SDSU Forensics Studio 2019 Final Book by Emily Linehan

E m i ly L inehan & Cassie Pospishil

Standards of Redevelopment Em ily Linehan | Cass ie Pospis hil

Department of Architecture

Forensics Studio South Dakota State University

2019

S TA NDA R DS OF R E D EV ELO P M ENT

T h e Fo rens ics Studio is t he f inal st udio i n t h e professio nal M ast er of A rc hit ec t u re d e g re e at So ut h D ako t a St at e University. T h i s s t udio fo c uses o n invest igat ing a ra n g e of arc hit ec t ure pro jec t s c o mplet ed by t h e leading arc hit ec t ure f ir m s in t h e s t a t e of So ut h D ako t a. D ur ing t he l a s t s e m est er of arc hit ec t ural st udy e a c h s tudent c o llabo rat es w it h o ne p a r t i c i pat ing f ir m t o researc h t he f ir m â&#x20AC;&#x2122;s m e t h ods of wo r k and t o unfo ld t he c r i t i c a l wo r k f lows of t hat prac t ic e. The wo r k of t he st udio fo c uses o n making v i s u a l n ar rat ives f ro m t he of t en invisible e l e m e n t s of arc hit ec t ural prac t ic e. This b oo k i s t he pr imar y vehic le fo r making th e n a r ra t i ve visible.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

W h o is in co n tro l? Po l i tics is in e x trica bly ti e d to th e ide a of th e ci ty. Arch ite cts a re cau g h t in th e h is to rical f l ow of pe o ple , m ate ria l, a n d fin a n ce s, w h i c h co n tin u a lly m an ife s ts th e te n s io n b e twe e n pu blic d e cis io n ma k in g a n d p r i va te in te re s ts . Wh at i s th e re la tio n s h ip b e twe e n po litics , s ma ll u rba n is m, an d th e pra ctice of arch ite ctu re ? 5

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

Tabl e of C o n te n ts I nt ro d u c tion 9 P l a ce : Hi s tory 1 1 Ae r i a l s 1 2 B e d ro o m Com p arison 1 8 B - 2 a nd PDD 2 0 R - 2 vs . B- 2 2 2 O rd i na n c e 17- 022 2 4 B efo re and After 2 6 2040 Com p rehensive Plan & PDD 2 8 Lof t s E xp erim ent 3 0 M a p Work flow 3 2 P l a ce : S pe cu la tio n s 3 4 Fa c a d e A nalysis 3 6 A p a r t ment Com p arison 4 4 St r uc t u re 4 6 S un St u d ies 5 0 L i g h t i n g 5 6 Ac o u s t ic s 6 0 I nt e r i o r Finishes 6 6 Peo pl e 7 0 Lo c a t i o ns 7 2 P ro j e c t Work flow 7 4 P ro j e c t T im e Line 7 6 Po li ti cs , S ma ll Urba n is m, & th e Prac t ic e of Arc hit ec t ure 78 Wo rd Assoc iations 8 0 La rg e D iag ram 8 2 S e c t i o n A 8 4 S e c t i o n B 8 6 S e c t i o n C 8 8 Co n cl u s i o n 9 1 C i t a t i o ns 9 3

The Lof ts a t Pa r k H i l l JLG Bro o k i ng s , S D 2 0 1 7 - 2 0 19 5 4 ,3 9 1 S q u a re Fe e t M i xed -U se D eve l o p m e n t O wners : J a m e s D rew, D av id J o nes, Ric k Ribst ein C o s t : $ 7 , 250, 000. 00

Photo taken February 15, 2019

Sta n d ards of Redevelopment Em ily Linehan & Cas s ie Pos pis h il

Re d eve lo pm e nt S i xt h St reet is a c orridor that a l l ows a c c es s to the c ity, to S D S U, t o d owntown, and to oth e r b u si n e sses . T he Lof ts at Park H i l l se r ve as a prec edent for the re d eve l o p ment of 6th Street bec a u se i t sets a new s tandard of b u i l d i n g scale and us e. T h e Lof ts at Pa rk H ill Th e Lof t s at Park Hill is a D esi g n -B i d -B uild projec t for a m i xe d -u se development that p re se n t s a new approac h to urb a n i z i n g 6th Street in Brooki n g s, S o u t h D akota. T he build i n g i s n o t the f irs t mixed-us e d eve l o p m ent in town, but it is t h e f i rst a t its s c ale. New PD D zo n i n g a l l ows for the building t o b e 48 feet tall with minimal se t b a c ks. There is an underlying B -2 zo n i n g for the retail s pace s. Th e si te replac ed s ix s ingle fa m i l y h o mes with 65 res ident i a l u n i t s mixed with retail and l u xu r y a m enities s uc h as a f it n e ss c e n t er, roof top patio, and u n d e rg ro u nd parking. Re ta il Re t a i l sp a ces are f lex ible to be 1-3 p l a c e s of bus ines s . T he re t a i l sp a c e als o provides a drive t h r u o n t he eas t s ide with acc e ss t o a n d f rom 12th Avenue.

bedrooms . T he c entral lob by s pac e will allow res ident s t o ac c es s the elevator, mailboxes, and the tras h room. Pa rk ing Parking ac c ommodations can b e ac c es s ed f rom 6th Street and 12th Avenue. T here are 1 3 1 parking s pac es with 18 of t hose s pac es underground. Plans for overf low parking inc lude a lot on the c orner of 5th Street and 12th Avenue that is owned, b ut not yet developed. F uture Pla ns T he 2040 Comprehens ive Plan for Brookings s hows the land us e for 6th Street ex tend ing both eas t and wes t f rom t he Lof ts will s oon be us ed U r b an Strategy Areas . T he Lof ts building is a precedent for more mixed-us e developments to c ome in that area. Many are hopef ul that the Loft s will bring c hange to Brooking s helping the univers ity c omp et e with of f -c ampus hous ing. Ot hers are c onc erned about t he development and how it w ill c hange the neighborhood.

Re s id e ntial Re si d e n t i a l units will be ef f ic i e n c y, o n e-bedroom, and two-

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

Place: History “Cities have the capability to at any moment shift out of the f a m i l i a r, e v e n i f y o u ’ v e lived in one all your l i f e .” - Ka t e M i l f o r d

Aerial Studies The aerial site photos from 1991-2014 show that the site hasn’t changed in over 23 years, that is until the c o n s t r u c t i o n o f t h e L o f t s a t Pa r k H i l l ( 2 0 1 8 ) .

1991

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2006

2011

2003

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2009

2012

2014

1991

2002

2004

2006

2011

2003

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2009

2012

2014

1991

2002

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2006

2011

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2014

Before S i x h o u s e s o n c e s a t o n t h e s i t e o f t h e L o f t s a t Pa r k Hill (right). Between the four single-family homes, the duplex, and the small apartment building, there w e r e 2 0 b e d r o o m s a l t o g e t h e r. A l t h o u g h t h e h o u s e s d o n o t s t a c k n e a t l y t o g e t h e r, t h e c o m p a r i s o n s t u d y shows the amount of those houses the site would need to reach the equivalent number of bedrooms within the Lofts.

After T h e L o f t s a t Pa r k H i l l h o s t 6 5 u n i t s w i t h 7 1 bedrooms more than tripling the density of the site.

Sec. 94-126. - Residence R-2 two-family district. (a)

(b)

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

(c)

(d)

dwelling units per acre. This district provides for single-family, two-family, townhouse and multiple-family residential uses and supportive community facilities such as schools, parks, churches and community and public buildings.

townhouses* 5 or more units

Scope of regulations. The regulations set forth in this section or set forth elsewhere in this chapter, when referred to in this section, are the regulations of the Residence R-2 two-family district.

