IMPLEMENTING RESILIENT COMMUNITIES
TORTI GALLAS INTRODUCTION Since its founding in 1953, Torti Gallas and Partners, Inc. has been responsible for the planning and design of more than $30 billion of construction, including many award winning Master Planning and Residential Neighborhood Revitalization projects. To achieve successful communities, Torti Gallas’ planners and architects develop design solutions by listening closely to the client, to the community, to the regulatory authorities and to the marketplace. In all of our revitalization engagements we work with the stakeholders to formulate a realistic plan that is based on sound New Urbanism principles, integrating social viability, economic feasibility and consensus decision-making. This work proceeds by establishing the wants and needs of the community through conducting an analysis of the proper mix of uses and the desired mix of incomes of both renters and homeowners, and determining the economic and social support structures needed.
TODAY’S CHALLENGES We live during a critical moment in time. Rapidly approaching what many have called the “Peak Carrying Capacity” of our planet, we are facing increasing pressures on our current environmental, economic and social frameworks. Such pressures manifest themselves in the form of more frequent natural disasters, economic crisis, and political instability across the world. Here in the United States, these pressures are most palpable during extreme weather conditions such as hurricanes, flooding, “Snowmageddons”, heat waves, tornados, and even tsunamis, which often leave in their wake, devastated communities that are ill equipped to withstand these conditions or rejuvenate themselves. Variability is the new normal and predictability is, at best, short-lived. Such unprecedented stress on our environment challenges our dependence on reliable sources for food, water and quality of life. Our reliance on shrinking economic and environmental resources needs re-evaluation and our rebuilding efforts need to address challenges related to climate change, economic insecurity and limits on public finance.
As urban designers, planners and architects, we are charged with crafting communities that stand the test of time and thrive for generations. Torti Gallas and Partners believes that the design of our towns, cities, neighborhoods and buildings has a direct relationship with their ability to handle abrupt change and revive themselves from catastrophic events. Planning and adapting for an uncertain future has never been more important. We believe that these new realities demand a new model for design, implementation and rebuilding.
RESILIENT SOLUTIONS Building resilient communities requires new solutions that create a built environment with the capacity to bounce back and thrive in the face of the above challenges. Solutions involving single-use development will be relegated to the past, and instead built forms that can provide flexibility between residential, communal, retail and other commercial uses will be the favored strategy. When rebuilding, we must choose to rebuild a better, stronger and more adaptable built environment.
THE SPECTRUM APPROACH Navigating these challenges requires a much more holistic approach to planning, design and implementation than the current norm. The Torti Gallas “Spectrum” defines our approach, which builds upon the principles of New Urbanism and provides a resilient framework for creating sustainable communities, while meeting the challenges of our time. We deliver this resilient framework through a “systems approach”. We believe that sustainable communities offer solutions through 3 distinct platforms:
Natural Systems • Built Environment • People As designers working toward robust town building, our planning efforts embed redundancies to act as a backstop against anticipated disruptions. We seek to minimize vulnerability with more adaptable solutions that mitigate risk and avoid catastrophe. Our interdisciplinary, collaborative process and principle based approach further enables us to craft strategies that are affordable, implementable and sensitive to local context, customs and traditions. Our commitment to innovation and our ability to translate ideas into built work using cutting edge technology and emerging techniques allows us to deliver resilient places where communities can thrive for generations.
COORDINATED INFRASTRUCTURE Communities at risk from natural disasters often cost more to develop in the first place. At the same time, agents of potential calamity such as rivers and seas can also be sources of great natural beauty and can provide significant economic, water and food resources. Analyzing the underlying “Natural Infrastructure” of a place provides a great starting point for community design; one that minimizes risk and presents a context sensitive framework while creating a public realm that reinforces and leverages the essential character of a place. Such a platform delivers charming places loved by communities; therefore exhibiting longevity and a high-reuse potential.
Today, response agencies are more coordinated than ever before. Technology provides elected officials and community leaders with timely information to deploy resources. Torti Gallas works in real time with public officials, first responders, insurers, private owners and developers to generate solutions that are timely, economically realistic and cater to the evolving needs of a community.
