DRAFT Document - Neighborhood 3

Click this link to open a full copy of Place Types - Neighborhood 3.

You'll need this for reference as you take the survey.

Summary

(Sidebar on right side of document)

This section summarizes the intent and rataionale for the "building blocks" of Place Types.  These "building blocks" range from Land Use to Transportation.

Please share any questions/comments you have on the following "building blocks".

Goals

• Provide a range of moderate to higher intensity housing choices to meet the needs of a diverse population.
• Integrate Neighborhood 3 into surrounding Neighborhoods and more intense Place Types to develop complete Neighborhoods.

Land Use

• Primarily multi-family residential area that accommodates a range of housing choices.
• Residents in Neighborhood 3 typically share community amenities such as open spaces, recreational facilities, and parking areas with other residents.

Urban Design

• Most buildings are low- to mid-rise multi-family structures.
• Neighborhood 3 typically includes larger scale buildings than Neighborhood 1 and 2, but should have similar design elements including entrances that front on adjacent streets, parking located to the side or rear of buildings, and appropriate transitions in height to adjacent places.

Transportation

• Neighborhood 3 may serve as a transition between lower-intensity residential and higher-intensity commercial or mixed use centers, so it is particularly important that streets and bicycle and pedestrian facilities are designed to allow easy access to those centers directly from the neighborhood.
• Connectivity throughout the neighborhood and to the arterial system is critical to allow access to transit and circulation for pedestrians and cyclists, while dispersing traffic and providing multiple access points for motorists. 

Elements

(Items starting at lower left corner of document, eg. Typical Mix of Uses)

This section further refines the "building blocks" mentioned in the Summary.  These city-building characteristics range from Building Size to Sidewalks and vary from Place Type to Place Type.

Typical Mix of Uses

Zoning Districts

•  There are various forms this place type can take and therefore several zoning districts will be needed to implement the full range of anticipated development patterns.
• Specific Zoning Districts will be developed for this Place Type and included here.

Building Types

• A variety of building types provides a range of housing choices and is critical to accommodating our community’s diverse populations.
• Primary building types are low- to mid-rise multi-family buildings. Low- to Mid-rise mixed use buildings with limited ground floor non-residential uses may be appropriate in some areas, typically near a Neighborhood Node, Center or along an Arterial Street.
• Smaller single and multi-family building types such as houses, duplexes, triplexes, quadraplexes, and townhouses are also appropriate in Neighborhood 3.
• Primary non-residential buildings for civic and institutional uses are typically located on Arterial Streets, on corners, and at the edges of neighborhoods.

Building Size

• Multi-family buildings will range in size, depending on their context to the surrounding area. If adjacent to Neighborhood 1, buildings should be smaller and of a scale more similar to a low intensity residential neighborhood. If adjacent to Neighborhood Node or Center, buildings may be more commercial in scale and designed with greater heights and building coverage.\
• Non-residential buildings for civic and institutional uses are typically no more than 10,000 square feet, with the exception of elementary, middle, and high schools (they will vary).

Building Length Along the Street Frontage

• Shorter building lengths are more compatible with any nearby Neighborhood 1 and 2 development patterns and create a more interesting and comfortable pedestrian environment and allow for better block structure.
• Preferred building length is no greater than 200 feet per building; a maximum length of 100 feet is preferred. 

Building Height

• Buildings in Neighborhood 3 will vary in height, depending upon their surrounding context.
• Typically, buildings are no greater than 4 stories.
• Appropriate height transition is important for maintaining the character of a neighborhood and can be addressed by incorporating similar roof height to adjacent buildings.
• Building heights may increase in the rear of a structure away from the street if the size of the side and rear yards can provide an appropriate transition to adjacent low-intensity properties.

Yards

• A small front yard area is typical between the building and the sidewalk (sometimes referred to as a transition zone) in Neighborhood 3 that provides privacy to residents on the ground floor using horizontal separation , in addition to vertical separation, and create a more comfortable pedestrian environment.
• The depth of the front yard in Neighborhood 3 is typically shallower than front yards in Neighborhoods 1 and 2. However, if a Neighborhood 3 is on the same block or adjacent to a Neighborhood 1 or 2 area, the front yard depths should be similar to the established character along the street.
• Transition between buildings on these sites to adjacent properties can be addressed with appropriate side yard widths, in combination with height, setbacks, and access points.
• Side yards will typically occur along the edges of a lot rather than between units. 

Orientation

• When principal structures are adjacent to a street, structures are oriented to the street and individual units should have entrances from the sidewalk along the street. Those entrances are typically raised from the sidewalk level to provide additional privacy to residents.
• Multi-unit buildings on corner lots are encouraged to have entrances that front on both streets.
• Buildings should not be oriented toward a driveway, parking lot/ structure, or alley.

Building Relationship to Local Streets

• Along Local Streets, front yards are typically shallow but include a small yard area to provide a transition between the building and the sidewalk. This depth of the yard should be relatively consistent with any other Neighborhood 1 and 2 sites along the same street.
• Direct connections from each ground floor unit and any common building areas (such as the lobby) along a Local Street should be provided to the sidewalk to encourage activity along the sidewalk and maintain a residential character. These entrances are typically raised from the sidewalk level to provide additional privacy to residents.
• Buildings typically make up about 70% of the lot frontage along Local Streets and Arterial Streets with on-street parking. Driveways and parking should make up less than 15%. The remainder may be devoted to open spaces and breaks in buildings.

