how to better synchronize prescriptive standards in codes with design guidelines that are applied in historic districts and design review overlays. These are some examples: ADDRESSING THE INTERACTION OF HISTORIC DISTRICTS AND CONSERVATION DISTRICTS Note that in these examples, “conservation districts” are entirely sepa- rate from historic districts. That is, a historic district does not lie within a conservation district. State College, PA - We helped the Borough of State College adopt its first preservation-related ordinance last year. It is a form of conservation dis- trict ordinance. It applies to two neighborhoods, which are designated as National Register Districts, but in which the community was not ready to support local designation as historic districts. Instead, the ordinance only regulates the design of new buildings, additions to existing buildings and demolition. It does not regulate alterations to the exteriors of existing build- ings as would occur typically in a local historic district. In a second stage of services, we are now preparing design guidelines for the two districts. Pittsburgh, PA - We helped Pittsburgh develop a conservation district pro- gram. We established a procedure for designating conservation districts and provided a model ordinance. We also included an outline of the topics that may be addressed in design guidelines that would be developed when a district is established. Mobile, AL - In Mobile, we developed two companion sets of design guidelines. The first is a set of design guidelines for historic districts. The design guidelines are organized in the same way that we established for Bozeman in 2006, but are more refined based on lessons learned during the intervening years. They contain one set of overarching guidelines for preservation that are to be applied to all historic districts. The document then includes individual chapters for each historic district. These identify key features that are to be preserved and give a more detailed direction about how the general guidelines are to be applied to this specific context. https://docs.wixstatic. com/ugd/a918c9_5e- 49b13eb20e473d9add- 4a6935baae5a.pdf https://docs.wix- static.com/ugd/ a918c9_7169fb67779e- 4d68af42b2a3ef80b5cf. pdf https://docs.wixstatic.com/ ugd/a918c9_dae70e78c- 02148d1a0a907e89a4c354b. pdf If you’d like, please use web hotlinks for more detailed descriptions of the projects. 10 The second document is a set of design guidelines for the city’s conserva- tion districts. They are published separately, to avoid confusion in how and where they are to be applied. The guidelines for the conservation districts focus on compatibility with the neighborhood, in terms of building mass and scale and orientation to the street. Galveston, TX - In Galveston, we provided a suite of services related to historic preservation and neighborhood conservation. We developed a Preservation Plan that helped to clarify the different roles that historic districts and conservation districts should play in the citywide strategy of promoting use of heritage-related resources. We then prepared design guidelines for the historic districts. These include an “umbrella” set of guidelines that apply to all districts. In those, the basic principles of preserving key features of individual properties and of districts at large are set forth. Then, individual chapters provide additional guidance for individual historic districts. These identify their key features and include special guidelines that are particularly relevant and indicate how the umbrella guidelines relate to each context. Finally, we reviewed the city’s existing conservation district ordinance and recommended im- provements to help clarify how that tool is to be applied. ADDRESSING DESIGN REVIEW IN DIFFERENT NEIGHBORHOOD CONTEXTS We also have expanded our experience in developing preservation guidelines for cities that have multiple historic districts. These are some examples: Denver, CO - Citywide preservation guidelines, with supplemental chapters for individual historic districts. These guidelines address residential and commercial contexts. Greenville, SC - Citywide preservation guidelines for residential historic districts, with supplemental chapters for the individual historic districts Pasadena, CA - Citywide preservation guidelines, with supplemental chap- ters for individual residential historic districts ADDRESSING HOW TO ADDRESS MASS AND SCALE IN CODES We also have worked on zoning codes that are calibrated to respect the existing context. For example: Los Angeles, CA - As a part of the team re-writing LA’s zoning code, we developed a set of six alternative single family zone districts that are more sensitively tailored to different neighborhood development patterns. We will be presenting this system at the National Planning Conference in New Orleans this April 2018. https://docs.wixstatic. com/ugd/a918c9_eb- 936f7a823f4deea690ac- d89af29162.pdf https://docs.wixstatic. com/ugd/a918c9_7f8b- 84bac810469ca0f20eb- 9c7166c24.pdf https://docs.wix- static.com/ugd/ a918c9_80a867255c- c14f80b- 6bae42964906215.pdf https://docs.wix- static.com/ugd/ a918c9_1bbd9ab- 877c34900adc- b8a720eee83e2.pdf 11 Houston, TX - We helped develop a combination of prescriptive metrics and discretionary guidelines for a series of residential districts. These measures were developed from extensive modeling of different contexts and testing of alternative massing scenarios. Encinitas, CA - In Encinitas, we helped develop new zoning standards as well as design review guidelines for compatible multifamily infill. These were tailored to different contexts in the city and address sensitive edges along established residential neighborhoods. EXPERIENCE IN ADDRESSING “TRANSITIONS” FROM HIGHER DENSITY AREAS We have worked on design guidelines and codes that address the sensitive edges that occur where commercial or multifamily districts abut single