COLLABORATIVE, COMMUNAL PROCESS Rebuilding efforts call for a collaborative spirit that requires an interdisciplinary approach, an ability to think out of the box, and are not simply exercises for architects and planners alone. To achieve successful implementation, Torti Gallas’ planners and architects develop design solutions by listening closely to the client, to the community, to the regulatory authorities and to the marketplace. Recovery entails more than restoring physical infrastructure such as roads and buildings; it is also a long process of restoring the social infrastructure—the daily routines and community networks that support the physical and mental health and well-being of the population. We work with stakeholders to formulate realistic plans that are based on sound principles, integrating social viability, economic feasibility and consensus decision-making. This work proceeds by establishing the wants and needs of the community through conducting an analysis of the appropriate forms of the public realm, the desired mix of uses, the balancing of the needs of renters, homeowners and businesses, and determining the economic and social support structures needed. We can help facilitate human recovery from disasters. We engage with the social and cultural institutions as a key part of infrastructure restoration. We can assist community leaders in engaging nongovernmental organizations, and placing their resources at the service of affected communities for both short and long term support. Recovery is best supported through rebuilding a community’s core, from which sustaining interpersonal interaction is engendered.
Understanding the particular needs of each community and designing the infrastructure to minimize disruptions and ensure continued service for electricity, water, sewer, communications, transportation and other key utilities such as natural gas is critical. Designing resilient infrastructure requires systems with embedded redundancies, or “back- up systems”. For example, a multi modal transportation framework is inherently more resilient than an autooriented model; if there are road closures, one can use the train or bike along a trail, preventing a system wide shutdown. At the same time, these public modes of transportation can support greater development densities and can also be used as catalysts in suitable areas where growth is to be promoted.
WHAT CAN BE DONE?
POLICY RESPONSE
• Seek approaches that are pragmatic and politically inclusive
In a time of strained private and public finances, Torti Gallas’ Spectrum Approach considers social, economic and ecological factors in planning for the long-term. We have experience dealing with the federal government and FEMA and have successfully assisted local communities in managing expectations in the face of bureaucracy and the frustrating time lags for federal response. We aid communities in finding their voice to assert their rights for self-determination, particularly when new Base Flood Elevations are remapped by FEMA, and in balancing commercial viability with overall long-term risk management. Our proactive response and leadership helps to provide and coordinate the cost-effective tools to make communities more resilient.
We can assist you to: • Plan for long term resilience • Identify short term rehabilitation strategies • Use cutting-edge technologies to record existing conditions, disseminate information for new designs and manage implementation • Provide alluring visions that incorporate community goals for the future • Discover achievable, results oriented solutions that go beyond a masterplan • Provide knowledge of a variety of implementation strategies • Engage disaster response organizations in evaluating strategies for long-term growth and prosperity • Support the dissemination and use of best practices • Identify effective approaches to rebuilding community, both physical and social • Identify implementable strategies that promote community health and well being.
MacDILL AIR FORCE BASE FAMILY HOUSING
Tampa, Florida
Located near the City of Tampa, homes and neighborhoods at MacDill Air Force Base (AFB) are being transformed into highly desirable and resilient communities that not only exceed the quality of the local area market, but incorporate the best planning and architecture design principles of the region. The residential neighborhoods on MacDill AFB are located on the eastern side of the peninsula and are most directly joined by Bayshore Boulevard. The 27 senior officer homes in the Independence Park Neighborhood are located on Tampa Bay and 157 houses in the Freedom Cove Neighborhood with views across the base golf course from the south. While reusing some of the existing streets, new streets create a traditional interconnected street system. A new neighborhood square at the heart of the neighborhood is accessed through a new boulevard allowing cars and pedestrians to easily flow through the neighborhood.
