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Student Housing Action PlanCompatibility & Design
1. Student Housing Action Plan
Compatibility & Design
Timothy Wilder, Senior City Planner,
Long Range Planning
Courtney Levingston, City Planner, Current Planning
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2. What Compatibility Means
The term “compatibility” refers the
characteristics of different uses or activities or
design which allow them to be located near or
adjacent to each other in harmony.
Compatibility does not mean "the same as."
Rather, compatibility refers to the sensitivity of
development proposals in maintaining the
character of existing development.
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3. Site Characteristics that May Affect
Compatibility:
• Size of complex/ size of • pedestrian or vehicular
structure traffic
• Scale • circulation and access
• Height • parking impacts
• Roof form • landscaping
• Building massing/ bulk • lighting
• Colors/materials
• Architecture/design
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4. Existing Compatibility Standards
• Land Use Code Section 3.5.1
– Architectural character
– Building size, height, bulk, mass, scale
– Privacy considerations
– Building materials
– Building colors
– Building (special) height review
– Operational/physical compatibility standards
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5. Additional District Standards
The Land Use Code
has zone district
specific standards to
address the
density/intensity of
development,
building design, bulk
and massing, and
building height
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6. Zone District Height Limitations
Zone District Number of Stories
Maximum
MMN – Medium Density Mixed-Use Neighborhood 3
LMN – Low Density Mixed-Use Neighborhood 3
NCM – Neighborhood Conservation, Medium Density 2
NCB – Neighborhood Conservation, Buffer 3
NCL – Neighborhood Conservation, Low Density 2
HMN – High Density Mixed-Use Neighborhood 5
CC – Community Commercial 5
NC – Neighborhood Commercial 5
E – Employment 4
UE – Urban Estate 3
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7. Articulation
The multifamily
structure is highly
articulated.
This assists with
compatibility.
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8. Multifamily Articulation and Massing
The buildings
have various
roof plains,
projections and
recesses
helping break
up the mass of
the structure
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9. Pine Street Lofts
• Third story is “stepped
back” – mitigating
height.
• High quality materials
(stone, brick)
• Architectural detailing
(window lentils)
• Shows compatibility
with context
(Downtown)
• Cornice treatment on
flat roof
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10. Cortina: High-density, Multifamily
- height mitigated by base,
middle and top treatments
- high level of articulation
assists with overall
compatibility
- base has some mixed use
(law office)
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11. Massing, Scale, Articulation
Buildings shall either
be similar in size and
height, or, if larger, be
articulated and
subdivided into
massing that is
proportional to the
mass and scale of
other structures. (LUC
3.5.1(C))
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13. Single-Family Attached Adjacent to
Single-Family Detached
Design features assisting
with compatibility:
– Dormers
– 1 over 1 double
hung windows
– Portico/porch
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14. Brooklyn Park Row Homes
Use of high quality
materials (masonry)
and detailing to assist
in achieving
compatibility
Varying rooflines (flat
with cornices and
pitched with shingles)
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15. Multifamily Parking
Example of
parking interior to
the site
(multifamily
building “wraps”
parking)
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16. Buffer Yard
Providing space
or a “buffer yard”
in between
different types of
uses
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Height, bulk and scale mitigation may be required in two general circumstances: 1) Projects on or near the edge of a less intensive zone. A substantial incompatibility in scale may result from different development standards in the two zones and may be compounded by physical factors such a s large deveolpment sites, slopes or lot orientation. 2) Projects proposed on sites with unusual physical characteristics such as large lot size, or unusual shape, or topography where buildings may appear substantially greater in height, bulk and scale than that generally anticipated for the area.
New developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary . 3.5.1(B) Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures . 3.5.1(C) Building materials shall either be similar to the materials already being using in the neighborhood . 3.5.1(E) A special height review for buildings that exceed 40’ in height. 3.5.1(G) Screening of areas of low visual interest or visually intrusive site elements. 3.2.1(H)(6)
Relationship to the street. On street parking
Careful siting and design treatment based on the Land Use Code compatibility standards will help to mitigate some height, bulk and scale impacts; in other cases, actual reduction in the height, bulk and scale of a project may be necessary to adequately mitigate impacts
The Lodge (Lemay)
forty-two (42) dwelling units on 1.73 acres. There will be four (4) buildings, each containing ten (10) or eleven (11) dwelling units, with each unit containing 2 or 3 bedrooms. The buildings will be 2 stories high, with varying roof heights ranging from 27' to 42'. This proposed project is located at the southeast corner of Custer Drive and Iowa Drive in the Rigden Farm mixed-use development. Proposed access to the development site is from Iowa Drive. The property is zoned MMN, Medium Density Mixed-Use Residential.