family zones. These include: Raleigh, NC – We developed special standards in the zoning code that pro- vide a menu of options for creating compatible transitions from commercial corridors to abutting residential areas. Berkley, MI – In this suburb of Detroit, we are preparing design guidelines that illustrate how mixed use developments can establish a compatible edge with abutting single family residential areas. COORDINATING DESIGN GUIDELINES (ESPECIALLY FOR HISTORIC DISTRICTS) WITH FORM-BASED CODES. Fort Worth, TX – In the Historic Fort Worth Stockyards area, we prepared three sets of design guidelines that apply to different areas within this design district: A historic district, a conservation area, and an urban design overlay area. The guidelines are integrated into the new form-based code. Roswell, GA – In this suburb of Atlanta, we developed citywide design guidelines that followed one year after adoption of a new form-based zoning code. One chapter in the guidelines addresses the city’s historic district. Other chapters apply best practices in urban design. Ithaca, NY – In this college town, we prepared design guidelines for the downtown and for the Collegetown Area, a mixed-use, higher density neighborhood flanked by historic single family neighborhoods. These were tailored to work in concert with a recently adopted form-based code. https://docs.wixstatic. com/ugd/a918c9_184f- 191b39a84eac86be23a- c3a2ee2b7.pdf https://docs.wixstatic.com/ ugd/a918c9_9c5ceb63e- 95d4a419166296c64705278. pdf https://docs.wixstatic. com/ugd/a918c9_22e- dac4cdcdc40bbbcb- f109e48b70327.pdf https://docs.wixstatic. com/ugd/a918c9_1c- cd066f91af47c- c8614e23e0edf3e77.pdf https://docs.wixstatic. com/ugd/a918c9_0c- c20da16f21497da1e- 95977fe932bf5.pdf https://docs.wixstatic. com/ugd/a918c9_2a4a- ca8cfb124b24a5b- 34179d2368ce0.pdf https://docs.wixstatic.com/ugd/ a918c9_9b5a929f090e4d8f8ff- fa1dd6d52b439.pdf 12 5 WINTER & COMPANY Winter & Company offers planning, urban design services and consults nationwide to public agencies, neighborhood associations and downtown improvement groups. Projects focus on maintaining community character, promoting livability and enhancing economic opportunities. Collaboration with regional planning and design firms is a specialty. Services include downtown plans, opportunity site studies, neighborhood conservation strategies, land use policy, form-based codes, historic preservation programs and design guidelines. We coordinate our efforts with eco- nomics analysis that can include market studies and feasibility analysis. Projects span more than 150 communities in 48 states and Canada. The firm is a sole proprietorship and is headquartered in Boulder, Colorado, where it has a staff of nine. Our urban design and planning services custom-tailor urban design plans for public and private clients where new development is to occur within an established context of special scenic re- sources or historic structures. Other projects establish a sense of identity for new and emerging communities. We assist municipalities in developing preservation policies as well as amendments to building and zoning codes that would facilitate their implementation. Winter & Co. also assists commu- nities by providing clear, concisely written and illustrated design guidelines for historic districts, downtown revitalization programs, and new developing communities. The guidelines incorporate sustainability and conservation principles. WGM GROUP For over 50 years, government agencies, municipalities, and private interests have relied on WGM Group for creative design solutions that solve real problems in our communities. We deliver proj- ects based on common sense, strong relationships, political savvy, and solid ethics – qualities that are hard to measure but critical to success. From planning to implementation, we help our clients every step of the way in completing their projects. WGM Group is a local Montana firm, offering over 50 dedicated professionals from our offices in Bozeman, Missoula, Helena, and Kalispell. WGM Group works with communities throughout Montana and Idaho, offering substantial experience with downtown planning and development of design guidelines. We our currently assisting the City of Missoula with the development of design guidelines, which includes an ex- tensive public outreach effort. Additional projects include completion of the Helena Downtown Master Plan and the North Reserve/Scott Street Master Plan, as well as the implementation of the Missoula Downtown Master Plan, the Whitefish Downtown Master Plan, Stevensville Main Street Improvements, and the Lewiston/Clarkston Downtown Circulation Plan. WGM Group is also a sponsor of the Montana Main Street Program, the Montana Downtown Conference, and the Montana Association of Planners. PROJECT TEAM 13 Noré Winter - Winter and Company Personnel Role Education Noré Winter, Principal in-charge • Project Oversight• Public Outreach• Identify NCOD approach• Participate in meetings • BA of Architecture, Tulane University• MA of Architecture and Urban Design, UCLA Summary of Expertise Noré Winter, Principal and Owner of Winter & Company, is an urban design and planning consultant with more than thirty years experience nationwide. He focuses on design strategies that promote the distinctive characteristics of individual communities and neighborhoods while enhancing economic vitality, sustainability and heritage conservation. Services consist of vision plans, master plans, design standards and guidelines, and character-management strategies. All projects include active public participation and a close working relationship with staff, commissions and review boards. Mr. Winter has developed design guidelines for many special design review overlays, historic districts and conservation areas. Guideline projects that address new development in established communities are in Denver, CO; Bellingham, WA; Monterey, CA, Ithaca, NY and Ann Arbor, MI. Recently, he has supervised form-based code character analysis, and visioning processes in Arvada, Colorado, and Fort Worth, TX. Other projects involving form-based standards and design guidelines are Boulder, CO; Fort Collins, CO, Denver, CO; Galveston, TX; West Palm Beach, FL; Athens, GA; Raleigh, NC and Chapel Hill, NC. 