Services provided:
• neighborhood planning • architecture
Program data:
• 6,000 sf welcome center • approximately 150 acres • 331 houses
Targeted Spectrum Strategies: Ecology Water Shelter & Form Energy & Resources Education & Awareness Health & Happiness
Freedom Cove Neighborhood
Neighborhood Site Plan
RESILIENT COMMUNITY DESIGN Pier foundations are most
The neighborhoods at MacDill appropriate in areas where:Air Force Base were built with new FEMA regulations that went into effect following Hurricane Katrina. regulations were met while maintaining a strong sense of community, individual identity • erosion and These scour potential are low, within the neighborhood, and homes built to withstand hurricane winds and flooding. • flood depths and lateral forces are low, and • soil can help resist overturning of pier. The combination of high winds and moist (sometimes saltladen) air can have a damaging effect on masonry construction by forcing moisture into even the smallest of cracks or openings in the masonry joints. The entry of moisture into reinforced masonry construction can lead to corrosion of the reinforcement The small footings on the piers in this photograph did not prevent these piers steel and subsequent cracking from overturning during Hurricane Iniki. and spalling of the masonry. Moisture resistance is highly influenced by the quality of the materials and the quality of the masonry construction at the site.
Good Masonry Practice • Masonry units and packaged mortar and grout materials should be stored off the ground and covered. • Masonry work in progress must be well protected. • Mortar and grouts must be carefully batched and mixed. The 2003 International Building Code (IBC 2003)
WOOD FRAMING ON MASONRY STRUCTURE (BING) FOUNDATION CONSTRUCTION (BING)by volume for masonry construction. specifies grout proportions
Recommendations for Masonry Piers in Coastal Regions
FS No. 14 – Reinforced Masonry Pier Construction
Home Builder’s Guide to Coastal Construction
08/05
Page 2 of 2
SOURCE: FEMA HOME BUILDER'S GUIDE TO COASTAL CONSTRUCTION FS NO. 14 - REINFORCED MASONRY PIER CONSTRUCTION
HELICOPTER VIEW TAKEN OF COMPLETED NEIGHBORHOOD
MAKING A PERMANENT NEIGHBORHOOD IN THE FLOODPLAIN The project inherited its site from the Air Force in an area subject to severe, localized weather with associated lateral loads. Hurricane winds of 140 mph and flooding combine to threaten the site with wave action in the case of extreme storm events. It’s not only in a floodplain, it’s in a wave-action V-Zone (velocity zone). The neighborhood-making strategy responds to these extreme conditions through two strategies that both inform and seamlessly integrate with the urban design. Homes, and all other habitable construction, must occur at a topographic elevation above the 2007 established reach of potential wave-action.
THE TWO-FOLD STRATEGY FOR REACHING THIS ELEVATION: 1. The first strategy builds on the topographic high point of the site and creates the formal heart of the neighborhood – a park and parade ground surrounded by the homes of highest distinction - single story homes, elevated on crawl spaces, and architecturally defined with similar character, materials and color schemes, to immediately distinguish and define the area. 2. The second strategy takes a more typical “beach town” approach of elevating homes on piers to place habitable area above the floodplain and structure the piers to resist the wave-action lateral loads. In
contrast to the more typical “beach town” strategy however, these homes address and form a streetscape of regular blocks with porches, front yards, sidewalks, planting strips and on street-parking. Visual and formal solidity is given to the bases of these elevated homes through infill panels of lattice-work and stucco. The homes meet the ground, tectonically and aesthetically, instead of floating above it. The elevated area also facilitates off-street parking, by allowing parking underneath the home – another typical residential strategy at the beach, but the rear-loading of the parking through inner block alleys and lanes further reinforces the infill view of the base of the homes from the streetscape.
ENLISTED HOUSING ON STORM WATER CONTROL POND
SOURCE: FEMA HOME BUILDER'S GUIDE TO COASTAL CONSTRUCTION FS NO. 4 - LOWEST FLOOR ELEVATION
STREET SECTION ILLUSTRATING SETBACKS AND BERMS TO PROTECT AGAINST STORM SURGE
FLOOD RESISTANT CONCRETE STAIR STORM SHUTTERS CONCRETE BOND BEAM MASONRY PIER
BREAKAWAY LATTICE
RESPONSES TO HURRICANE KATRINA
New Orleans, Louisiana NEW DESIRE
New Orleans, Louisiana The design of the New Desire community reflects the unique architectural traditions of New Orleans, and includes a mix of building and unit types that meet the needs of this diverse community. The traditional monochromatic “barracks” look of depressed two-story housing blocks was replaced with a vibrant, attractive, and safe traditional neighborhood. Each new building has unique characteristics of colors, porches, entry doors and finishes which residents can identify as their own. The plan for New Desire features an attractive “gateway” boulevard and community parks with neighborhood centers and trees which help to restore a sense of pride among the residents. The new homes were built with durable materials to create a vibrant and resiliant community in this flood plain area.