Other allowable uses

Single-family dwelling including accessory uses incidental thereto, such as private garages, parking areas, etc.

(2)

Two-family dwelling including accessory uses incidental thereto, such as private garages, parking areas, etc.

(3)

Family day care.

Permitted special uses. A building or premises may be used for the following purposes in conformance with conditions prescribed herein: (1)

All permitted special uses and conditions as stated in section 94-124(d)(R-1A).

(2)

Single-family zero feet side yard dwelling. a.

A maximum of four attached dwelling units are permitted.

Additional lot area requirements apply (subsection (f) of this section).

(4)

One of the frontages of the premises shall abut upon an arterial or collector street.

Park. a.

One of the frontages of the premises shall abut upon an arterial or collector street.

Conditional uses. (1)

Retirement or nursing home.

(2)

Group home.

(3)

Major home occupation.

(4)

Public recreation facility.

2,420** 16,000

7,500

25 feet

100

feet

7 feet

7 feet***

feet

(5)

Community center, private club or lodge. Domestic abuse shelter.

(7)

Townhouse.

(8)

Apartment or condominium.

(9)

Office.

(10)

Bed and breakfast establishment.

(11)

Fraternity/sorority.

(12)

Day care facility.

Density, area, yard and height regulations. The R-2 district regulations are as follows:

dwelling

Per

Min.

Unit

Lot

Density

Area

Sq. Ft.

7,500

Min.

Lot

Front

Side

Rear

Width

Yard

Max. Height

feet

7 feet on

feet

nonparty

feet

7 feet

feet

0 feet or Single-family 0 feet side yard 2 units

6,000 12,000

wall 0 feet or Single-family 0 feet side yard 3 units

5,000 15,000

100

7 feet on

feet

nonparty

feet

wall 0 feet or Single-family 0 feet side yard 4 units

* Parking lots shall be screened from single-family and two-family residential uses according to section 94-401. ** A maximum of 18 dwelling units per acre shall be allowed. *** The side yard will be required to be increased to ten feet if the building is three or more stories in height.

(g)

Accessory uses. Accessory uses and building permitted in the R-2 district are buildings and uses customarily incidental to any of the permitted uses in the district.

(h)

Parking regulations. Parking, loading and stacking within the R-2 district shall be in conformance with the regulations set forth in division 4 of article VI of this chapter.

(i)

Sign regulations. Signs within the R-2 district shall be in conformance with the regulations set

(j)

Other regulations. Development within the R-2 district shall be in conformance with the regulations set forth in article II of this chapter.

forth in division 5 of article VI of this chapter.

(Ord. No. 21-03, 8-26-2003; Ord. No. 01-08, ยง I, 2-12-2008; Ord. No. 17-034 , ยง 2, 1-9-2018)

(6)

Single-family

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

Apts., condominiums,

95 feet

Density per family requirements shall not apply to dormitories, fraternities, sororities, nursing homes or other similar group quarters where no cooking facilities are provided in individual rooms.

Funeral home or mortuary. a.

(f)

3,675 14,700

Permitted uses. (1)

(3)

(e)

4 units

Intent. This district is intended to provide for areas of residential use with a density of six to 18

4,500 18,000

120

7 feet on

feet

nonparty

feet

wall Two-family dwellings Condominiums Townhouses 2 units

4,950

9,900

3 units

4,100 12,300

feet

7 feet

feet

*A 40-foot landscaped area shall be required between an abutting residential district boundary line and any structure, access drive, parking lot or other accessory use.

Sec. 94-132. - Business B-2 district. (a)

(b)

(c)

Intent. This district is intended to provide a moderate variety of retail and personal services.

This district will include commercial uses whose retail operation and outdoor display of retail merchandise will be compatible with residential neighborhoods. No unscreened outdoor storage is permitted.

(g)

Accessory uses. Accessory uses and building permitted in the B-2 district are buildings and uses customarily incidental to any of the permitted uses in the B-2 district.

this title, when referred to in this section, are the district regulations of the Business B-2 district.

(h)

Parking regulations. Parking, loading and stacking within the B-2 district shall be in conformance with the regulations set forth in division 4 of article VI of this chapter.

Permitted uses. Permitted uses in the B-2 district are as follows:

(i)

Sign regulations. Signs within the B-2 district shall be in conformance with the regulations set

(j)

Other regulations. Development within the B-2 district shall be in conformance with the regulations set forth in article II of this chapter.

Scope of section regulations. The regulations set forth in this section or set forth elsewhere in

(1)

All permitted uses in the B-1 central district.

(2)

Grocery supermarket.

(3)

Drive-in food service.

(4)

Funeral home or mortuary.

(5)

Gas dispensing station.

(6)

Automobile sales.

(7)

Community center.

(8)

Roadside stand.

(9)

Drinking establishment.

(10) (d)

(Ord. No. 21-03, 8-26-2003; Ord. No. 24-03, ยง I, 8-26-2003; Ord. No. 09-10, 223-2010)

Telecommunications tower.

purposes in conformance with the conditions prescribed in this subsection: Car wash. a.

The entire operation shall be within an enclosed structure.

Drainage shall be contained on the site.

(2)

Day care facility. a.

A four-foot high transparent fence shall be constructed between the play area and the street.

An off-street pick-up and drop-off area shall be provided.

(3)

Mixed business/residential use. a.

Provisions of article II of this chapter shall govern all residential uses.

A site plan showing off-street parking for each use shall be submitted.

(4)

Citizen's drop-off for recyclables. a.

Containers or bins shall be provided for all waste material.

No container shall be located within 100 feet of a residential district.

(5)

R -2 Re s id e nt ial vs B -2 B us ine s s

Brewpub. a.

The area used for brewing, including bottling and kegging, shall not exceed 25 percent of the total floor area of a combined restaurant and drinking establishment and 50 percent of the total floor area of a drinking establishment without restaurant services.

There i s a not i ceab l e d i f ference b et ween t h e R - 2

A malt beverage manufacturer's license must be obtained per state law.

An alcohol beverage license must be obtained per city ordinance.

t he i nt ent of t he zoni ng d i st r i ct i s t he f irs t c l e a r

The brewery shall not produce more than 1,500 barrels of beer and ale per year. A barrel contains 31 gallons.

(6)

Governmental administration and services, such as offices, firehouse, police and like uses; however, this section shall not be interpreted to permit such uses as warehousing, storage of vehicles, heavy equipment or supplies.

(7)

Public library or museum. a.

One of the frontages of the premises shall abut upon an arterial or collector street.

resi d ent i al zoni ng d i st r i ct and t he B-2 B u s i n e s s zoni ng d i st r i ct . The f i rst p arag rap h t h a t l i s t s i nd i cat or t hat B-2 Busi ness zoni ng st a n da rds m eet t he need s of t he Lof t s p roj ect m u c h m o re ef fect i vel y t han t he R-2 zoni ng st and ards . T h i s cont i nues t o b e t r ue i n t he sect i ons d e s c r i bi n g scop e

reg ul at i ons,

p er m i t t ed

use s ,

and

d ensi t y, area, yard , and hei g ht reg ul at i o n s .

Conditional uses. Conditional uses in the B-2 district are as follows: (1)

Wholesale trade.

(2)

Automobile service station.

(3)

Repair garage.

(4)

Freight handling.

(5)

Domestic abuse shelter.

(6)

Apartment.

(7)

Small animal clinic.

(8)

Church.

(9)

Outdoor sales.

(10) (f)

forth in division 5 of article VI of this chapter.

Permitted special uses. A building or premises in the B-2 district may be used for the following

(1)

(e)

**The side yard will be required to be increased to ten feet if the building is three or more stories in height.

Broadcast tower.

Density, area, yard and height regulations. The density, area, yard and height regulations in the B-2 district are as follows:

Density Sq. Ft.