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. He also has conducted special seminars for the APA and the National Trust on design management systems and guidelines. Julie Husband - Winter & Company Personnel Role Education Julie Husband, Urban Design • Project Administration• Urban Design• Public Outreach• Document Oversight • BA of Architecture, Montana State University Summary of Expertise Julie Husband offers twenty-five years of experience in architecture, urban design, historic preservation and related fields. She has worked for Winter & Company for the past twenty years on master plans, design guidelines/standards, urban design and historic preservation projects. Currently, Julie is the project manager for Conservation Design Guidelines for Benicia, CA; National Western Center Placemaking, Denver, CO; and Heritage Preservation Plan update for Plano, TX. On many planning and design projects, Julie has generated illustrations to model the effect that alternative development scenarios might have on an area. This effort identifies the design implications of alternative development scenarios and has helped communities make informed decisions about policies they may adopt. Julie has developed design guidelines for many special design review overlays, historic districts and conservation areas. Guideline projects that address new development in established communities are in Bellingham, WA; Monterey, CA and Fort Collins, CO. Recently, she has participated in form- based code character analysis, and visioning processes in Arvada, CO, and Fort Worth, TX. Other projects involving form-based standards and design guidelines are Boulder, CO; West Palm Beach, FL; Athens, GA; and Raleigh, NC. 14 Brad Johnson - Winter & Company Personnel Role Education Brad Johnson, Project Manager • Project strategies• Urban Design• Public Outreach• Document Oversight • BA of Geography, Texas A&M University• MA of Urban and Regional Planning, University of Iowa• Graduate Certificate, Urban Design, University of Pennsylvania Summary of Expertise Brad Johnson, a member of Winter & Company since 2015, has ten years of experience in urban design and planning. He approaches his projects with a balance of creativity and practicality to develop innovative design and planning solutions that respond to local community desires, physical constraints, and market conditions. Brad is currently managing a variety of design and planning projects for Winter & Company, including a Design Excellence Project for Downtown and Commercial Corridors in Missoula, MT; Residential Design Guidelines for State College, PA; and Design Guidelines for Ross, CA. Brad has extensive experience in identifying tailored strategies. He is well-versed in all aspects of project management, public participation and outreach strategies, land-use planning, urban design, resiliency planning, report preparation and presentation, and zoning. Prior to joining Winter & Company, Brad worked for a planning and urban design firm in Northern California for over eight years. Leesa Racow - WGM GROUP Personnel Role Education Leesa Racow, PLA, ASLA Community Liaison • Public Outreach• Develop plan content• Provide landscape architecture expertise • MLA, Landscape Architecture, University of Melbourne, 2005• BA, Studio Art, Mount Holyoke College, 1999 Summary of Expertise Ms. Racow has 14 years of experience in the landscape architecture field on a wide variety of private and public projects. These include landscape design for residential and commercial buildings, hotels, parking lots, stormwater management facilities/bio-swales, streetscapes, school playgrounds, parklands, and sports parks. She has played a key roll in the design of several land-planning and subdivision plans in Bozeman, Gallatin County, and Missoula, MT from 2005-present. A Bozeman native and member of the Bozeman Design Review Board, she has an innate understanding of Bozeman's needs at present and into the future. She applies this knowledge and couples it with innovative ideas and techniques in all of her land planning work. The result are well planned and aesthetically pleasing communities that attract businesses and residents alike. 15 REFERENCES6 Historic Preservation Plan and Design Standards for Historic Properties City of Galveston, TX Contact: Catherine Gorman, Assistant Planning Director Planning Division (409) 797-3665 CGorman@ GalvestonTX.gov • Specialized historic preservation plan • Assistance with the Comprehensive Plan update • Updated design standards for treatment of historic resources and new development in historic districts • Community outreach Population: 50,550 # of employees (Planning Division): 6 Dates of Service: 2011-2012 Winter & Company assisted with the overall planning effort and drafting a Historic Preservation Plan as well as updating the city’s design standards. These help guide Landmark Preservation Commission review of historic rehabilitation projects and new construction in historic districts. The new Historic Preservation Plan builds on goals and objectives set forth in the Comprehensive Plan, and will help the community protect its architectural, archaeological, cultural and historic resources. The project included extensive public outreach including community workshops, open houses, focus groups and stakeholder meetings. Citywide Design Guidelines Update City of Healdsburg, CA Contact: Maya DeRosa, Director Planning & Building Department (707) 473-4463 mderosa@ ci.healdsburg.ca.us • Design guidelines update • Community outreach Population: 11,825 # of employees (Planning & Building Dept): 9 Dates of Service: 2016-2017 Winter & Company is working with the City of Healdsburg to complete a comprehensive update to its Design Review Manual to help guide future development in the City. The update will help the City maintain its unique sense of place and community character, and will complement existing City documents. The design guidelines are written to address the unique characteristics of Healdsburg’s eleven Character Areas, which were identified through close study of the city, and through extensive community input. This includes the historic downtown and adjacent neighborhoods. The design guidelines address a variety of topics including single-family development, commercial development, mixed-use development, historic preservation, accessory dwelling units and sustainability. 