Services provided:
• programming • condition assessment survey • comprehensive planning process • community meetings • design charrettes • urban design • neighborhood planning • architectural design
Program data:
Targeted Spectrum Strategies: Ecology
Disaster Area
Water
“...transformed into a highly desirable community...”
Shelter & Form Energy & Resources Education & Awareness Traditions Health & Happiness
• 99 acres • 425 houses
Site Plan
New Neighborhood - Desire
Katrina Disaster Area
HARMONY OAKS
New Orleans, Louisiana
After being devastated by Hurricanes Katrina and Rita and years of general neglect, this 60-acre site (formerly known as C.J. Peete) was in need of redevelopment and renewal toward a more diverse and resilient community. Working with an energized community, a variety of interest groups, and local officials, Torti Gallas developed a plan that centers the community around a new YMCA and school. Additionally, four small greens create intimate places for neighbors to gather and children to play. Formerly dead-end and one way streets have been reconnected through the site and made two-ways in order to increase circulation, shorten block lengths, and end the isolation of this neighborhood from the larger community, The redevelopment includes a predominately townhouse typology that respects both the architectural characteristics and the scale of the surrounding traditional neighborhood, while responding to post-Katrina first floor elevation requirements as determined by FEMA.
Services provided:
“...creating cohesive community structure to create a resilient community”
Targeted Spectrum Strategies:
• design charrettes • community meetings • master planning • urban design • architectural concept
Program data:
• 60 acres • 460 new houses
Ecology Water Shelter & Form Energy & Resources Education & Awareness Traditions Health & Happiness
Master Plan
New Homes and Piazzetta at Harmony Oaks
New Homes and Community Playground
RESPONSES TO HURRICANE KATRINA
Mississippi
MISSISSIPPI RENEWAL FORUM
Town of Gautier, Mississippi
Torti Gallas and Partners developed a design strategy for rebuilding the town of Gautier as part of the Mississippi Renewal Forum, a key physical planning component of the Governor’s Commission for Recovery, Rebuilding, Renewal following Hurricane Katrina. Having a slightly higher elevation than most of its neighboring towns, Gautier is expected to increase in population as it responds to pre-Katrina growth pressures and takes on displaced residents of neighboring coastal towns. The Torti Gallas Team’s design goals included: Creation of a viable town center with connections to other planned neighborhood centers and a potential light rail stop; Development of Gautier’s unique river and bayou shorelines consistent with the community’s ecotourism goals; and the Redevelopment of the town’s historic De La Pointe into a main street adjacent to a city park.
Services provided:
• condition assessment survey • comprehensive planning process • community meetings • design charrettes • urban design • neighborhood planning • architectural design
Targeted Spectrum Strategies: Ecology Water Shelter & Form Education & Awareness Traditions Health & Happiness
Program data:
• 99 acre site • 425 mixed-finance multifamily units
Proposed Village Center
“... you folks seem to understand our community after spending such a short amount of time here. I haven’t seen anything today that I wouldn’t want to live in.” - Jeff Wilkinson, Gautier Mayor Pro Tem Community Charrette
Proposed Waterfront Village
Katrina Disaster Area
FRONT BEACH MASTER PLAN
Ocean Springs, Mississippi
Following Hurricane Katrina, the City of Ocean Springs designated Front Beach as a priority area revitalization. Torti Gallas and Partners worked closely with the city and community to develop a Master Plan that would restore much of the original coastal landscape, while enhancing the waterfront as a recreation area, and address future flooding through environmentally sensitive design. With extensive stakeholder and resident participation, Torti Gallas was able to design a softer transition between the existing road and the beach through native landscaping, enhancing the natural environment and strengthening flood control in the southern Mississippi area. Planting areas between the road and the beach address stormwater runoff to improve water quality and protect development in neighboring areas. Phase 1 of the project is complete.
Services provided:
• design charrettes • community meetings • master planning • urban design • eco-sensitive landscaping
“The concept behind the Front Beach Master Plan is to transform a man-made sand beach into a magnificent waterfront park.”
