West Slope Neighborhood Design Guidelines Kick-off Meeting - - PowerPoint PPT Presentation

West Slope Neighborhood Design Guidelines

Kick-off Meeting February 5, 2015 Titlow Lodge 6:00 – 8:00 pm

West Slope Neighborhood Design Guidelines

Purpose of Meeting and Ground rules

Proposal Overview

Proposal: Establish a conservation district to maintain neighborhood character through certain restrictions on building design, lot size and subdivision of existing lots. Key elements of WSNC proposal:

• Houses shall be single-story with daylight

basement

• Establish a minimum lot size of 12,500 SF

(zoning is 7500)

• Subdivided lots shall extend from street to

street

• Trees and tall vegetation shall not obstruct

views

November 18 West Slope Neighborhood Community Information Meeting February 5 Design Guidelines Kickoff

• Discussion of guidelines content
• Feedback

March 11 Landmarks Preservation Commission presentation Set public hearing date March TBA West Slope Neighborhood Design Guidelines follow up

Schedule: Key Dates

Schedule: Key Dates (continued)

April 8 – Tentative Landmarks Preservation Commission public hearing April TBA Presentation to City Council Neighborhoods and Housing Committee July 1 Planning Commission public hearing

Schedule: Key Dates (continued)

September 15 City Council Study Session September 15 City Council Public Hearing September 23 City Council Infrastructure, Planning and Sustainability Committee review September 29 City Council First Reading of

• rdinances

October 6 City Council Final Reading of Ordinances October 31 Effective date of adopted amendments

Proposed district boundaries

Historical background

• Narrowmoor Addn. 1

– recorded in 1944, 107 lots

• Narrowmoor Addn. 2

– Recorded in 1944, 65 lots

• Narrowmoor Addn. 3

– Recorded in 1947, 92 lots

Photo shows graded roads in 1947, looking north

Historical background

• Developed by

Norwegian immigrant and builder Eivind Anderson

• Designed by engineer

David H. White

• Houses designed by

architects, custom- designed by builders,

• r built from stock

plans

Historical background

Many streets had been developed by 1951

Historical background

2015 1951

Each house was carefully placed to maximize views

Historical background

Orientation and responding to the topography was important

Historical background

Streetscapes were important

Historical background

Diversity within Modern architectural styles was important

Site design characteristics

• Large lots, oriented

east-west

• Through lots (streets
• n both sides)
• Houses sited on

upside (east side) of lots

• Extensive

landscaping

House design characteristics

• One story with

daylight basements, with the main entry on the east side

• Horizontal aspect with

low pitched roofs

• Display both

Contemporary (Modern) and traditional Ranch styles

House design characteristics

• Glazed rear

facades

• Extensive decks

and outdoor space

• Oriented toward

views

Details – subtle entries, entry courts

Details – house fronts can be private

Details – garages are usually integrated with house;

• riginal doors are paneled

Details – natural materials, colors and textures are prized

Details – windows are large and horizontally oriented

Front facade Rear facade

Details – doors are flush, sometimes with sidelights

Design guidelines for mid-century modern districts

• Arapahoe Acres, Englewood, CO, NR Historic

District – extensive design guidelines; voluntary design review

• Oak Hills, Washington Co., OR, NR Historic

District – no design guidelines; no review

• Sea Ranch, Sonoma Co., CA, no historic

designation – extensive, mandatory design guidelines

• Eichler Homes, Sunnyvale, CA, no historic

designation – extensive, mandatory design guidelines

Design guidelines - Application

• Design for new

construction

• Design of additions to

footprints of existing homes

• Demolition of existing

homes

Design guidelines – identify elements

Design guidelines – identify characteristics

Design guidelines – identify characteristics

Design guidelines - height

For example: Building heights must be no higher than the average height of adjacent buildings Buildings are one story with a daylight basement

Design guidelines - massing and scale

For example: Residential structures shall not exceed a single, main level and a daylight basement Preferred massing is simple, with rectangular, L-shaped

• r U-shaped

footprints

Design guidelines - exterior cladding and materials

For example: New materials will be compatible with existing materials in the neighborhood, including board and batten, brick and masonry veneer, striated cedar shingles, and horizontal board

Design guidelines – roof shape and eaves

For example: Roof forms will be compatible with prevailing low- pitched and flat roofs Houses with parapet roofs will not be allowed

Design guidelines – fenestration patterns

For example: Fenestration patterns will reflect or be compatible with the prevailing patterns of horizontal windows and emphasize privacy on the front façade; rear facades may be heavily glazed

Front facade Rear facade

Design guidelines - fenestration patterns

Additional guideline subjects to be addressed:

• Architectural details
• Additions
• Main entrances
• Accessory structures and parking
• Site plan and layout

West Slope Neighborhood Design Guidelines

Kick-off Meeting February 5, 2015 Titlow Lodge 6:00 – 8:00 pm