16 PLAN re: code City of Los Angeles, CA Community Planning Division, Code Studies Contact: Erick Lopez, Project Mgr & City Planner (213) 978-1323 erick.lopez@lacity.org • Single Family Zoning Standards • Multi-family Zoning Standards • Transition Zoning Standards • Neighborhood Typologies • Case Studies • Modeling • Analysis Population: 4 million # of employees: Historic Resources Division: 7 Community Planning Division: 9 Dates of Service: 2015-Current The City of Los Angeles is currently updating their citywide zoning code, known as re:code LA. This 5-year planning project is led by Code Studio (Austin, TX). Winter & Company is responsible for all residential zone districts, as well as developing “transition” design standards for higher-intensity zones when they are directly adjacent to single family zones. The effort includes analyzing existing residential neighborhood character, classifying neighborhoods into typologies, and developing a series of case studies to understand where the existing zoning works and where it falls short. In the end, a new zoning system that aligns with potential policy goals of individual neighborhoods as well as regulatory tools that help maintain the traditional scale of residential neighborhoods will be developed. Design Guidelines 9 design principles & context-sensitive design2 This chapter provides the foundation for designing in the R30 and MU30 zones. It draws upon common themes that are reflected in the city’s Housing Element of the General Plan and upon overarching principles for design that the city seeks to achieve in all development. It also introduces a framework for considering each project’s fit with its setting. This is defined by descriptions of the traditional or desired design characteristics for of each of the five communities that make up Encinitas, as well as an introduction to the different “design contexts” that are assigned to the places where R30 and MU30 zones are identified. The categories of design considerations listed on the next page shall be consulted when determining appropriateness of a specific improvement project. IN THIS CHAPTER: HOUSING ELEMENT COMMON THEMES 11 DESIGN PRINCIPLES 12 COMMUNITY CHARACTER 14 DESIGN CONTEXTS 19 DEVELOPMENT PROTOTYPES 24 Townhomes Flats ApartmentsLEGEND Existing Context ENCINITAS, CA HOUSING INFILL STRATEGIES & DG THIS PLAN ILLUSTRATES CONTEXT SENSITIVE DESIGN PRINCIPLES FOR NEW RESIDENTIAL INFILL ABUTTING ESTABLISHED NEIGHBORHOODS. SEVERAL DEVELOPMENT PROTOTYPES ARE HIGHLIGHTED. 17 OUTLINE OF SERVICES7 HOW WE WILL DELIVER THE REQUIRED SERVICES DEVELOPING TWO SETS OF DESIGN GUIDELINES We will separate the design guidelines into two different documents, one for the historic districts, and one for other areas, where design review is to remain. This will help to reduce confusion about how they are to be applied: Design Guidelines for Historic Preservation These will provide guidance for contributing buildings, which will include preservation guidelines based on the recently updated Secretary of the Interior’s guidelines. This set will also address treatment of non-contrib- uting buildings within the historic districts as well as additions and new construction. Compatibility with the key character-defining features of the historic districts will be the focus for the guidelines for new construction. Design Overlay Guidelines (Conservation district) We will prepare a second set of guidelines that focus on compatibility of new construction with conservation areas that are to have design review, but that are not historic districts (that is as Design Overlays, or what other communities call Conservation Districts). These will include examples of how to accommodate higher density building types to be compatible with their context. OPERATING AS ADJUNCT TO STAFF We see this as a team effort. We want to use our time efficiently, focusing on areas where our expertise is most needed, and in other situations coordinating our work with tasks that staff may undertake. For example, staff can help extend the outreach process by conducting smaller focus group meetings that may occur between our site visits. We would pro- vide materials they could use in these meetings. We will also provide materials that will help staff in their work on adjusting the boundaries of the conservation overlay. REVISING BOUNDARIES The RFP asks for help in modifying district boundaries. This discussion will be better informed if the differences in the design guidelines for the historic districts, versus those for other parts of the conservation district, are made clear. We will provide improved design guidelines that will help inform the discussions about what is to be regulated, and to what degree. This will help the community make decisions about how boundaries may be adjusted. 