Min. Lot Area Sq. Ft.

Min. Lot Width

Min. Front Yard

Min. Side Min. Rear Yard

Commercial uses

15,000 100 feet 25 feet

Other allowable uses

15,000 100 feet 25 feet

7 feet**

Yard

Max. Height

20 feet* 45 feet 20 feet

45 feet

Sec. 94-132. - Business B-2 district. (a)

(b)

T h e L o f t s a t Pa r k H i l l

J LG

(c)

(a)

Intent. This district is intended to provide a moderate variety of retail and personal services. This district will include commercial uses whose retail operation and outdoor display of retail merchandise will be compatible with residential neighborhoods. No unscreened outdoor storage is permitted.

Scope of section regulations. The regulations set forth in this section or set forth elsewhere in this title, when referred to in this section, are the district regulations of the Business B-2 district.

(b)

Permitted uses. Permitted uses in the B-2 district are as follows:

(c)

All permitted uses in the B-1 central district.

(1)

All permitted uses in the B-1 central district.

(2)

Grocery supermarket.

(2)

Grocery supermarket.

(3)

Drive-in food service.

(3)

Drive-in food service.

(4)

Funeral home or mortuary.

(4)

Funeral home or mortuary.

(5)

Gas dispensing station.

(5)

Gas dispensing station.

(6)

Automobile sales.

(6)

Automobile sales.

(7)

Community center.

(7)

Community center.

(8)

Roadside stand.

(8)

Roadside stand.

(9)

Drinking establishment.

(9)

Drinking establishment.

Telecommunications tower.

purposes in conformance with the conditions prescribed in this subsection: Car wash.

S t a n d a r d s o f Re d e v e l o p m e n t

Telecommunications tower.

Permitted special uses. A building or premises in the B-2 district may be used for the following

purposes in conformance with the conditions prescribed in this subsection: (1)

Car wash.

The entire operation shall be within an enclosed structure.

Drainage shall be contained on the site.

Day care facility.

(2)

A four-foot high transparent fence shall be constructed between the play area and the street.

An off-street pick-up and drop-off area shall be provided.

(3)

Mixed business/residential use.

(3)

Day care facility. a.

A four-foot high transparent fence shall be constructed between the play area and the street.

An off-street pick-up and drop-off area shall be provided.

Mixed business/residential use.

Provisions of article II of this chapter shall govern all residential uses.

A site plan showing off-street parking for each use shall be submitted.

(4)

Citizen's drop-off for recyclables.

(4)

Citizen's drop-off for recyclables.

Containers or bins shall be provided for all waste material.

No container shall be located within 100 feet of a residential district.

(5)

Brewpub. a.

(6)

(7)

(5)

A malt beverage manufacturer's license must be obtained per state law.

An alcohol beverage license must be obtained per city ordinance.

The brewery shall not produce more than 1,500 barrels of beer and ale per year. A barrel contains 31 gallons.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

(d)

(2)

One of the frontages of the premises shall abut upon an arterial or collector street.

Conditional uses. Conditional uses in the B-2 district are as follows: (1)

Wholesale trade.

(2)

Automobile service station.

(3)

Repair garage.

(4)

Freight handling.

(5)

Domestic abuse shelter.

(6)

Apartment.

(7)

Small animal clinic.

(8)

Church.

(9)

Outdoor sales.

(10) (f)

(10)

Permitted special uses. A building or premises in the B-2 district may be used for the following

(1)

(e)

Permitted uses. Permitted uses in the B-2 district are as follows:

(1)

(10) (d)

Sec. 94-132. - Business B-2 district.

Intent. This district is intended to provide a moderate variety of retail and personal services.

Broadcast tower.

Density, area, yard and height regulations. The density, area, yard and height regulations in the B-2 district are as follows:

Density Sq. Ft.

Min. Lot Area Sq. Ft.

Min. Lot Width

Min. Front Yard

Min. Side Min. Rear Yard

Commercial uses

15,000 100 feet 25 feet

Other allowable uses

15,000 100 feet 25 feet

7 feet**

Yard

Max. Height

20 feet* 45 feet 20 feet

45 feet

Brewpub.

Sec. 94-163. - Planned development district ("PDD"). (a)

Intent. It is the intent of this planned development district ("PDD") to provide flexibility from

conventional zoning regulations with increased public review for PDD projects in order to: (1)

Encourage well-planned, efficient urban development.

(2)

Allow a planned and coordinated mix of land uses which are compatible and harmonious but were previously discouraged by conventional zoning procedures.

(3)

Encourage more creative, higher quality and more ecologically sensitive urban design with special consideration given to projects which incorporate desirable design features such as underground parking, orientation or design to take advantage of passive solar energy, environmental preservation, historic preservation, handicapped accessible structures, unique use of open spaces, or other desirable design features.

(4) (b) (c)

Improve communication and cooperation among the city's land developers and interested residents in the urbanization of new lands and the renewal of existing deteriorated areas.

Scope of section provisions. The regulations set forth in this section are the district

regulations in the planned development district, hereafter sometimes referred to as "PDD".

Compliance with the comprehensive plan. The development within the planned development

districts (PDD) shall comply with the policies and design standards of the existing comprehensive plan of the city. Planned developments within the PDD and adjacent projected developments shall be compatible with each other.

(d)

PDD application, zoning. Applications for a change of zoning to a planned development district are subject to the requirements of section 94-7.

(e)

Initial development plan. A request for a rezoning to a planned development district shall be

accompanied by an initial development plan. The plan shall be submitted at least 20 days prior to the planning commission meeting in which it is to be heard. The planning commission shall review the initial development plan and forward its recommendation, with or without modifications, to the city council. The following information must be specified on the initial development plan: (1)

Project name and legal description.

(2)

A preliminary subdivision plan in compliance with all applicable subdivision regulations.

(3)

(f)

The proposed development scheme showing the following information: a.

The proposed land uses including the number and type of proposed residential buildings, the proposed number of dwelling units per building, the number and type of any proposed nonresidential buildings, and their square footage.

The proposed maximum density of the development. Where unique physical, environmental or design characteristics exist or are proposed, lesser densities may be desirable.

The proposed maximum height. Where unique physical, environmental or design characteristics exist or are proposed, lesser heights may be desirable.

Proposed design features illustrating compatibility with the surrounding environment and neighborhood.

Anticipated sub-area development sequence.

Final development plan. Prior to obtaining building permits for construction on any lots in the PDD, a final development plan shall be submitted to the planning commission, which shall have sole authority to approve, amend, or deny said plan. The final development plan may be submitted in conjunction with the initial development plan for concurrent approval on any subareas the developer is ready to commit to a final plan. All the information required for both an initial and final development plan shall be shown for the areas submitted for concurrent approval. The final development plan shall be a scaled, reproducible drawing showing the following information: (1)

The subdivision name, the legal description, and individual project name (if any).

(2)

Boundaries of any sub-area or sub-areas submitted for approval superimposed on the map of the initial development plan.

(3)

A subdivision plan of the sub-area or sub-areas submitted for approval in compliance with all applicable subdivision regulations.

(4)

The development standards for the sub-area or sub-areas based on the requirements in one or more of the traditional zoning districts.

(5)

The size, location and elevation of all proposed structures including height and number of units.

(6)

The calculated floor area for each structure and each use within each structure.

(7)

Off-street parking lot arrangement designating all parking and stacking spaces, off-street loading spaces, and any outdoor trash container space.

(8)

Any sidewalks, bikeways or other paths and any areas reserved for recreation activities, such as basketball and volleyball courts.

(9)

Any outdoor lighting type and location, except for standard street lights provided by the city.

(10)

A landscaping plan showing the type and location of any walls, fences or berms, the placement, size, and species of any trees or shrubs, and areas that will be sold or seeded.

