4.0 LAND USE AND DEVELOPMENT STANDARDS
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I
neighborhood structure revise diagram nized with highest density close to 8-mile rd.... ; work/live lofts located adjacent to employment center.
. Organization: Land Use Table (acreage, development intensity / density, etc) .
Design principles (Site Planning Standards) . District Center General Principles w/ Plan showing each zone for example: •
”eco-NH” but different in scale-serving larger area (bear creek story)
•
only area allowing more parking / more vehicular access
•
1st phase; self contained community (mix of jobs, services, housing, retail..etc)
•
higher density; major employment located around transit center
•
transit model terminal
•
agriculture, wetland, etc... handling of ag. land?
•
plaza used for stormwater retention (green street + green plaza)
•
very pedestrian / bicycle oriented
•
model community for new eco-city
•
major farmer’s market; ag. distribution; regional farmer’s exchange; market hall as major event space
•
restaurant in district center provided by nearby ag
Gensler Caption here I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I
•
District Center
4.4.5.1 District Plaza
District Plaza The District Plaza is the focal point and central social gathering space in the District Center. Anchored by the marketplace, an open air multistory market and office building the urban plaza will be an active urban gathering space supporting the multitude of users in the District Center. From the daily activities supported by the theatre, market, hospital and mixture of other uses, small festivals like art and wine gatherings to concerts and special events the plaza will be a lively urban space.
10 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 11
•
District Center
4.4.5.1 Healthcare
A hospital and a medical office campus will provide a concentrated job base to the District Center. The hospital will be a comprehensive ambulatory and acute care facility. The ambulatory care will include primary and specialty care medical office space, outpatient surgery center imaging center, satellite cancer center laboratory and urgent care services. Impatient care includes emergency services, intensive care, medical and surgical care, a birthing center, impatient surgical services and a helipad. Primary parking will be concentrated in a parking structure next to the Hospital. Overflow and employee parking will be in parking structures on the adjacent medical office building campus. The medical office building campus adjacent to the hospital is envisioned as providing primary and specialty office space for the expanded needs of physician services needed near the hospital and as part of the Preserve Community. Three to four story buildings that both treat the street with an urban edge and create a tranquil courtyard on the interior will share parking in designated parking structures.
12 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 13
•
District Center
4.4.5.1 Institution (University)
A University campus comprising approximately 150,000 sq. ft will provide an institutional component to the District Center. The university should be an urban campus comprised of smaller buildings that create an urban edge to the street and open space while at the same time creating a “university square� in the center. Parking will be concentrated in a parking structure. While the square is the center of campus the University is seen as a valuable contributor to the social engagement of the district center being within walking distance to the plaza, theatre, market, hospital and living opportunities for both staff and students.
14 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 15
•
District Center
4.4.5.1 Entertainment Plaza
The entertainment plaza will contain a boutique three to four screen movie complex. The complex should be a focal point at one end of the District Plaza, include an appropriate plaza of its own, a marquee and related food and dining establishments that activate the street edge that faces the theatre and District Plaza. Surface parking with PV and Solar Thermal Panels that shade and screen cars is located behind the theatre.
16 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 17
•
District Center
4.4.5.1 Retail and Marketplace
The retail and market place blocks define the northern edge of the District Plaza. The market place is a full service market selling and buying good and services from local farms, neighborhood gardens and the greater Stockton area. The market should address the plaza corner and street edges in a prominent but appropriate urban manner. Street edges should be activated with market oriented commercial activities that can activate the street. Surface parking with PV Solar Thermal Panels that shade and screen cars is located behind the market. The mixed use retail block is envisioned as a mixed of uses. Boutique retail, and dining establishments on the ground floor will activate the street and courtyard between the buildings. The courtyard will be a unique and different environmental experience as compared to the urban street edge and District Plaza. Four stories of residential above the retail will provide residents and urban living experience within walking distance to all activities in the District Center. Parking is concentrated in a parking structure on the northern edge of the block.
18 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 19
•
District Center
4.4.5.1 Mixed Use Complex
A mixed use retail and commercial office building provides necessary office space adjacent to the hospital. Ground floor retail will front the street with three floors of commercial space above. A thin “L” shaped building will allow the opportunity to showcase leading design ideas in natural ventilation and day lighting, solar shading, green walls roof top PV Solar Thermal Panels and other innovative sustainable building techniques. Parking will be concentrated in a parking structure that also includes PV Solar Thermal Panels shading and screening the cars.