18 There are three factors to consider when modifying boundaries: Modifying historic district boundaries In conventional practice, historic district boundaries are determined in a survey of historic resources. While we will not formally address changes to these boundaries, any likely changes that are discussed during the process may raise design topics that the guidelines need to cover. Modifying conservation district (design overlay) boundaries There will be areas that are not in the historic districts where the com- munity will still want to have design review. Elsewhere, such areas are typically called conservation districts. Nationally, the rules for defining a conservation district boundary (or design review overlay if you will) are often more flexible than those for a historic district. The focus is on defining an area in which the community values the established character, rather than historic preservation specifically. A conservation district (design overlay) may include historic resources, of course, but the district is not specifically defined by them. The more fundamental characteristics of similar siting patterns, building scale and relationship to the street are typically used when defining these boundaries. Removing some areas for any design overlay With the advent of the current code update, the community may decide to remove some areas from design review entirely, and rely solely upon improved standards in the code. We will provide suggestions for code changes based on discussions raised in developing the design guidelines. EDITING THE EXISTING DESIGN GUIDELINES We can edit the design guidelines in an efficient manner because we have the original document as well as the original photos, which are in color. We would plan on replacing many of the black and white images with the color version. In some cases, we may pair images from 2005 with new ones from today, in “before and after” illustrations. We antic- ipate that much of the text will remain as written, but other parts will be clarified and in some cases new topics added. We will maintain the core features of the existing guidelines format and refine it based on the city’s experience with the document. We will also supplement with models and additional photos. Defining different neighborhood contexts In order to assist the city in remapping some of the areas, we will help to identity different neighborhood “contexts/typologies” that exist. These would be defined by certain characteristics that are important to con- sider when developing the guidelines and in conducting design review. 19 HOW WE WILL APPROACH THE REQUIRED SERVICES BASIC SERVICES This scope of work focuses on making changes to existing guidelines to help refine historic districts and conservation districts. We will create two different guidelines documents, using the existing material as a starting point. We assume 75% of the existing material will be retained, with refinements and new material to be added as indicated in the pre- ceding description of our project approach. The basic scope of services includes two on-site working sessions by Winter & Company staff. WGM staff will participate in these sessions as well. In addition, WGM staff will be available for some interim meetings. We also include some suggestions for additional services that would enhance the project. TASKS FOR UPDATING THE PRESERVATION GUIDELINES: 1. Expand the introduction to: • Explain purpose and intent • Explain relationship to other policies and regulations 2. Edit the intent statements for guidelines topics • Strengthen intent statements and clarify the expected outcomes • The purpose of an intent statement is to indicate the general charac- ter of the outcome that is anticipated for a particular design topic. 3. Refine text of individual design guidelines • Clarify language as needed • Synchronize with updated Secretary of the Interior’s standards 4. Add new topics: • Sustainability • New secondary structures (including ADUs and accessory buildings) • Multifamily in single family contexts • Transitions from higher density to lower density areas 5. Update illustrations • Convert existing photos to color • Add more illustrations • Include more before and after examples from city files 6. Add more cross-references • To other codes, policies 20 TASKS FOR CREATING SEPARATE CONSERVATION DISTRICT GUIDELINES: These will be more general and more flexible than the historic district guidelines. They will focus on: 1. Additions to existing building 2. Design of new primary structures (for a range of building types and sizes) 3. New secondary structures (including ADUs and accessory buildings) 4. Descriptions of conservation district(s) characteristics After finalizing the text for the historic district guidelines for new top- ics, we will adapt it for use in the design overlay areas. We will also develop expanded descriptions of the characteristics of the individual conservation districts (design overlays) and add more illustrations. We also will add more information about how to apply the guidelines to these different contexts. PUBLIC PROCESS ROBUST PUBLIC OUTREACH We will create and implement a robust public outreach effort. We dis- cover creative ideas from an open-minded process. We learned long ago that great ideas evolve from having solid base information to work from, brainstorming with a diverse group of stakeholders to seek out the best solutions, recognizing that “no idea is a bad one,” and visualizing those ideas through illustrative graphics. Winter & Company will work with Bozeman staff to refine the outreach approach for this assignment. We will lean on our extensive experience in conducting similar community processes. Some of the key meetings we anticipate for this project are: Public Meetings and Other Events These are designed to engage the greatest numbers of people and to highlight a diversity of ideas. They are interactive and help build con- sensus. These will include exercises that are designed to actively engage participants. These can be hosted in community halls and/or scheduled during spring/summer outdoor events to generate participation and support for the document. Focus Groups and Stakeholder Meetings These appeal to special stakeholders or interest groups who wish to participate in more specific discussions about matters of interest to them. These will include: HPAB, Neighborhood Coordinator and DRB, as well as others. 