(11)

(g)

(3)

(h)

Any adjustment exceeding 10 percent in the dimensions of a building (length, width or height).

Any change in the number or location of access drives.

Any decrease exceeding ten percent in required landscape areas, buffer zones or other open areas.

A minor change in the street plan.

Any increase of less than 20 percent in the density of any area or subarea.

Any major change in the exterior design features of a building.

Any change in the size or location of signs.

Minimal amendments. The following changes are considered minimal amendments: a.

Any minor adjustment within a building which involves a more intensive use.

Any change in the location of outdoor lighting, sidewalks or bikeways, recreation areas or loading docks.

Procedure for amendments. Amendments to the PDD shall be subject to the following review

procedures. (1)

Major amendments. Major amendments to the initial and/or final development plan must be approved as an amendment to the Zoning Ordinance, requiring the planning commission's review, the city council's approval, and public notice in accordance with section 94-7.

(2)

Minor amendments. Minor amendments to the initial and/or final development plan must be approved by the planning commission at a hearing for which notice has been published in the legal newspaper of the city at least one week prior to the planning commission meeting. Minor amendments to the initial development plan may also be made by the submission and approval of a final development plan which is changed from the approved initial development plan.

(3)

Minimal amendments. Minimal amendments to the final development plan shall be submitted to the community development department on a reproducible development plan showing the requested changes. The community development department may then approve these proposed changes in writing if the proposed changes are appropriate.

(Ord. No. 21-03, 8-26-2003)

B -2 B us ine s s and PD D Planne d D eve l o p m e n t D is t r ict The B-2 Busi ness zoni ng st and ard s f i t t h e Lof t s p roj ect for t he m ost p ar t , however, t he re we re st i l l cer t ai n areas t hat were st i l l not m e t i n t he zoni ng cod e. H owever, t he ad d i t i on of t h e P l anned D evel op m ent D i st r i ct ( P D D ) al l owe d fo r f l exi b i l i t y i n t he cod e and al l owed for a re du c e d set b ack and ad d i t i onal b ui l d i ng hei g ht .

All existing and proposed utilities, drainage ways and watercourses.

(12)

All curb cuts and private drives.

(13)

Adjacent existing and proposed uses.

Amendments. Requests for changes within a PDD shall be submitted as an overlay on the initial or final development plan. Amendments shall be classified as follows: (1)

Major amendments. The following changes are considered major amendments: a.

(2)

Any change in the proposed use(s) of land or buildings.

A major change in the street plan.

An increase of 20 percent or more in the total density of the development.

Minor amendments. The following changes are considered minor amendments:

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

ST RE E

T h e L o f t s a t Pa r k H i l l

J LG

6T H

S t a n d a r d s o f Re d e v e l o p m e n t

VE YA R DA ME

B efore The si t e was or i g i nal l y zoned as R-2 Low-d e n s i t y Resi d ent i al as i s m ost of t he nei g hb or hood . O t h e r near by p rop er t i es are zoned for b usi ness . T h e si t e host ed four si ng l e-fam i l y hom es, a d u pl e x , and an ap ar t m ent b ui l d i ng , al l rent al p rop e r t i e s . One house was ab l e t o b e rel ocat ed . The o t h e rs

ST RE E

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

6T H

were not st r uct ural l y sound enoug h t o m ove so m at er i al s were rem oved and rep ur p ose d fo r

H ab i t at for H um ani t y.

E AV Y R DA ME

1" = 160' 3/14/2019 10:10:39 AM

6T H

ST RE E

E AV RY A D ME

Aft e r

1" = 160'

The si t e was rezoned f rom R-2 t o P D D . P l a n n e d D evel op m ent D i st r i ct zoni ng al l ows fo r m o re f l exi b i l i t y and al l owed for an ext ra st ory o n t h e Lof t s, m ak i ng t he t ot al hei g ht 4 8 feet w h i c h i s

3/14/2019 10:10:39 AM

t al l er t han any sur round i ng st r uct ure. T h e re i s an und er l yi ng B-2 zoni ng for t he ret ai l s pa c e s . The p rocess of rezoni ng was com p l i c a t e d a s i t i nvol ved t he Brook i ng s C i t y C ounci l a n d t h e Brook i ng s P l anni ng C om m i ssi on t o d ec i de t h e f ut ure of t he si t e.

PLAN ELEMENTS

RSP MDR

MDR RSP

RSP

MDR

DT RSP

High Density Residential (HDR)

22nd Ave

Jackrabbit Avenue

14th Avenue

12th Avenue

Medium Density Residential (MDR)

Concept Area

MDR

HDR

Campus Gateway MDR / MU

MDR

Civic Com.

Civic

Off.

Com.

Rest.

6th Street

MDR

RSP

RSP MDR

Off. Redev

Residential Scale Preservation (RSP)

gn D es i

20th Ave

7th Street Off. Redev.

Campanile Avenue

8th Street

n Concept Are a Desig

11th Avenue

Medary Avenue

9th Avenue

8th Avenue

7th Avenue

6th Avenue

5th Avenue

Main Avenue

3rd Avenue

2nd Avenue

1st Avenue

FIGURE 8.1: Urban Strategy Areas - Policy Areas and Design Concept Callouts

RSP

HDR / MU

HDR RSP

MDR / MU

MU / HDR

HDR

Civic

RSP

Civic

J LG

5th Street DT

4th Street

MIXED USE SCALE PROTOTYPE

6th Street

VILLAGE SQUARE ENHANCEMENT

Main Avenue

Medary Avenue

CITY CENTER PLAZA ENHANCEMENT

11th Avenue

T h e L o f t s a t Pa r k H i l l

3rd Street

S t a n d a r d s o f Re d e v e l o p m e n t

6th Street

more detail on page 156 more detail on page 158

BROOKINGS: A COMPREHENSIVE PLAN

6TH STREET CORRIDOR

· Enhancements to Hillcrest Park including the installation of landscaping, public art, a pedestran crossing signal across 6th Street, and improvements to the Hillcrest Aquatic Center.

The 6th Street Corridor is important to the community as the primary access to the city, to SDSU, to downtown, and the many businesses along the corridor. It serves both a functional and symbolic role as it represents Brookings as a whole.

· A planned sidepath trail on 6th Street near the downtown planned for 2020.

PRIVATE SECTOR INVESTMENTS

· The visual impression that users experience from 6th Street will impact their overall impression and experience.

· 6th Street Centre (Jimmy John's Mixed Use Project). At 13th Avenue and 6th Street, the three story building includes front parking, two drive-thru service windows, four businesses, and two floors of residential units.

· The function of the corridor must accomodate customers who travel along 6th Street (often vehicular traffic) in addition to the more localized customer base (pedestrians and bicyclists from the adjacent residential neighborhoods).

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

more detail on page 157

17th Avenue

3rd Avenue

1st Avenue

6th Street

· Bank Star. At 13th Avenue and 6th Street, the single use building includes two stories, a drive through, and parking along both street frontages.

· While it serves as a major corridor through the community, it also divides the adjacent neighborhoods in an environment that can be intimidating to pedestrians seeking to cross the road.

· Parkhill Lofts (Approved). At 12th Avenue and 6th Street, the Parkhill Lofts proposal prompted much dialogue about the appropriate scale and design character along the 6th Street Corridor including how to manage parking and other site impacts. The project was approved by the Planning Commission as a four story building (approximate height of 48 feet), with parking beneath and behind the building, and landscaping along the 6th Street frontage.

6th Street will continue to face significant development pressure from the private sector in addition to residents expecting improvements to the public realm. To date, the investment projects have sought to improve the function of the corridor as the principal arterial and business street through Brookings.