Targeted Spectrum Strategies: Ecology Water Mobility Education & Awareness Traditions Health & Happiness
Aerial Rendering of Front Beach
Ocean Springs Master Plan
CAMANA BAY
Grand Cayman Island Stretching from 7-Mile Beach on the Caribbean Sea to the North Sound a new mixed-use downtown and residential neighborhoods have been planned - Construction of the downtown is currently ongoing. With hurricane storm surges of approximately 7’ on a low lying island, the design solutions must be resilient to preserve the safety, long term viability, and economic integrity of the community. • The first strategy employed in the residential neighborhoods raises the land elevation and new home elevations above the storm surge by digging canals that provide the fill material while increasing the number of valuable waterfront properties. • The second strategy used in the Town Center employs architecture that can withstand flooding of the first floors while protecting floors above. •A third strategy employed creates parking structures that double as safe havens during a storm. •A fourth strategy designs a grading system with well-designed overland relief and a storm water system that can quickly drain flooding without long-term ponding.
Services provided:
• programming • design charrette • master planning • urban design • design development site plan • architecture design code • construction phase services
Program data:
• 56,000 sf of retail • 65,000 sf of office • 212 total residential units
Targeted Spectrum Strategies: Ecology Water Shelter & Form Energy & Resources Economy
New Office Building
Hurricane Ida 2009 - Disaster Area
Aerial Perspective (right)
SALISHAN
Tacoma, Washington Built in the early 1940’s as “temporary” workforce housing, the Salishan neighborhood was converted to low-income housing after World War II, becoming an isolated enclave of poverty and disinvestment. Torti Gallas worked with residents and community stakeholders to develop a master plan and unit designs appropriate for the mixed-income and mixed-tenure needs of this culturally diverse community. In addition to a stronger social and economic base, the plan provides 1,278 new homes, a new town center with retail, a health clinic, university teaching space, senior congregate care, and additions to existing amenities. This highly sustainable neighborhood transformation provides “Low-Impact” development through a network of bioretention swales that capture and filter rainwater and 91 homes which are certified as LEED Homes Platinum. Before
A. BUILDING TYPES
MAX HEIGHT
Podium High Rise
400'
Urban Block
75'
"Lei" Building
65'
Hybrid Courtyard
55'
Courtyard Building
55'
Duplex / Triplex / Quadplex
45'
Town House
45'
Side Yard House
New Homes
Not Allowed
Front Yard House
Not Allowed
Flex / Loft
Not Allowed
Industrial Barn
Not Allowed
Carriage House
Not Allowed
B. FRONTAGE TYPES Lanai & Front Yard
X
Stoop
Dooryard
Terrace Front
Raised Terrace Front
X¹
Forecourt
Shopfront
Chinatown Shopfront
X¹
Raised Shopfront
X¹
Gallery / Arcade
X¹
Kakaako Frontage
A. BUILDING TYPES Podium High Rise
0' 0'
FiGUre Bt.11
D. BUILDING FORM
400'
Urban Block
65'
Street Front Element Height Range
55'
Maximum Density (FAR)
Courtyard Building
55' 45'
Town House
E.
45'
Side Yard House
Not Allowed
Front Yard House
Not Allowed
Flex / Loft
Not Allowed
Industrial Barn
Not Allowed
Carriage House
Not Allowed
Lanai & Front Yard
X
Stoop
Dooryard
Terrace Front
Raised Terrace Front
X¹ X¹
Front Build To Line
0' 0'
X X
Exception
Residential
* * * * * * *
90% min
Setback Side
1 X (Per PermittedPARKING Permitted Not MINIMUM Unit or with Per Square XFeet)
Permitted 1.5 per unit
Non-Residential
See Figure NZ.2-1
Setback Rear
Civic / Institutional
C. BUILDING PLACEMENT Frontage Occupancy at Build to Line
Residential Lodging
Light Industrial
X¹ X¹
Gallery / Arcade Kakaako Frontage
USE
Office
Chinatown Shopfront Raised Shopfront
3.5
1 per 300 SF
Footnotes: Live-Work
X¹
Forecourt Shopfront
40' - 65'
Retail
F.