21 Personal Interviews These meetings are used for key individuals whose advice is critical to the success of the project and who may not be able to attend group meetings. Online Interaction We provide deliverables, announcements and report drafts in PDF format so they can be uploaded to the City’s web page. Further, we can provide activities from Public Meetings in an on-line format for those that have trouble making specific meetings. Telecommunications We use video-conferencing technologies to facilitate interim meetings with staff and regional consultant team members. FINAL DOCUMENT | JANUARY, 2015DESIGN GUIDELINESTHE DISTRICT Columbia, Missouri January, 2015FINAL DOCUMENT COLUMBIA, MO DESIGN GUIDELINES - THE DISTRICT THIS MAPS DIFFERENT CHARACTER AREAS AND HIGHLIGHTS A FEW APPROPRIATE BUILDING TYPES FOR THE AREAS 3 Full Block Residential NEIGHBORHOOD CENTER FINAL DOCUMENT | JANUARY, 2015DESIGN GUIDELINESTHE DISTRICT Columbia, Missouri January, 2015FINAL DOCUMENT FINAL DOCUMENT | JANUARY, 2015 DESIGN GUIDELINESTHE DISTRICT Columbia, Missouri January, 2015FINAL DOCUMENT 1 Adaptive Reuse VILLAGE ARTS DISTRICT 2 Steps down to historic context HISTORIC URBAN CORE 22 THE WORK PLAN STEP 1.0 STARTUP In this step, the consultant will develop an understanding of existing con- ditions related to the character of the built environment in Bozeman, the goals and objectives for development in various parts of the community and issues that are related to achieving those goals and objectives. The consultant will also prepare materials that will be used throughout the project related to project administration. Staff will provide background information, including existing plans, regulations and guidelines, some photography, and base maps. Objectives: • Establish a shared understanding of the issues • Clarify the approach to updating the design guidelines. Tasks: 1.1 Webcam meetings with staff • Conduct analysis of existing documents with staff • Identify areas of confusion, needs for updates 1.2 Review background materials • Existing guidelines • Density studies • Current code revisions • NCOD Report 2015 • Recent survey information • Before and after case studies • Updated SOI Standards for Rehabilitation and Guidelines for Re- habilitating Historic Buildings 1.3 Conduct webcam meeting with the HPAB 1.4 Prepare materials for the first on-site work session • PPT show • Workshop Exercise (identify issues, define character areas, and identify key features) • City to prepare base maps (building footprint and aerial) Potential additional services: • Prepare publicity materials summarizing project scope and schedule • Manage a project web site • Prepare base maps Throughout the work plan we will conduct bi-monthly meetings with staff outlining: recently performed work; upcoming tasks; scope & schedule issues, and issues to be aware of. 23 STEP 2.0 INITIAL ONSITE WORK SESSIONS (TRIP #1) In this step we will meet with stakeholders and the community to identify design issues, key features/characteristics, and refine the design intent for each “context/district.” This will include hands-on activities that will enable interested parties to share their ideas. We will incorporate the 2015 NCOD report findings into the process. Then, we will develop a detailed outline of the topics to be included for the Conservation District Design Guidelines and the basic organizational structure for them. It also will identify the basic approach to the design guidelines topics, in terms of how “intent statements” will be used and how flexibility can be provided for alternative design solutions while also improving predictability. The outline will include a mock-up of the desktop publishing format to be used, with examples of illustrations such that the visual qualities and the level of detail that will be in the guidelines document can be understood and approved. This document will serve as a “sign-off” point before beginning production of the guide- lines document itself. We also will update the outline for the Historic Preservation Design Guidelines. We don’t anticipate a lot of change to overall structure of the document, but do anticipate refinements to Chapter 5 and other chapters as necessary. In addition, we will integrate the following new topics: sustainability, accessory dwelling units, and accessory buildings. Objectives: • Engage the community in the process • Identify issues that should be addressed • Update descriptions of different contexts within the project area Tasks: 2.1 Tour the project area with staff to identify key features and issues 2.2 Conduct a work session with HPAB • Review the existing document to identify areas for refinement • Review the approach to creating separate documents 2.3 Conduct Community workshop • Conduct activity to identify key features of different areas • Conduct activity to identify issues to be addressed 2.4 Conduct meetings with three focus groups 2.5 Debrief with staff to refine next steps and schedule 2.6 Develop final outline Project deliverables will comply with the Amercans with Disabilities Act. 24 3.0 DEVELOP THE DRAFT DESIGN GUIDELINES In this step, we will develop the design guidelines documents (Design Guidelines for Historic Preservation, and Design Overlay Guidelines). Several iterations of the draft documents will be crafted. For the Design Overlay document we will develop: administrative drafts w/o images, administrative draft w/images and a public review draft. The initial ad- ministrative draft of Design Overlay DGs will be in MS Word to facilitate edits with staff. Once the text is ready, it will be poured into Adobe INDD for public review. We anticipate two iterations of the Historic Preservation DGs. This document will remain in INDD. The guidelines will be extensively illustrated employing sketches, computer models and photographs from our library and the city’s. The Design Guidelines for Historic Preservation will be approximately 120 pages in length and the Design Guidelines for the Conservation District will be approximately 60 pages. Each draft will be provided in PDF format, both high and low resolution versions. We will prepare materials that will enable participants to comment on the design guidelines content in an open-house setting. 