PUBLIC REALM IMPROVEMENTS · Gateway landscaping, open space preservation, and gateway signage between 20th Avenue and 22nd Avenue. The gateway treatments are exceptional and offer a warm welcome to visitors.

· Additional private sector improvements have also occured including reinvestment in existing facilities throughout the district and the acquisition of properties with plans to redevelop.

· The open space southwest of 22nd Avenue and 6th Street includes a trail segment that can be expanded in all directions. · The reconstruction of the interchange and 6th Street west to 22nd Avenue including thematic and streetscape elements in additon to a wide sidewalk along the northside of 6th Street was completed in 2018.

162

Sec. 94-163. - Planned development district ("PDD"). (a)

Intent. It is the intent of this planned development district ("PDD") to provide flexibility from

conventional zoning regulations with increased public review for PDD projects in order to: (1)

Encourage well-planned, efficient urban development.

(2)

Allow a planned and coordinated mix of land uses which are compatible and harmonious but were previously discouraged by conventional zoning procedures.

(3)

(4) (b) (c)

Improve communication and cooperation among the city's land developers and interested residents in the urbanization of new lands and the renewal of existing deteriorated areas.

Scope of section provisions. The regulations set forth in this section are the district

regulations in the planned development district, hereafter sometimes referred to as "PDD".

Compliance with the comprehensive plan. The development within the planned development

(d)

PDD application, zoning. Applications for a change of zoning to a planned development district are subject to the requirements of section 94-7.

(e)

Initial development plan. A request for a rezoning to a planned development district shall be

Project name and legal description.

(2)

A preliminary subdivision plan in compliance with all applicable subdivision regulations.

(3)

(f)

The proposed development scheme showing the following information: a.

The proposed maximum density of the development. Where unique physical, environmental or design characteristics exist or are proposed, lesser densities may be desirable.

The proposed maximum height. Where unique physical, environmental or design characteristics exist or are proposed, lesser heights may be desirable.

Proposed design features illustrating compatibility with the surrounding environment and neighborhood.

Anticipated sub-area development sequence.

Final development plan. Prior to obtaining building permits for construction on any lots in the

PDD, a final development plan shall be submitted to the planning commission, which shall have sole authority to approve, amend, or deny said plan. The final development plan may be submitted in conjunction with the initial development plan for concurrent approval on any subareas the developer is ready to commit to a final plan. All the information required for both an initial and final development plan shall be shown for the areas submitted for concurrent approval. The final development plan shall be a scaled, reproducible drawing showing the following information:

(h)

Any adjustment exceeding 10 percent in the dimensions of a building (length, width or height).

Any change in the number or location of access drives.

Any decrease exceeding ten percent in required landscape areas, buffer zones or other open areas.

A minor change in the street plan.

Any increase of less than 20 percent in the density of any area or subarea.

Any major change in the exterior design features of a building.

Any change in the size or location of signs.

Minimal amendments. The following changes are considered minimal amendments: a.

Any minor adjustment within a building which involves a more intensive use.

Any change in the location of outdoor lighting, sidewalks or bikeways, recreation areas or loading docks.

Procedure for amendments. Amendments to the PDD shall be subject to the following review

procedures. (1)

(2)

(3)

(Ord. No. 21-03, 8-26-2003)

T h e Com p re h e ns ive Plan 2 0 4 0 and PD D The Lof t s at Par k H i l l were m ad e p ossi b l e t h ro u gh sup p or t f rom t he 2 0 4 0 C om p rehensi ve P l a n . H owever, t he p l an was not yet of f i ci al l y a do pt e d unt i l A p r i l 2 4 of 2 0 1 8 , af t er t he ap p rova l of t h e Lof t s p roj ect . The P D D zoni ng cod e st a t e s t h a t a P D D d i st r i ct need s t o com p l y wi t h t he e x i s t i n g

(1)

The subdivision name, the legal description, and individual project name (if any).

com p rehensi ve

(2)

Boundaries of any sub-area or sub-areas submitted for approval superimposed on the map of the initial development plan.

was t he V i si on 2 0 2 0 C om p rehensi ve P l a n .

(3)

A subdivision plan of the sub-area or sub-areas submitted for approval in compliance with all applicable subdivision regulations.

(4)

The development standards for the sub-area or sub-areas based on the requirements in one or more of the traditional zoning districts.

(5)

The size, location and elevation of all proposed structures including height and number of units.

(6)

The calculated floor area for each structure and each use within each structure.

(7)

Off-street parking lot arrangement designating all parking and stacking spaces, off-street loading spaces, and any outdoor trash container space.

(8)

Any sidewalks, bikeways or other paths and any areas reserved for recreation activities, such as basketball and volleyball courts.

(9)

Any outdoor lighting type and location, except for standard street lights provided by the city.

(10)

A landscaping plan showing the type and location of any walls, fences or berms, the placement, size, and species of any trees or shrubs, and areas that will be sold or seeded.

(11)

(g)

(3)

p l an

( S ec.

9 4 -1 6 3 .- P l a n n e d

d evel op m ent d i st r i ct ( â&#x20AC;&#x153; P D D â&#x20AC;? ) ) whi ch, at t h e t i m e ,

All existing and proposed utilities, drainage ways and watercourses.

(12)

All curb cuts and private drives.

(13)

Adjacent existing and proposed uses.

Amendments. Requests for changes within a PDD shall be submitted as an overlay on the initial or final development plan. Amendments shall be classified as follows: (1)

Major amendments. The following changes are considered major amendments: a.

(2)

Any change in the proposed use(s) of land or buildings.

A major change in the street plan.

An increase of 20 percent or more in the total density of the development.

Minor amendments. The following changes are considered minor amendments:

ST RE ET

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

6T H

YA AR D ME

Loft s A ll A long 6 t h St re e t

Lofts along 6th street

The d i ag ram shows Lof t s al l al ong 6 t h st re e t . The scenar i o creat es a t unnel ef fect as o n e t ravel s b et ween t he st ret ch of t al l b ui l d i ngs .

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

6T H

ST RE ET

A RY DA E M

Lofts everywhere!!

6T H

ST RE ET

YA AR D ME

Loft s Eve r ywh e re

Lofts everywhere!!

The d i ag ram shows Lof t s ever ywhere o n o u r t hree-b l ock sect i on of 6 t h St reet . Th e l a rge sp aces i n t he cent er of each b l ock wo u l d be reser ved for p ar k i ng .

3/14/2019 10:02:35 AM

Property Maps

Sanborn Maps 1990

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

Additional Maps

Long-Range Plans

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

Aerial Images (Google Earth)

A Po in t in His to ry T h e d uration of the Lofts a t Pa rk Hill pro je ct ( re d) is only a short spa n in th e la rge r h isto ry of Brook ing s, SD. T he h isto ry of B ro o kin gsâ&#x20AC;&#x2122; d evelop m ent is found in seve ra l co lle ctio n s of m ap s, long rang e pla n s (w h ich in clu de c o mp rehensive p lans) , a n d a e ria l ima ge s.