B. FRONTAGE TYPES
LEI BUILDING
Max 400', See Figure NZ.2-1
Maximum Height
75'
"Lei" Building Hybrid Courtyard Duplex / Triplex / Quadplex
90% min
Setback Side Setback Rear
MAX HEIGHT
1.5 per unit
The Duplex/Triplex/Quadplex Building Type is permitted on Block 22 only. The Townhouse Building Type is permitted on Block 22 only. Raised Frontages are only allowed in Flood Zones to accommodate necessary flood elevation and shall not be used in other locations. Chinatown Shopfronts are allowed only on the Thoroughfares indicated in Figure FT.6. Gallery and Arcades are permitted on Kapiolani only. Kakaako Frontage is permitted along Waimanu only. Where build-to lines are greater than 15 feet, a Terrace Front shall be used.
D. BUILDING FORM Allowed Height, Build-To Line, and Parking Access Figure NZ.2-1: Maximum Height
10’
Max 400', See Figure NZ.2-1 40' - 65'
15
3.5
’
’
’
0’-5
14
10
15’ Range Street Front Element Height Maximum Density (FAR)
0’-5
’
10
Civic / Institutional Light Industrial
5’
’ 106 N/S
N/S
5’
Residential Non-Residential
X X
18
MINIMUM PARKING (Per Unit or Per Square Feet)
5’ 0’- S N/
F.
’ 0’-5
Office Retail
5’ 0’ 16 1 ’ 10 17
S
5’
’
Residential Lodging
N/
USE
1.5 per unit
1 per 300 SF
6
’
E.
10
19 1.5 per unit
7’
22
0’-5
8’
10 ’
’
0’N/ 5’ S 23
8’
S
7’
N/
S
7’
10 ’
5’ 0’-5 ’ 21 N/
Draft
20
March 18, 2010
15 ’
15 ’
Live-Work
5’ 0’- /S N
The TIM™ Model
See Figure NZ.2-1
Frontage Occupancy at Build to Line
Honolulu, Hawaii
Torti Gallas led the planning process to create a Form Based Code and a TIM™ Process (Town Information Modeling) for a major area of Honolulu between downtown and Waikiki. A series of public and stakeholder meetings helped guide the development of standards facilitating the realization of the community’s previously completed Vision Plan. The Code for this 400 acre area includes Development Standards for seven neighborhoods, a series of permitted Building and Frontage Types and view corridors, and regulates both the private and the public frontage through a Pedestrian Zone. Torti Gallas’ proprietary TIM™ Process was used to cross check the Code and to assemble data of model elements, including building and land-use area, FAR, and other relevant data. The model depicts existing and proposed build out and serves as an ongoing planning tool for the Hawaii Community Development Authority to test future development scenarios.
X¹
Front Build To Line
KAPIOLANI (KA) ZONE
15
HAWAII-MAUKA FORM BASED CODE
C. BUILDING PLACEMENT
FIGURE NZ.2
400’ Max Height
100’ Max Height
45’ Max Height
X’ Build-to Line Dimension
250’ Max Height
65’ Max Height
35’ Max Height
Green Space
Primary Parking Access Street Non-Primary Parking Access Street 42
Block Number
18
Pages from the Form Based Code
A. Lot Width Maximum of 300 feet. B. Pedestrian Access 1. Entrances to upper floors shall be accessed through a lobby, accessed directly from the street, to the Facade. 2. On Promenande Streets, the entrance to each ground floor space shall be directly from the street and occur a maximum interval of 60 feet. On all other streets, access to ground floor podium spaces may happen at this interval or may be through the street level lobby provided. 3. Circulation to all spaces above the ground level shall be through an interior corridor or lobby. Corridors may be exterior in the back of the building only, if the garage is detached by at least 15 feet. 4. All retail spaces should be accessed from a ground floor, single-tenant entry along a Street, Courtyard, or Paseo. C. Parking Design and Location 1. Parking shall be located in the Allowed Parking Zone (Figure 1.10). 2. Parking shall be accessed by an alley, where present. When an alley is not present, parking shall be accessed from Preferred Parking Access Street. If a Preferred Parking Access Street is not present, parking shall be accessed by a driveway of up to 25 feet in width 3. If accommodated in an aboveground garage, parking shall be concealed from view at the Public Frontage through a liner of habitable space. 4. Above-ground garages above the third floor may be screened from view at the Public Frontage by landscaping, green screens, or cladding. D. Open Space 1. At least 15% of the Lot area shall be provided as Open Space and shall be open to the sky. 2. The Open Space may be located at-grade, on a podium, roof garden, or combination thereof. 