3.1 Develop administrative drafts (for staff review) of the two guidelines documents 3.2 Review the administrative drafts with staff via webcam and staff provide consolidated comments and initiate edits in MS Word (Design Overlay DG) 3.3 Develop public review drafts in INDD based on staff comments 3.4 Review the public review drafts with staff via webcam and staff pro- vide consolidated comments 3.5 Address images changes to public review draft 3.6 Prepare materials for Workshop #2 Potential additional services: • Develop memo of recommendations for boundary changes • Develop memo of recommendations for refinements to the zoning code • Develop memo for recommendations to COA process 25 STEP 4.0 CONDUCT ON-SITE WORK SESSIONS PART 2 (TRIP #2) In this step we will meet with stakeholders and the community to intro- duce the public review draft materials in an Open House setting. This will include a hand-out that will enable interested parties to comment on draft materials. The consultant team and staff will facilitate this session. Objectives: • Introduce the draft materials • Gain feedback on edits that may be needed 4.1 Conduct community open-house 4.2 Conduct focus groups 4.3 Debrief with the HPAB 4.4 Debrief with staff Potential additional services: • Another interim draft, if the workshop indicates that new topics need to be added. STEP 5.0 PREPARE FINAL GUIDELINES DOCUMENTS In this step, we will develop the final design guidelines documents (Design Guidelines for Historic Preservation, and Design Guidelines for the Conservation District). Two iterations of the documents will be crafted: a draft responding to public review and staff comments; then a final document based on staff’s final edits. These are anticipated to be primarily simple technical edits. Objective: • Complete the final document for adoption. 5.1 Develop final design guidelines documents based on community comments 5.2 Review the final documents with staff via webcam and staff provide consolidated comments 5.3 Address final technical edits for adoption hearing 26 STEP 6.0 ASSIST WITH ADOPTION We will assist staff in preparing for adoption hearings. 6.1 Prepare PPT for adoption hearings Potential additional services: • Attend adoption hearing Collegetown Design Guidelines - CHAPTER 4 BUILDING DESIGN 63 Façade Articulation Methods Accent LinesA1 Accent lines include vertical and horizontal expression lines on a building wall. An accent line often projects slightly from the face of a building wall. Examples include:• Moldings• Sills• Cornices • Canopies • Spandrels Color ChangesA2 Color changes include significant vertical or horizontal changes (15’-30’ min) in color on a building wall. Material ChangesA3 Material changes include significant vertical or horizontal changes (15’-30’ min) in material on a building wall. Minor Wall OffsetsA4 A minor wall offset is a vertical expression line created by notching a building wall for its full height. Minor wall offsets are typically 5 feet or less� FIGURE 12: Building Articulation Methods (Part 1) VARIOUS BUILDING FRONT ARTICULATION DESIGN METHODS ARE PROVIDED IN THIS CHART. ITHACA, NY DOWNTOWN AND COLLEGETOWN DG 27 2018 TASK APR MAY JUNE JULY AUG SEPT OCT STEP 1.0 STARTUP 1.1 Webcam meetings with staff 1.2 Review background materials 1.3 Conduct webcam meeting with the HPAB 1.4 Prepare materials for the first on-site work session (staff maps) * STEP 2: ISSUES AND OPPORTUNITIES IDENTIFICATION 2.1 Tour the project area to identify key features and issues 2.2 Conduct a work session with HPAB. 2.3 Conduct community workshop 2.4 Conduct meetings with three focus groups 2.5 Debrief with staff to refine next steps and schedule 2.6 Develop final outlines STEP 3: DEVELOP THE DRAFT DESIGN GUIDELINES 3.1 Develop administrative drafts (for staff review) of the two guidelines documents 3.2 Review administrative drafts with staff via webcam and staff provide consolidated comments and initiate edits in MS Word for Design Overlay DGs * 3.3 Develop public review drafts in INDD based on staff comments 3.4 Review the public review drafts with staff via webcam and staff provide consolidated comments * 3.5 Address images changes to public review draft 3.6 Prepare materials for Workshop #2 8/9 PROPOSED WORK SCHEDULE 28 2018 2019 TASK NOV DEC JAN FEB MAR STEP 4: CONDUCT ON-SITE WORK SESSIONS PART 2 (TRIP #2) 4.1. Conduct community open-house 4.2 Conduct focus groups 4.3. Debrief with the HPAB 4.4. Debrief with staff STEP 5: PREPARE FINAL GUIDELINES DOCUMENTS 5.1. Develop final design guidelines based on community comments 5.2. Review the final documents with staff via webcam and staff provide consolidated comments 5.3 Address final technical edits for adoption hearing STEP 6: ASSIST WITH ADOPTION 6.1. Prepare PPT for adoption hearings Adoption * 4 - CASE STUDIES 121 FINAL DOCUMENT | JANUARY, 2015 Active ground floor uses and alignment of 1st floor heights. Scale of first two stories should respond to historic context. Portion of building closest to historic property is lower in height to respect scale of existing building. Variations in building height is important to develop visual interest. Variation in building materials. Masonry, brick, stone and concrete should dominate to respect historic character, but glass and metal are also appropriate. New development should respect the character and scale of historic properties by stepping down in