2000

Lof t s a t Pa r k Hill Dura t ion f rom S ch e ma t ic De sign t o Fin ish e d Const r u ct ion

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

Place: Speculations “Cities have the capability of providing something f o r e v e r y b o d y, o n l y because, and only when, they are created b y e v e r y b o d y.” -Jane Jacobs Blending In The façade study is a comparison between the existing neighborhood buildings and the Lofts. Diagrammed are the most prominent conditions in each category. The first comparison is façade material. Materials that clad the building work to blend into the urban context . The façade is composed of siding, brick, and glass, all of which are primary cladding materials in the neighborhood. The second comparison is the height of the building. The Lofts is only one of two buildings that exceed three stories; the majority is split between one and two story buildings. The Lofts are also set closer to the street which can affect perception of height and creates a deeper contrast between it and the neighborhood. The third comparison is the zoning districts. The site was rezoned to PDD, which makes it the only one of its kind i n the neighborhood. However, the current districts surrounding it are both residential and business districts, which coincides with the program of the Lofts. The difference is that the Lofts are a mixed-use development, whereas the buildings in the surround zones are either residential or business. 35

South Side of Sixth Street

Facade Material

Building Height

Zoning District

North Side of Sixth Street

Facade Material

Building Height

Zoning District

South Side of Sixth Street

Facade Material

Building Height

Zoning District

North Side of Sixth Street

Facade Material

Building Height

Zoning District

Bathrooms

Number of Units

Number of Stories

Rent Cost

1 2

9-40 41-70 71-100 101+

1 2 3 4

$440-$600 $601-$800 $801-$1,000 $1,001-$1200 $1,201+

Retail Spaces Zoning Below

Materials

Number of Bedrooms Buildings

10 +

J LG

9 8

T h e L o f t s a t Pa r k H i l l

7 6 5

S t a n d a r d s o f Re d e v e l o p m e n t

4 3 2

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

C on te x t C o mpa ris o n The

c hart

shows

its imme diat e cont ext , t he Lof t s st and out â&#x20AC;&#x201C; i t co mpa riso n

be twe e n

is o n e of two b ui l d i ng s wi t h m ore t han t hree

t he b uild ing s on 6th Stre e t. Th e bu ildin gs

sto rie s, a n d i t i s t he onl y b ui l d i ng zoned

c a teg orized are taken fro m th e five blo cks

fo r PDD. However, i t i s one of si x b ui l d i ng s

s urround ing the Lofts a t Pa rk Hill. Th e lin e s

th a t u se s b r i ck and si d i ng as a cl ad d i ng

re p resent the num b er of th o se bu ildin gs th a t

ma te ria l. Th i s i nfor m at i on was d er i ved f rom

have the c ateg ory d escribe d. Th e ca te go rie s

th e previo us faĂ§ad e st ud i es, and p ut i nt o a

c o mp are the num b er of sto rie s, type of

simila r fo rmat , so t hat i t coul d b e com p ared

zo n ing , and ty p e of c laddin g ma te ria l. W ith in

to th e e n tiret y of Brook i ng s.

Other

Brick Siding Brick & Siding

PDD R-2 R-3

1 3 4

0 1 2 3 4

Bathrooms

Number of Units

Number of Stories

1 2

9-40 41-70 71-100 101+

2 3 4

Number of Bedrooms Apartments

Rent Cost

Retail Spaces Zoning Below

Materials

10 9 8 7 6 5 4 3 2

A p a r t me n t C o mpa ris o n

Stone, Siding & Wood

Brick Siding Brick & Siding

PDD B-1 R-3

1 3 4

$440-$600 $601-$800 $801-$1,000 $1,001-$1200 $1,201+

0 1 2 3 4

B ro o kin gs is g rowi ng . There’s a need for 1 7 5

rang e anyway b ecause t hat i s what ’s ava i l a bl e .

be twe e n

h o u sin g u n it s t o ret ai n an annual g rowt h rat e

The l owest rent found wi t hout g ove r n m e n t

mixe d-u se

of 1 .5 %. Do t he Lof t s sat i sf y t hi s need ? They

sub si d i es was $4 4 0 . The Lof t s rent ra n ge s

lin e s

ce rta in ly a ccount for 6 5 of t hese uni t s b ut

f rom $6 8 0 t o $1 2 0 0 .

re p re sent the num b er of th o se bu ildin gs th a t

a re n o t n e cessar i l y “af ford ab l e”. The Lof t s

have t he c ateg ory d esc ribe d. Th e ca te go rie s

fit th e me d i an p r i ce rang e of rent al uni t s

c o m p are the num b er of be dro o ms, ba th ro o ms,

uni t s , stories, c ost of re n t, a n d re ta il spa ce s

co mpa riso n . M ost p eop l e i n Brook i ng s cannot

b e l ow.

affo rd me dia n rent b ut p ay out of t hei r p r i ce

The

c hart

shows

ten

ap artm ent

d eve l o p m ents

co mpa riso n

b uild ings in

and

Broo kin gs.

Th e

pro pe rtie s

accord i ng

t he

ap ar t m ent

46 J LG T h e L o f t s a t Pa r k H i l l S t a n d a r d s o f Re d e v e l o p m e n t E m i l y L i n e h a n & C a s s i e Po s p i s h i l

St r uct ure : Concre t e Found at ion and St e e l St r uct ure The

b ui l d i ng

com p osed

t hree

main

st r uct ural m at er i al s: concret e, st eel , and wo o d. St ar t i ng i n t he b asem ent , t he p ar k i ng l eve l i s st r uct ured f rom p recast concret e col um n s a n d b eam s. The ci rcul at i on shaf t s are al so com po s e d of concret e at t hi s l evel .

St r uct ure : Concre t e Found at ion and St e e l St r uct u re The g round f l oor i s a hyb r i d of st eel col u m n a n d b eam and wood st r uct ure. The st eel i s u s e d t o accom m od at e for t he l ong sp ans i n t h e re t a i l sp ace and ser ves as a found at i on for t he be a r i n g wal l s i n t he up p er f l oors.

48 J LG T h e L o f t s a t Pa r k H i l l S t a n d a r d s o f Re d e v e l o p m e n t E m i l y L i n e h a n & C a s s i e Po s p i s h i l

St r uct ure : B e ar ing Walls and Core s The rem ai ni ng t hree l evel s are wood f ra m i n g wi t h t wo i nt er i or b ear i ng wal l s t hat m ake u p t h e cor r i d or and t hree st r uct ural ci rcul at i on sh af t s .

St r uct ure : B e ar ing Walls and Core s A l l ext er i or wal l s are b ear i ng wal l s.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

10 A .M .

S u m m er S o l s t i c e

June 21

10:00 AM

E S

4:45 AM

N 8:12 PM

2 P.M .

2:00 PM

June 21

4:45 AM

W 8:12 PM

Sun St ud y The sun st ud y shows t he Lof t s at Par k H i l l o n t he d ay of t he S um m er S ol st i ce at 1 0 A. M . a n d 2 P.M . The S um m er S ol st i ce d oesnâ&#x20AC;&#x2122; t p o s e a ny shad i ng i ssues.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

10 A .M .

Fal l Eq u i n o x 10:00 AM

September 22

N S

6:15 AM

6:24 PM

2 P.M .

2:00 PM

September 22 6:15 AM

6:24 PM

Sun St ud y The sun st ud y shows t he Lof t s at Par k H i l l o n t he d ay of t he Fal l Eq ui nox at 1 0 A .M . a n d 2 P.M . The Fal l Eq ui nox shows 6 t h St ree t u n de r shad ow.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

10 A . M.

W i n t er S o l s t i c e

10:00 AM

December 21

E 8:01 AM

N S

4:48 PM

2 P.M .

December 21

2:00 PM

8:01 AM

4:48 PM

Sun St ud y The sun st ud y shows t he Lof t s at Par k H i l l o n t h e d ay of t he W i nt er S ol st i ce at 1 0 A .M . an d 2 P. M . The W i nt er S ol st i ce shows t he m aj or i t y of t h e b l ock t o t he N or t h und er t he shad ow cas t by t h e Lof t s. There wasnâ&#x20AC;&#x2122; t an i ni t i al sun st ud y w h e n t h e b ui l d i ng was b ei ng p rop osed .

56 Interior Lighting (Fig 1.1.-1.2. Natural Lighting) Inside this one bedroom residential unit are large windows letting in lots of natural light. The corner units have more windows than most units. Units with balconies have large sliding glass doors that open off the bedrooms or main living spaces.