20 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 21
•
District Center
4.4.5.1 Mixed Use Street
On the Eastern edge of the District Plaza is the mixed use street block. This mixed use street is envisioned as a pedestrian friendly and active block with ground floor retail that not only fronts the urban street but also opens onto the green space that runs through the center of the block. Three stories of residential living above the retail will provide the other area of housing in the District Center. Parking for the retail employees and residents is concentrated in a nearby parking structure, no onsite parking shall be provided.
22 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 23
•
4.4.2 Neighborhood Design Standards •
the neighborhooods are programmed with a wide range of building types to foster a population with diverse demographic and economic characteristics. Families, seniors, single workers, young couples and students will live within close proximity of one another, promoting neighborhoods that reflect the diversity and richness of the larger Preserve community. Each neighborhood contanis a park as a focal point with resident-serving amenities....
•
1. strong street-orientation; encouraging interaction among residents and safety on the streets;
•
2. sustainable: eco-block principles (HHJA?)
•
conserve energy & conserve water resources through landscape strategy/ gray water treatment/ ....
•
local building material / long-lasting & low-maintenance building material
•
sustainable transport: min. parking; bike oriented street; parking garage wrapped around by residential/ retail uses
•
-sense of community?
•
3. compatible: in scale /character with existing
•
4. each neighborhood will include a neighbor-
•
5. sustainable site/building planning: to the extend practicable, blocks should be oriented in a north-south direction.
•
6. block length and width will typically be ____ feet or less.
•
7. mixed-use town center shall be located within 5-min. walk from all
•
8. neighborhood elementary schools
•
Distribution of Neighborhood Building Types
•
Open Space (habitat, ag, gardens, parks) Transit-proximity, walkability, mixed use, parking
hood park with a minimum area of approximately ___ acres.
24 I july 31, 2009
Gensler The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
zoom of plan of neighborhood (HD, MD, LD) includes basic annotations & parking strategy
4.4.2.1 Genreal Neighborhood Principles & parking Strategy
Gensler
4.4.2.1.1 Open Space (Habitat, ag, gardens, parks) Transit-proximity, walkability, mixed-use, parking
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 25
Gensler
26 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
Gensler
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 27
1�
4.5.3 Neighborhood Centers
2� Local serving retail and offices, multi-use community center, a community park, a transit stop,and multi-family housing above ground levelwill estabish the Neigborhood Center as a pedestrian-intensive core with rich diversity of activities. Mixed-use buildings at the neighborhood center will share the following design principles: 3�
• Buiding will be built to or near the front property line to activate the street activities and delineate strong spatial definition to the street.
4�
• Retails, office, and community center will oc cupy the ground floor. Cafes and restaurants are encouraged to provide seatings along the pedestrian walk to encourage social interinterac tions and enhance the pedestrian character of the street.
5�
• A well proportioned retail/office/pubic use and residential use is desired to create a vibrant day and night environment.
6�
• Parking will be encapsulated within the building complex.