3. Projections into the open space are permitted on all sides of the space, provided that the minimum dimension is maintained. 4. Each Open Space shall have a minimum dimensions of 30 feet. E. Landscape 1. When Front Yards have a 20’ Build to Line, a minimum of one, field stock canopy tree per 40 lineal feet of Frontage Line or fraction thereof shall be planted. Front Yard trees shall be a single species to match the species of Street Trees in the Furnishing Zone. 2. When Side Yards are present, one 25 gallon minimum size canopy tree per 30 lineal feet to protect privacy of neighbors. The trees can be placed in groups in order to achieve a particular design. 3. Six, five-gallon size shrubs, ten one-gallon size shrubs and turf or acceptable native or dry climate ground cover is required for every required tree. F. Frontage 1. Permissible Frontage Types include: F orecourt, Gallery/ Arcade, Shopfront, Chinatown Shopfront, Raised Shopfront as necessary for flood protection, Stoop,
Axonometric View
For Illustrative Purposes Only
PlAn View
For Illustrative Purposes Only
Dooryard by exception, and Terrace Fronts “A” and “B”. G. Building Massing 1. Maximum height as per applicable Neighborhood Zone. 2. The building shall be no shorter than 25’ and shall not be shorter than the height of the garage by 20’. 3. If the Lei liner building is 10 or more feet shorter than the adjacent garage, the garage shall be screened by landscaping, green screens, or cladding. 4. Maximum height ratios shall be as follows:
Table BT.11-1 Stories
Ratio of Each Story Allowed 2nd and 3rd
4th Story
5th Story
6+ Stories
2-3 Stories
100%
-
-
4-5 Stories
100%
75%
75%
-
6+ Stories
100%
100%
60%
60%
-
POPLAR POINT
Washington, DC
Torti Gallas was the Master Planner for the redevelopment of the Poplar Point area of Anacostia. Our design was crafted to deliver the greatest value for the District of Columbia and Anacostia based on the triple bottom line of social, economic, and environmental sustainability. Our vision for Poplar Point lifts Anacostia, not just socially and economically, but also to worldwide prominence and recognition. Poplar Point is envisioned as a highly sustainable “zero carbon” community whereby all resources consumed will be balanced by resources generated. It offers an unbelievable mixed-use waterfront destination supported by a competitive differentiator unlike any other in the city -a focus on the environment.
“ Poplar Point will be a zero carbon community that will reconnect Washington, DC's waterfront with Historic Anacostia.’’
COAST HIGHWAY VISION PLAN AND DESIGN GUIDELINES
Oceanside, California
The Coast Highway Vision and Strategic Plan creates a transit-oriented urban design plan linking economic development and environmental sustainability to revitalize historic Coast Highway 101, drawing new investment to the area with visitor serving amenities and enhanced recreation and environmental remediation areas along the San Luis Rey River Area, Loma Alta Creek, and Pacific Coast. Torti Gallas led an extensive public outreach effort to create an inspiring downtown ‘Main Street’ with two transit-oriented mixed-use neighborhoods, a new harbor hospitality/ entertainment node, a vibrant Arts & Technology District, and design guidelines to preserve the unique beach character of neighborhoods and restore two previously ignored drainage channels into beautiful and public accessible tributaries.
Site Plan
Rendering of revitalized San Luis Rey River area with walking trails and Arts Bridge
SEASIDE VILLAGE
Ocean City, Maryland
Occupying a 27 acre site adjacent to tidal and non-tidal wetlands, yet adjacent to a major arterial highway, and across Sinepuxent Bay from Maryland’s premier resort destination, Ocean City, Seaside Village employs a low-impact design strategy rooted in the tradition of Maryland’s tidewater towns where the urban form of neighborhoods seamlessly coexist with the character and orientation of the natural environment. Open spaces are within walkable distance of every residence and an adjacency of differing uses to promotes a vibrant community with places to live and play. Small, walkable blocks contain buildings that frame the public realm, while designed to with respect to solar and wind orientation to promote energy conservation. The surfaces for open spaces, parking and driving will guide water to naturally vegetated areas for the purification and the proliferation of native plant species.