Building Relationship to Arterial Streets

• Buildings should have direct access along Arterial Streets. Highly permeable edges with entrances along the street support a safe and comfortable pedestrian environment.
• Setbacks may be greater along Arterial Streets than they are along Local Streets.
• Individual units and any common building areas (such as the lobby) should have a connection between the unit entrance and the street. Entrances are typically raised above the sidewalk to provide additional privacy to residents.
• Walls and screening between buildings and Arterial Streets are discouraged. If included, they should be designed to maintain a comfortable walking environment with appropriate placement and permeable design.
• Buildings typically make up about 60% of the lot frontage along an Arterial Street. Driveways and parking should make up less than 20%. The remainder may be devoted to open spaces and breaks in buildings.

Building Coverage and Impervious Surface

• The impervious coverage on Neighborhood 3 sites is greater than Neighborhood 1 and 2, but should include mitigation elements such as common open spaces, yards, and trees to enhance the environmental quality of the area.
• Typical impervious coverage is less than 70% of a Neighborhood 3 site overall.
• Typical building coverage is less than 35% of a site. Other impervious surfaces may be made up of driveways, streets, parking, plazas, and buildings.

Open Space

• Pervious areas are opportunities to provide usable common open space and accommodate trees to contribute to the aesthetics of the site and the overall canopy.
• Common open spaces comprise much of the open space areas in Neighborhood 3.Common open spaces should be designed to provide a pleasant pass-through environment or a place to stop and enjoy.
• Open spaces should occupy approximately 30% of a Neighborhood 3 site, which may include active and passive common open spaces, buffers and planting strips, storm water facilities, and yards.
• Trees planted in common open spaces significantly contribute toward the City’s tree canopy.
• Neighborhood parks and Greenways may also be located in Neighborhood 3.

Connectivity

• The goal is to stitch together the street network that supports trips made by walking, biking, and driving.
• A well-connected street network increases accessibility throughout a neighborhood to homes and services. Generally, shorter blocks enable more route choices promote walkability, and support intensification.
• Block lengths are typically 400’-600’ in urban (infill) locations.
• Block lengths are typically 600’-800’ in suburban (or greenfield) locations.

Pedestrian Network

• The pedestrian networks provide safe, comfortable transportation and recreation choices for residents and supports walking in the neighborhood and to nearby destinations.
• The pedestrian network consists of streets with sidewalks, on-site sidewalks to connect residences with amenities and parking, multi-use paths, and clear sidewalk connections between buildings and streets.
• Sidewalks should be installed in new neighborhoods and are desired in existing neighborhood without sidewalks today.
• Sidewalk connections should be provided from the sidewalk along the street to the individual ground floor units and common spaces. Sidewalk connections from the street should also be provided for connections into the building to provide access to non-ground floor units.
• The pedestrian network should include off-street connections from streets to adjacent greenways, parks, schools, and other streets where possible.

Parking

• Parking lots should be located to the side or rear of the primary structure.
• On-street parking is provided with Wide Local Streets, but is atypical on Arterial Streets in Neighborhood 3. 

Vehicular Access

• Shared driveways will reduce the frequency of conflict points for pedestrians and bicyclists.
• Alleys provide access and parking for residents and reduce the need for driveways. They are highly encouraged in combination with local streets.

Streets

• Design of streets should reflect the surrounding development intensity, but will not typically include the Local Street Medium cross-section, due to the likely high demand for on-street parking.
• Residential Wide is the most likely local street cross-section, due to intensity and likely demand for on-street parking.
• Target speeds should be low (maximum 25 mph on internal streets, XX mph on Arterial Streets).

Sidewalks

• Sidewalks are critical to supporting the ability of residents to walk safely and comfortably throughout the neighborhood and along adjacent arterials.
• Local Streets should have minimum 6’ unobstructed sidewalks, depending on density.
• Arterial Streets should have minimum 6’- 8’ unobstructed sidewalks depending on density; the wider dimension should be provided where the neighborhood is transitioning to a Center, particularly along an Avenue.
• Connections should also be provided between the sidewalk and residences or other land uses.

Green Zone

• The Green Zone is typically no less than 8’ wide to accommodate shade trees, grass, and/or hardscape elements. It provides separation between pedestrians and vehicles, helps calm traffic, provides an attractive public realm, contributes to the City’s healthy tree canopy, and shades the streets and users.
• Along Local Streets (particularly with on-street parking), an 8’ hardscaped amenity zone with trees planted in grates is appropriate. Hardscaped amenity areas are particularly appropriate in Transit Station Areas. A grassed planting strip is typically inappropriate.
• Along most Arterial Streets (particularly those without on-street parking) an 8’ grassed or vegetated planting strip is appropriate. Grassed planting strips are not typically appropriate along Local Streets. 

Bicycle Facilities

• Dedicated bike facilities are expected on Arterial Streets due to higher speeds and volumes.
• Shared lanes are used on internal Local Streets, since speeds and traffic volumes should be low.
• Design of the bicycle facility varies (see general provisions, p. XX, for factors influencing bike facilities).

Street Furnishings

• Street furnishings should be located in the Green Zone or front yard area, not in the sidewalk.
• All bus stops should be accessible via a sidewalk.
• Given the likelihood of significant transit use in this Place Type, bus stops should ideally include pads, benches, and trash receptacles, with shelters provided at likely high ridership stops.