7�
28 I july 31, 2009
NEIGHBORHOOD CENTER PRINCIPLES: 1.) To maintain a cohesive public realm and pedestrian oriented environment building designs shall be compatible with and contribute to the principles of the master plan. 2.) All buildings shall be designed with façade characteristics that distinguish it from neighboring structures. Long façade planes should be modulated and articulated to create an articulated urban street edge. 3.) Ground floor retail and commercial uses shall be oriented towards the public right-of-way. All storefronts shall have a minimum of 60% glazing of which 75% shall be transparent. 4.) All residential dwelling units are required to have access and primary exposure to a street, alley or open space. 5.) All residential and commercial buildings are required to integrate their recycling and garbage facilities within the building and shall not be visible from the public right-of-way. 6.) Passive solar design principles shall be incorporated into all building designs. Building widths should be narrow with operable windows to allow for natural ventilation and daylighting. Horizontal and vertical shading and daylighting devices shall be used based on building orientation. 7.) Roof tops shall be dedicated to PV panels and rain harvesting. 8.) Buildings shall be designed to contribute to a zero carbon footprint. 9.) Signs and banners shall not project further than six feet or 50% of the public right-of-way width whichever is less. A 10’-0” clearance above the sidewalk is required for all signage. 10.) No signs shall be placed higher than the lower sill on the second floor or the third floor of the building whichever is lower. 11.) Only one fin sign is permitted per retail tenant. Corner tenants are allowed two signs. 12.) Signage on awnings is permitted in lieu of projecting signs 13.) Signage shall not interfere with the transparency of the building façade. The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 29
30 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
PV & SOLAR THERMAL PANELS ON 70-80% MINIMUM OF ROOF AREA
PV & SOLAR THERMAL PANELS
SINGLE LOADED RESIDENTIAL UNITS FOR DAYLIGHT AND NATURAL COOLING
38'-0" MAX. HEIGHT
HORIZ SHADING DEVICES ON SOUTH FACADES, VERT. SHADING DEVICES ON EASTERN AND WESTERN FACADES
RAIN WATER HARVESTING
OFFICE
RETAIL
SHARED PARKING/COMMERCIAL/ RESIDENTIAL/ELECTRIC CAR CHARGING
NH-L LOW DENSITY NEIGHBORHOOD CENTER EXAMPLE
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 31
Residential Use High Density The characteristics of the high density neighborhoods are defined by a vibrant urban street life with proximity to the district center, retail, commercial, jobs, transit and educational facilities. The transit corridors and primary streets are defined by mixed use buildings with ground floor retail and residential above achieving densities of 50 du/ac. Residential densities of 35 du/ac create the remaining urban blocks. Individual block and building design shall support the One Planet Living and Eco-Block principles inherent in the master plan concept. All buildings in the high density neighborhoods will share the following design principles; • Parking will be concentrated in designated central block parking structures. Buildings should not account for any on site residential or commercial parking. • All buildings shall be designed with façade characteristics that distinguish it from neighboring structures. Long façade planes should be modulated to create an articulated urban street edge. • Ground floor retail and commercial uses shall be oriented towards the public right-of-way. All storefronts shall have a minimum of 60% glazing of which 75% shall be transparent. Signs and banners shall not project further than six feet or 50% of the public right-of-way width whichever is less. A 10’-0” clearance above the sidewalk is required for all signage. • No signs shall be placed higher than the lower sill on the second floor. • Only one fin sign is permitted per retail tenant. Corner tenants are allowed two signs. • Signage on awnings is permitted in lieu of projecting signs • Signage shall not interfere with the transparency of the building façade. • All residential dwelling units are required to have access and primary exposure to a street, alley or open space. • All buildings are required to integrate their recycling and garbage facilities within the building and shall not be visible from the public right-of-way. • Passive solar design principles shall be incorporated into all building designs. Building widths should be narrow with operable windows to allow for natural ventilation and daylighting. Horizontal and vertical shading and daylighting devices shall be used based on building orientation. • Roof tops shall be dedicated to PV panels, rain harvesting and green roofs. • Buildings shall be designed to contribute to a zero carbon footprint. • Townhouse units shall provide a 3-5 foot vertical elevation change form the street level in order to provide separation but keep physical connection to the street.
32 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 33
34 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 35
Residential Use Medium Density The medium density neighborhoods shall be consistent in character with the higher density residential neighborhoods. Building design shall define a vibrant pedestrian oriented urban street. Residents will be within walking distance of retail, commercial, jobs, transit and educational facilities. Residential densities of 35 du/ac can be achieved in the High Density district while 20 du/ac is medium density neighborhoods. Individual block and building design shall support the One Planet Living and Eco-Block principles inherent in the master plan concept. All buildings in the medium density neighborhoods will share the following design principles; • Parking in the high density district will be concentrated in designated central block parking structures. Buildings should not account for any on site residential parking. Parking in the medium density district shall be incapsulated within the individual building design. • All buildings shall be designed with façade characteristics that distinguish it from neighboring structures. Long façade planes should be modulated to create an articulated urban street edge. • All residential dwelling units are required to have access and primary exposure to a street, alley or open space. • All buildings are required to integrate their recycling and garbage facilities within the building and shall not be visible from the public right-of-way. • Passive solar design principles shall be incorporated into all building designs. Building widths should be narrow with operable windows to allow for natural ventilation and daylighting. Horizontal and vertical shading and daylighting devices shall be used based on building orientation. • Roof tops shall be dedicated to PV panels and rain harvesting. • Buildings shall be designed to contribute to a zero carbon footprint. • Townhouse units shall provide a 3-5 foot vertical elevation change form the street level in order to provide separation but keep physical connection to the street.