Site Plan
Perspective of the Marina Edge from the Central Plaza
Aerial View from the Isle of Wight Bay
BELMONT BAY
Prince William County, Virginia Belmont Bay is a mixed use neighborhood and Marina situated at the juncture of the Occoquan River and the Potomac River in Virginia. The design for Belmont Bay is sensitive to its riverfront environment in a number of ways. The homes are raised above the 100 year floodplain level such that they remain dry should the river flood. The volume of the floodplain is enhanced by the excavation of the marina area. The bank of the river was left largely undisturbed to allow the existing vegetation to remain intact to prevent erosion. The neighborhood is graded to allow easy drainage in the case of a severe rain event, and the marina is provided with floating piers to allow the boats to ride out storms.
Site Plan
Vision
Completed Neighborhood
KEMER COUNTRY
Istanbul, Turkey
Located adjacent to a 15th century aqueduct, Kemer Country is an awe inspiring resort community in one of Turkey’s most beautiful rural areas outside of Istanbul. Torti Gallas created architecture deeply connected to the traditions of Turkey. Unit types range from small apartment buildings to townhouses clustered in an adhoc fashion reminiscent of typical Turkish Villages. A series of pedestrian walks, similar to Turkey’s older cities, was designed to encourage interaction between residents and to provide public gathering spaces along the waterfront. Other amenities include a Club House, open and closed swimming pools, tennis courts, a lake for water sports, a Health and Fitness Centre, Seminar and Conference Halls, and Restaurants. View of Canal Route
HARRISON
Harrison, New Jersey
Torti Gallas was commissioned to develop a comprehensive plan for the revitalization of the Passaic River Waterfront in Harrison, New Jersey. The plan creates a mixed use environment which includes the reuse of existing factory buildings as residential structures and the creation of new multi-family housing. A 2500 car commuter parking garage adjacent to an existing PATH commuter rail station is lined with loft style residential units above convenience retail. Public green spaces adorn the plan signifying the major connection from Rogers Boulevard to the Passaic River. The plan connects two distinct commercial centers (Downtown Harrison to the north and the Ironbound Neighborhood of Newark to the south) by reweaving the city grid through the area and focusing commercial activity along Rogers Boulevard, the connecting ligament.
New mixed use building
View of Waterfront
“ This core of the new infill town is a true mixed-use construct; a unique ‘place’ were people can live, work, and play.”
THE LANDINGS
Berlin, Maryland
The environmental sensitivity required in the planning of The Landings united the landowner and urban designers from Torti Gallas with ecologists, energy specialists, county officials and residents of the area in a three-day charrette. The resulting plan reflects an effort to preserve the existing natural environment and promote future enhancement of tidal habitats while threading a village style residential neighborhood throughout. A narrow opening amid a hardwood forest and a small retail store mark the main entry to The Landings. The dense woodland is not only a natural habitat corridor, but provides the opportunity for small rural villages nestled within pockets of open space. Habitat corridors and openings within the heart of the urban fabric allow residents and visitors to share in the many layers of spectacular views to the bay and beyond.
Site Plan
BALDWIN PARK VILLAGE Orlando, Florida Located on the abandoned brownfield site of the former Orlando Naval Training Center, the new town of Baldwin Park reminds us that an identifiable public realm and a carefullycrafted urban core can rejuvenate fallow ground and provide a vibrant palette of opportunity for social growth. The core of the new infill town - The Village Center - is a true mixed–use construct; a unique ‘place’ were people can live, work, and play. This urban center, guided by an adopted Framework Master Plan, proves that this economically viable, spatially rich, mixed-use environment is the paradigm for smart urban growth for Florida’s families and businesses. The Master Plan features pedestrian-oriented, walkable streets and a rich and varied building program. A structured series of public spaces have specific characters; allowing for a variety of types of activities.
Site Plan
View of the Town Center
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