Interior Lighting (Fig 1.3. Natural Lighting) O n t h e f o u r t h f l o o r, t h e c o r r i d o r i s n a t u r a l l y l i t b y t h e r o o f t o p p a t i o â&#x20AC;&#x2122; s l a r g e w i n d o w s . T h e p a t i o s p a n s t h e w i d t h o f t w o e f f i c i e n c y u n i t s a l l o w i n g i n a l a r g e a m o u n t of light to the center of the building. The patio has a wood trellis instead of a roof allowing in more sunlight.

58 Interior Lighting (Fig 1.4. Artificial Lighting) Units have inset LED can lights throughout the main living space. Above the kitchen island are hanging light fixtures for additional light.

Interior Lighting (Fig 1.5. Artificial Lighting) Corridors have large square inset light fixtures that provide well-lit hallways for residents.

60 Sound Effects (Fig 1.6. Double-Studs) The residential units have offset studs to make the walls between units thicker and to help with traveling sound vibrations. Corridor walls have sound channels attached to the studs and the drywall is attached to the channel.

Sound Effects (Fig 1.7. Gypcrete) The wood sheathing floors are covered with gypcrete floor underlayment which is self leveling and reduces sound vibrations.

62 Sound Comparison (Fig 1.8. Northwest Interior) Between a range of -60 dB to 0 dB, this audio got up to -24 dB. The highest raise in dB is 36 dB, which, on a comparative noise scale, is very quiet. The extra noise in the sound clip is attributed to a heater that turned on during the audio recording.

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Sound Comparison (Fig 1.9. Northwest Exterior) Between a range of -60 dB to 0 dB, this audio got up to -15 dB. The highest raise in dB is 45 dB, which, on a comparative noise scale, is between the threshold of a low urban ambient sound and a quiet suburb. There is a noticeable difference between the clips in that there is an additional 10 dB of noise outside of the building. The audio from the exterior is also varied and random, whereas the interior noise is consistent.

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Sound Comparison (Fig 1.10. Northeast Interior) Between a range of -60 dB to 0 dB, this audio got up to -29 dB. The highest raise in dB is 31 dB, which, on a comparative noise scale, is barely breaking the scale of a very quiet level.

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Sound Comparison (Fig 1.11. Northeast Exterior) Between a range of -60 dB to 0 dB, this audio got up to -13 dB. The highest raise in dB is 47 dB, which, on a comparative noise scale, is reaching the threshold of a quiet suburb. There is a noticeable difference between the clips in that there is an additional 10 dB of noise outside of the building. The audio from the exterior is also varied and random, whereas the interior noise is consistent.

66 Interior Finishes (Fig 1.12. Kitchen Layout) The kitchen layout above is for a two-bedroom unit. The two bedroom units are double the size of the one bedroom units allowing more space for a living area between each bedroom.

Interior Finishes (Fig 1.13. Kitchen Layout) The kitchen layout above is for a studio unit. The studio units are smaller than the one bedroom units and donâ&#x20AC;&#x2122;t have room for a kitchen island.

68 Interior Finishes (Fig 1.14.-1.15. Laundry) The bedroom closet above is from a one bedroom unit. The laundry unit is in the entry way closet.

Interior Finishes (Fig 1.16. Laundry) The closet above is a studio unit with the laundry unit within the bedroom closet. The closet is bigger eliminating the need for an additional closet near t h e e n t r y.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

Pe o p l e â&#x20AC;?The development of property of a neighborhood in this c o u n t r y, i t s e e m s t o me, is beyond the wit of m a n t o f o r e s e e .â&#x20AC;? -Ernst Freund Grand Urban Rules

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

JLG Williston JLG Grand Forks

O Obermiller Nelson E Engineering

JLG Fargo

Clark Drew Construction Banner and Associates Sand

Lofts t at Park Hill

Locat ions The aer i al m ap shows t he l ocat i ons of t h o s e i nvol ved i n t he d esi g n of t he Lof t s at Pa r k H i l l . M ost p ar t i es are l ocat ed i n Brook i ng s w i t h t h e excep t i on of m ul t i p l e JLG of f i ces, Ob e r m i l l e r N el son Eng i neer i ng , and S and m an C onsu l t i n g .

dman Consulting

JLG M Minneapolis

architect rchite

Brookings City & County Government Center

City Council & Planning Commission

JLG Brookings

planning commission city council

consultants owner 73

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

city council

planning commission

JLG

banner associates

sandman consulting

obermiller nelson engineering

clark drew construction

owners

J LG

emails revit model

About t he Wor kflow

for m i ng : D esi g n and Leg i sl at i on.

Th e wo rkflow is an i l l ust rat i on of t he connect i ons

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fro m o n e gro u p t o anot her. The f i rst col um n

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d esi g n

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t o t he C i t y C ounci l .â&#x20AC;? On S ep t em b er 2 6 , t h e re i s

be pro po se d to t he Brook i ng s C i t y C ounci l .

a hand of f i n m i nut es f rom Brook i ng s P l a n n i n g C om m i ssi on

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J LG

Owner

Th e JLG gro u p has i t s own i nt er nal wor k f l ow

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th a t h a ppe n s on a sm al l er scal e. There were

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e igh t me mbe rs t hat wor ked on t he p roj ect .

st ays b et ween t he Owner and t he C i t y- i t n eve r

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p asses t hroug h t o t he A rchi t ect .

th e

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W hen t he ord i nance i s p assed i n Bro o ki n gs

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Su ppo rt. Arc hit ec t , O wner, Cit y In th e wo rkflow, t here are four m aj or g roup s: JLG, Ow n e rs, Pl anni ng C om m i ssi on, and C i t y Co u n cil. Fro m the wor k f l ow t here are t wo f l ows

director of production

market leader principal director of operations

designer

specifications

project support project support project support

76 76 J LG T h e L o f t s a t Pa r k H i l l S t a n d a r d s o f Re d e v e l o p m e n t

A bo u t t h e Ti m e Line Shown is a tim e lin e th a t tra cks th e me e ti ng s and p rojec t sc hedu le if th e Lofts a t Pa rk H i l l.T he first b ar, loc a te d a t th e to p of th e diag ram , is the orig inal a n ticipa te d time lin e . Th e s e c ond , larg er b ar is th e a ctu a l time lin e of eve nts that oc c urred in th e pro je ct.As sh ow n by the tim eline, the pro je ct wa s sta lle d fo r 6 + m onths b ec ause the ow n e r a n d JLG we re wa iti ng for ap p roval from th e city. Th is pu sh e d ba ck t h e c om p letion of c on stru ctio n , re su ltin g in th e

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

l e n g thened sc hed ule.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

Po l i t i c s , S m a l l Urbanism, & the Practice of Architecture â&#x20AC;&#x153;By far the greatest and most admirable form of wisdom is that needed to plan and beautify cities and human c o m m u n i t i e s .â&#x20AC;? -Socrates

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

standards

politics small urbanism

people place

Politics, Sm a ll U rba nism, an d the Pra ctice of Archite cture T he Ox ford Englis h D ic ti onar y def ines the terms as follows: Sta nda rd: s omething us ed as a meas ure, norm, or model in comparative evaluations ; a level of quality or attainment. Politic s : T he ac tivities associated with the governanc e of a c ountry or area, es pec ially t he debate between parties having powe r. Pe ople : Human beings in g en eral or c ons idered c ollec tively; T he c itizens of a c ountry, esp ec ially when c ons idered in relation to thos e who govern them. U rba nism : T he development and planning of c ities and towns. Pla ce : A partic ular posit ion, point, or area in s pac e; a loca tion. W hat is the relations hip b etween thes e entities , and how are they relevant to the Profes s ion of Arc hitec ture? Put simply, politic s is people making s tandards , while urbanism is plac e made by s tandards . More s pec if ic ally to the projec t, small urbanis m is plac e made by st andards .

