HomeMy WebLinkAboutWinston Townhouse District PowerPoint 3Vail - Townhouse Zone District
Direction so far
•Form a strong, irregular street wall primarily of 2-2.5 stories
•Keep redevelopment consistent with vv master plan framework
–“One additional floor over existing”
–“3-4 floors at 9’ floor-to-floor” (27’-36’)
•Upper floors should step back sufficiently to give pedestrians a
perception of a 2 story building
•Harmonize with adjacent lots and neighborhood character.
•Simplify zoning and property development limits (no more 250s)
•Shift towards the Vail Village design guidelines
•Encourage (force) variety of design
Existing Conditions Overview
Height Limits – Line of Sight
Height Limits – Line of Sight
Street Height / Width Ratio
1 : 0.65
Height Limits – Existing Buildings
Height Limits – The Range
Height Limits – The Range
Height Limits – What’s Right
Vail Village master plan framework
“One additional floor over existing”
“3-4 floors at 9’ floor-to-floor” (27’-36’)
Height Limit 40’
Should be based on Historic Grade as all
other zone districts are
Build-out Test 40’
Build-out Test 40’
Build-out Test 40’
Build-out Test 40’
Build-out Test 40’
Setbacks
Setbacks
Setbacks
Setbacks
With Parking
Front Setback = 24’ - 32’
Rear Setback = 20’
Maximum building height = 40’
Not setback along adjoining lots
What the setbacks translate into
What the setbacks translate into
Without Parking
Front Setback = 14’ - 22’
Rear Setback = 20’
Maximum building height = 40’
Not setback along adjoining lots
Desired Form
Desired Form
Variation
Irregular Street Wall
Townhouse Zone District
•The building is divided vertically into 11ft zones.
•Measured from the historic or interpolated grade.
Zones
Zone 1 – Min 60% bldg face built within 20'-28' of street side property line.
Zone 2 – Min 60% bldg face built within 20'-28' of street side property line.
Zone 3
Zone 2
Zone 1
Zone 4
Zone 3 – Min 60% bldg face built with 10' or
greater setback from the Zone 2
surface.
Zone 4 – All faces built with 10' or greater
setback from the Zone 2 surface.
Zones – how NOT to measure Zones – how to measure
Zones – measured in elevation
Zone 3
Zone 2
Zone 1
Zone 4
Existing Building Transition to fit
into the 60/40 Box
Existing Building Example 1
Existing Building Example 2
Existing Building Example 3
Harmony
Dos & Don’ts
Dos & Don’ts
Harmony
Dos & Don’ts
Continues Façade
Continues Façade
Dos & Don’ts
Dos & Don’ts
Combined Lots / Continuous Rooflines
Combined Lots / Continuous Rooflines
Dos & Don’ts
Dos & Don’ts
Repetition
Repetition
Dos & Don’ts
Dos & Don’ts
Cantilever
Cantilever
Dos & Don’ts
Dos & Don’ts
Flat Roof
Flat Roof
Dos & Don’ts
Dos & Don’ts
Monolithic
Monolithic
Dos & Don’ts
Roof Standards - Pitch
Primary Roof = 3:12 – 6:12
Other Roofs = 6:12 – 9:12 +?
Roof Types
Roof Types
Roof Types
GRFAR of Test Build-out
GRFAR of Test Build-out
0%
10%
20%
30%
40%
50%
60%
70%
1 2 3 4 5 6 7 8 9 10
Lot Coverage %
GRFAR of Test Build-out
0
0.5
1
1.5
2
2.5
1 2 3 4 5 6 7 8 9 10
GRFAR
0
0.5
1
1.5
2
2.5
1 2 3 4 5 6 7 8 9 10
Volume / Lot Area Ratio
GRFAR of Test Build-out
GRFAR of Test Build-out
0
0.5
1
1.5
2
2.5
1 2 3 4 5 6 7 8 9 10
Volume / Lot Area
Ratio
Lot Coverage %
GRFAR
Volume vs GRFAR
0
0.2
0.4
0.6
0.8
1
1.2
1.4
1.6
1.8
3 story 2 story
GRFAR
Screening – Existing Examples
Screening – Existing Examples
Screening – Existing Examples
Screening – Existing Examples
Screening – Existing Examples
Screening – Existing Examples
Screening – Existing Examples
Screening – Existing Examples
Top 2.5’ - 60% or greater translucent
Bottom 3.5’ - No restriction
Over all height limit of 6ft
Screening – Recommendation
Solid (or less than 60% transparent)
balconies will be counted in the 60/40
analysis.
Balconies – Recommendation
Recap…
•40’ max building height (measured from grade)
•24’ – 32’ setback front
•20’ setback rear
•No setback side
•60%-40% Setbacks
•Max cantilever depth 3’ and cannot be stacked
•Roofs
–All roof forms shall be sloped
–Dominant roof pitches shall be 3:12 to 6:12
–Other roofs shall be 6:12 to 9:12
–Rooflines shall not be continuous across multiple buildings
•Fence/Wall
–6 ft height limit
–Lower 3.5 ft can be solid
–Upper 2.5 must have 60% or greater transparency
•Balcony railing must have 60% or greater transparency