student housing action plancompatibility & design

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Student Housing Action PlanCompatibility & Design

Timothy Wilder, Senior City Planner,

Long Range Planning

Courtney Levingston, City Planner, Current Planning

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What Compatibility Means

The term “compatibility” refers the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony.

Compatibility does not mean "the same as." Rather, compatibility refers to the sensitivity of development proposals in maintaining the character of existing development.

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Site Characteristics that May Affect Compatibility:

• Size of complex/ size of structure

• Scale• Height• Roof form• Building massing/ bulk • Colors/materials• Architecture/design

• pedestrian or vehicular traffic

• circulation and access• parking impacts• landscaping • lighting

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Existing Compatibility Standards

• Land Use Code Section 3.5.1– Architectural character– Building size, height, bulk, mass, scale– Privacy considerations– Building materials– Building colors– Building (special) height review– Operational/physical compatibility standards

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Additional District Standards

The Land Use Code has zone district specific standards to address the density/intensity of development, building design, bulk and massing, and building height

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Zone District Height LimitationsZone District Number of Stories

Maximum

MMN – Medium Density Mixed-Use Neighborhood 3

LMN – Low Density Mixed-Use Neighborhood 3

NCM – Neighborhood Conservation, Medium Density 2

NCB – Neighborhood Conservation, Buffer 3

NCL – Neighborhood Conservation, Low Density 2

HMN – High Density Mixed-Use Neighborhood 5

CC – Community Commercial 5

NC – Neighborhood Commercial 5

E – Employment 4

UE – Urban Estate 3

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Articulation

The multifamily structure is highly articulated.

This assists with compatibility.

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Multifamily Articulation and Massing

The buildings have various roof plains, projections and recesses helping break up the mass of the structure

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Pine Street Lofts

• Third story is “stepped back” – mitigating height.

• High quality materials (stone, brick)

• Architectural detailing (window lentils)

• Shows compatibility with context (Downtown)

• Cornice treatment on flat roof

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Cortina: High-density, Multifamily

- height mitigated by base, middle and top treatments

- high level of articulation assists with overall compatibility

- base has some mixed use (law office)

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Massing, Scale, Articulation

Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures. (LUC 3.5.1(C))

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Multifamily Building Features

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Single-Family Attached Adjacent to Single-Family Detached

Design features assisting with compatibility:

– Dormers– 1 over 1 double

hung windows– Portico/porch

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Brooklyn Park Row Homes

Use of high quality materials (masonry) and detailing to assist in achieving compatibility

Varying rooflines (flat with cornices and pitched with shingles)

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Multifamily Parking

Example of parking interior to the site (multifamily building “wraps” parking)

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Buffer Yard

Providing space or a “buffer yard” in between different types of uses

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Landscaping Buffer Example

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Dense Landscaping for Screening

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Multifamily Next to Single-Family

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MultiFamily Garages – LUC 3.5.2(F)

The Timbers

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Compatible Multifamily Garages