82 J LG T h e L o f t s a t Pa r k H i l l S t a n d a r d s o f Re d e v e l o p m e n t E m i l y L i n e h a n & C a s s i e Po s p i s h i l

Sec t i on A

Se ction B

Se ctio n C

Sec t i o n A

Se ction B

T h e re a re s eve ra l p e o p l e t h a t infl u e n ce th e m a k i n g of st a nda rds , bu t th ey c a n b e b ro ke n dow n i n to th re e g ro u p s: g ove r n m e n t, profe s s i o n a l s, a n d re side n ts . M o re s pe ci f i c a l l y t o t h e p ro j ect, th e gove rnm e n t i s t h e c i t y cou n ci l a n d p l a n n i n g c o m m i ss ion , th e profe ssi o n a l s a re J LG an d th e i r co n s u l t a n t s a n d t h e con s tru cti o n c o m p a ny, a n d t h e res i de n t i s th e ow n e rs.

In the c as e of the Lof ts at Park Hill, the c ity c ounc il and planning c ommis s ion have t he f inal s ay on the planning and d evelopment of Brookings throug h zoning ordinanc es and building c odes . However, the members of the Brookings City Government are not the s ole inf luenc e in the making of s tandards . Pub lic interes ts derive f rom privat e interes ts . In the c as e of t he Lof ts , the private interes ts of the owners inf luenc e the pub lic and the c ity government to alter the zoning ordinanc e of t he s ite to allow for a high-densit y, mixed- us e building. T here is als o the inf luence f rom the making of the 20 4 0 Comprehens ive Plan, which s upported the zoning ordinance c hanges .

Sec t i o n C Sta n da rds sh a p e t h e Lof t s at th e s e s ca l e s, i n t h e fo r m of zon i n g co de s , b u i l d i n g c o d e s, Com pre h e n s i ve P l a n s, a n d p ro j ect re qu i re m e n ts. Zo n i n g co des fo c u s o n t h e city a s a w h o l e , a n d d i c t a t e t h e bu ildi n g fo rm an d u se , w h i l e bu ildi n g co de s d i c t a t e t h e sp e cifics of th e bu i l d i n g w i t h i n t h e s ite. T h e s e a re fo r m a l st a n dard s , o r do cu m e n t e d r u l e s e n forc e d a s l aw. T h e co m pre h en si ve p l a n , l i ke th e zo n i n g o rdi n a n c e , fo c u se s on th e e n ti re ty of B ro o k i n g s, h oweve r i t i s co n si d e re d i nfo r m al be ca u s e i t i s a n o u t l i n e of goal s to refe re n c e fo r t h e p l a nn ing of B ro o k i n g s. Th e p ro j e c t requi re m e n ts fo c u s sp e c i f i c a l l y on t h e bu i l di n g a n d i t s si t e . It is a l s o co n s i de re d a n i nfo r m a l s tan da rd th a t i s se t by t h e c l ien t a n d pro j e ct t e a m .

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

Conclusion So where does the practice of architecture fit into the web of politics and small urbanism? Similar to how the city government and owner are a couple of the main influences, the architect is also a part of the intricate web, but in this case the architect is a mediator between public and private interest. Architects must satisfy the standards of the p u b l i c , a n d t h e s t a n d a r d s o f t h e o w n e r. T h i s i s w h e r e we find that the architect is the most influential in the decisions of standards- this is because of their skills to balance material and building requirements, while advocating for the client, coordinating with consultants, and keeping the project on budget. This project is relevant because it proves that standards are a fluid thing, and they depend on the r e l a t i o n s h i p b e t w e e n p e o p l e a n d p l a c e . M o r e s p e c i f i c a l l y, it shows the impact of informal standards and politics on small urbanism. T h e a p p r o v a l o f t h e L o f t s a t Pa r k H i l l d e p e n d e d largely on support from the 2040 Comprehensive P l a n . H o w e v e r, t h e P D D z o n i n g o r d i n a n c e s t a t e s t h a t the proposed building must comply with the current comprehensive plan. If this had been the case, the Lofts would have been subject to the goals of the Vision 2020 Comprehensive Plan. A r c h i t e c t u r a l l y, i t â&#x20AC;&#x2122; s s h o w s t h e i m p a c t a b u i l d i n g has on standards. The Planning Commission was working on the 2040 Comprehensive Plan around the same time t h e L o f t s a t Pa r k H i l l w a s b e i n g r e v i e w e d . T h e a p p r o v a l o f the Lofts is noted in the 2040 Comprehensive Plan as an example under Private Sector investments. In the next 20 years, Brookings is going to look to this project as a legal and architectural precedent for the development of 6th Street. There is no definitive person that has full control over the growth of a city; as evidenced by the Lofts project, it was the work of several people that came together to make it possible.

E m i l y L i n e h a n & C a s s i e Po s p i s h i l

S t a n d a r d s o f Re d e v e l o p m e n t

T h e L o f t s a t Pa r k H i l l

J LG

C it at i on s “Com pre h e n s i ve P l a n 2040.” Reso l u ti o n 1 8 - 026,B ro o k i n g s, SD , pa s s e d 4 / 2 4/ 2018. “Ordi n a n ce 1 7 - 022.” B ro o k ings, SD Code of O rd i n an ce s , B ro o k i ng s, S D , a dopted 1 0 / 1 0/ 17,a c c e sse d 4 /2 4 / 2 0 1 9 . ht t p s:/ / l i b ra r y. municode.com/sd/brookings/ code s / co de _of_o rd i n a n c e s. “Sec . 9 4 - 1 2 6 . - Re si d e n c e R -2 two fa m i l y di s t r i c t .” B ro o k ings, SD C o de of Ord i n a n c es , B ro o k i n gs , S D , a c c e sse d 4 /2 4 / 2 0 1 9 . ht t p s:/ / l i b ra r y. municode.com/sd/brookings/ code s / co de _of_o rd i n a n c e s. “Sec . 9 4 - 1 3 2 . -B u si n e ss B -2 dist ri ct. .” B ro o k i n g s, S D C o d e of O rdi n a n ce s , Bro o k i n g s, S D , acce s s e d 4 / 2 4 / 2019. h t t p s:/ / library.municode.com/sd/ b ro o k i n g s / c o d e s / c o d e _ of _ o rd i n an ce s . “Sec . 9 4 - 1 6 3 .-P l a n n e d d e velopm e n t di s t r i c t ( “ P D D ” ) .” Broo k i n gs , SD C o d e of Ord in an ce s , B ro o k i ng s, S D , a c cesse d 4 / 2 4 / 2 019. h t t p s:/ / library.municode.com/sd/ b ro o k i n g s / c o d e s / c o d e _ of _ o rd i n an ce s . Broo k i n gs P l a n n i n g C o m m i ss ion . “ M e e ti n gMi n u t e s.” M e e ting M i n u te s , B ro o k i n g s C i t y Gove rn m e n t C e n t e r, B ro o k ings, S D. 6 / 6 / 2 017. Broo k i n gs P l a n n i n g C o m m i ss ion . “ M e e ti n g Mi n u t e s.” M e e ting M i n u te s , B ro o k i n g s C i t y Gove rn m e n t C e n t e r, B ro o k ings, S D. 7 / 1 1 / 2017. Broo k i n gs P l a n n i n g C o m m i ss ion . “ M e e ti n g Mi n u t e s.” M e e ting M i n u te s , B ro o k i n g s C i t y Gove rn m e n t C e n t e r, B ro o k ings, S D. 9 / 5 / 2 017. Broo k i n gs C i ty C o u n c i l . “ M e e ting M i n u te s .” M e e t i n g M i n -

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