scale when adjacent to a historic building and by acknowledging architectural features that define this Historic Urban Core. New Development Historic Property Maintain alleys for service and parking access. CASE STUDY - New Development Respecting the Character and Scale of Historic Properties THIS DIAGRAM PROVIDES AN EXAMPLE OF WAYS TO ACHIEVE APPROPRIATE BUILDING MASS AND SCALE IN A NEW BUILDING WHERE HIGHER DENSITY AND HEIGHT IS ENCOURAGED IN A HISTORIC CONTEXT. COLUMBIA, MO DESIGN GUIDELINES - THE DISTRICT Winter & Company will submit invoices on a monthly basis tied to deliverables and on-site visits. PAYMENT SCHEDULE WORK TASKS TEAM ON SITE STAFF TASK* KEY 29 ATTACHMENT 1 9-10 Final - June 2005 MultifamilyThese standards apply to alterations and redevelopment of existing multifamily properties within the Historic District. Two conditions of a multifamily property may exist: alterations to an existing structure or construction of a new multifamily structure on an existing multifamily lot. The objective for both cases is the same—to seek designs that reflect the traditions of single family construction to the extent feasible. In many cases the existing buildings' mass, scale and form differ from the predominate single family standards. The objective is to alter existing structures in ways that will reflect the mass scale and form of a single family structure. This would be more feasible if a new building is planned, but may also be met through additions and remodeling of existing structures. Given the scale of these properties, they should reflect a grouping of single family modules as a means to reflect the appropriate mass, scale and form. Traditionally, a building was oriented with its primary wall planes in line with the parcel's property lines. Since most buildings were rectangular in form, this siting pattern helped reinforce the image of the town grid. These traditional patterns of building orientation should be maintained. 9.25 Site a new multifamily structure similar to traditional single family structures. • Provide a front yard or landscaped area along the street front of the structure. • Provide parking to the rear of the lot, when feasible and screen parking from adjacent properties. 9.26 Respect the established town grid in all projects. • Maintain the alignment of streets and alleys whenever feasible. • Alleys are used by pedestrians as well as vehicles. Design them to accommodate both user groups. Orient a new building parallel to its lot lines, similar to that of traditional building orientations. These areas should develop as a pedestrian-oriented environment. Streets, sidewalks and pathways should encourage walking and bicycling within this area. Street Parking in rear This multifamily structure reflects single family design principles. The building is divided into smaller modules, entrances face the street, and parking is provided to the rear. STEILACOOM, WA HISTORIC PRESERVATION DGS AND DEVELOPMENT STANDARDS THIS DESIGN GUIDELINE PROVIDES AN EXAMPLE OF HOW TO SITE A NEW MULTIFAMILY STRUCTURE WITHIN A SINLGE FAMILY CONTEXT. 30 May 12, 2014 New Construction in Downtown Historic Districts Roswell, Georgia UDC Design Guidelines 82 The Roswell Unified Development Code (UDC) sets forth the base zoning standards for all development in the Downtown Historic zoning districts that apply in Roswell’s historic district. These standards include minimum open space, maximum height, setbacks and build-to zones, and required transparency. The guidelines in this chapter build on the UDC standards to address the design quality of new construction in Roswell’s historic district. UDC standards vary according to a range of zoning districts, including: • Downtown Residential. This district applies to areas within the historic district that will include a mix of residential building types. • Downtown Mixed-Use. This district applies to areas within the historic district that will include a mix of residential, commercial and mixed-use building types that help promote Downtown as the residential, entertainment and cultural hub of the community. • Downtown Shopfront. This district applies to areas within the historic district that will include a mix of shopfront and mixed-use building types appropriate to the most active and pedestrian-oriented parts of Downtown. • Downtown House. This is a specialized district that applies to areas within the historic district that are transitioning from residential to commercial uses while maintaining a residential design character. In some cases, the design guidelines in this chapter specifically reference one or more of the districts above to provide additional context-sensitive guidance. aPPlyinG udC ZoninG standards in the historiC distriCt It is important to note that UDC height, building coverage or setback standards may sometimes be inappropriate for specific historic contexts (i.e., code may allow three story height but historic context is only one-story buildings at the street edge). In these cases, the HPC may sometimes require reduced height or building coverage and modified setbacks to maintain compatibility with historic context. The UDC Downtown Mixed-Use District envisions a relatively intense mix of residential, commercial and mixed-use buildings. The UDC Downtown Shopfront District envisions a pedestrian-oriented environment with retail and other active uses along the ground-floor at the sidewalk. The UDC Downtown House District allows new commercial uses within structures that maintain a residential design character. Relationship to the Unified Development Code The UDC Downtown Residential District envisions a range of residential building types from detached houses to larger multifamily buildings. PAGE EXCERPT FROM THE ROSWELL DESIGN GUIDELINES. THIS PAGE PROVIDES AN EXAMPLE OF HOW WE HIGHLIGHT THE RELATIONSHIP OF THE DESIGN GUIDELINES TO THE DEVELOPMENT CODE. ROSWELL, GA CITYWIDE DESIGN GUIDELINES