west slope neighborhood design...

West Slope Neighborhood Design Guidelines

Kick-off Meeting February 5, 2015

Titlow Lodge 6:00 – 8:00 pm


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 ordinances

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


• Developed by Norwegian immigrant and builder Eivind Anderson

• Designed by engineer David H. White

• Houses designed by architects, custom- designed by builders, or built from stock plans


Many streets had been developed by 1951


2015

1951

Each house was carefully placed to maximize views


Orientation and responding to the topography was important


Streetscapes were important


Diversity within Modern architectural styles was important

Site design characteristics

• Large lots, oriented east-west

• Through lots (streets on 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;

original 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 - 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 or 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


Kick-off Meeting February 5, 2015

Titlow Lodge 6:00 – 8:00 pm

west slope neighborhood design...

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