36 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 37
38 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 39
Residential Use Low Density The low density neighborhoods are envisioned as a mixture of building types with densities of up to 10 du/ac creating a pedestrian friendly urban residential street. Residents will be within walking distance of a neighborhood center, transit and community facilities. One Planet Living and Eco-Block principles shall be inherent in individual block and building design. All buildings in the low density neighborhoods will share the following design principles; • Parking in the low density district will be contained within each residential home or community. • All buildings shall be designed with façade modulation that provides visual interest and expressed individuality. • All ground floor residential dwelling units are required to have access from a street, alley or open space. • Multi-family buildings are required to integrate their recycling and garbage facilities within the building and shall not be visible from the public right-of-way. • Passive solar design principles shall be incorporated into all building designs. Building widths should be narrow with operable windows to allow for natural ventilation and daylighting. Horizontal and vertical shading and daylighting devices shall be used based on building orientation. • Roof tops shall be dedicated to PV panels and rain harvesting. • Buildings shall be designed to contribute to a zero carbon footprint. • Residential units shall provide a 3-5 foot vertical elevation change form the street level in order to provide separation but keep physical connection to the street.
40 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 41
42 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 43
•
. Executive Housing
44 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 45
Table _-_ DISTRICT CENTER DEVELOPMENT STANDARDS healthcare hospital healthcare Office Institution Development standards Transit Plaza site Building (University)
retail & entertainment Plaza Market Place
Mixed Use Complex
Mixed Use street
Density / F.A.r. range
N/A
0.3 F.A.R.
0.3 F.A.R.
0.15 F.A.R.
0.5 F.A.R.
0.5 F.A.R.
26 D.U.A.
26 D.U.A.
setbacks Front side
5' - max
5' - max
10' - max
10' - max
50' - max
10' - max*
10' - max*
10' - max*
Maxim height
40'
65'
50'
50'
40'
60'
50'
60'
Building separation
30'
30'
30'
30'
30'
30'
30'
30'
* A minimum of 50% of the building frontage should be built to the front property line with a zero front setback.
46 I july 31, 2009
The Preserve | Master Plan
CHAPTER 4: Land Use and Development Standards
Table _-_ NEIGHBORHOOD DEVELOPMENT STANDARDS Neighborhood - high Development standards
Density / F.A.r. range
Neighborhood - Low
Neighborhood - Medium
Job Creation (eco-Office Buildings)
Neighborhood Center
high Density
Medium Density
Job Creation (eco-Office Buildings)
Neighborhood Center
Medium Density
Low Density
Neighborhood Center
Medium Density
Low Density
1.0 F.A.R.
0.5 F.A.R.
48 D.U.A.
32 D.U.A.
1.0 F.A.R.
0.5 F.A.R.
18 D.U.A.
10 D.U.A.
0.5 F.A.R.
18 D.U.A.
10 D.U.A.
30'
30'
30'
30'
30'
30'
20'
10' 20'
10'
10'
Building separation
Maxim height 40'
60'
50'
40'
40'
32'
30'
40'
32'
Front setback 15'
10 - max*
10' - max
10' - max
15'
10' - max*
10' - max
10' - max
10' - max*
10' - max
10' - max
15'
10 - max*
10' - max
10' - max
15'
10' - max*
10' - max
5' - max
10' - max*
10' - max
5' - max
N/A
N/A
5' - max
5' - max
N/A
N/A
5' - max
5' - max
N/A
5' - max
5' - max
N/A
32'
32'
32'
N/A
32'
32'
32'
32'
32'
32'
side setback
Front Terrace setback Minimum Garage Face to Garage Face
* A minimum of 50% of the building frontage should be built to the front property line with a zero front setback.
CHAPTER 4: Land Use and Development Standards
Master Plan | The Preserve
july 31, 2009 I 47