Leigh Street Design Guidelines

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1 Leigh Street Design Guidelines San Antonio Texas 13 February 2014 Alamo Architects & Ann Benson McGlone, LLC

2 Acknowledgements: Special Thanks to the stakeholders who participated in the public process for the Leigh Street Design Guidelines. Leigh Street Design Guidelines Team San Antonio Housing Authority Lavaca Neighborhood Association Alamo Architects & Ann Benson McGlone, LLC

3 Table of Contents Intent 4 How To 5 Public Realm & Streetscape 6 Lot Configuration & Site Layout 8 Building Design 12 Appendix A: Submittal Requirements 18 Alamo Architects & Ann Benson McGlone LLC 3

4 Intent of Guidelines The intent of the design guidelines is to provide a common understanding of the essential elements of design that will shape the development of the Leigh Street properties. They are intended to provide a common set of expectations for applicants, builders, neighboring property owners, the developer and the San Antonio Housing Authority which will improve the quality of development. The hope is the design guidelines will offer enough specific direction that the new houses will fit seamlessly within the context of the greater Lavaca neighborhood. The guidelines will also give assurance to the potential buyer that adjacent houses on the block will be of the same standard, thus protecting and enhancing investment values. The guidelines are not intended to restrict creativity, but rather to define the common contextual design elements so the entire development embodies the best practices of urban design, ensuring long-term value. The relatively small lot sizes and dense urban pattern requires a set of guidelines to insure each home contributes to the whole, while providing both privacy and compatibility. For each lot, the guidelines offer a range of site layout possibilities, massing approaches, lot frontage design concepts, and appropriate building materials all of which may be combined in a multitude of ways to meet the property owner s needs and desires while also fitting into the neighborhood. Finally, the guidelines should help to expedite the review process by providing common expectations at the earliest point in the design process. INTENT 4 Leigh Street Design Guidelines

5 The guidelines are organized into three distinct sections which will help both the applicant and the review committee to structure and prioritize their decisions. By first looking at how the new home fits into the streetscape, then at how the home fits on the site, the actual design of the home becomes less important. Often when houses seem to not fit it is because they are incompatible with the streetscape or the lot design, rather than the design of the actual home. The guidelines are organized in the following manner: ABOUT THE GUIDELINES Public Realm The design of the space between the street and the front of the house greatly contributes to the ability to create a cohesive neighborhood. A well-designed public realm allows for greater flexibility in the design of individual homes. Site Layout Successful projects pay special attention to the arrangement of structures on the lot. There are two aspects affected by site layout: internal use of the lot and the impact of the layout on the neighboring property. Building Design The actual design of the home is discussed only after the importance of the public realm and site layout are understood. Height, massing, and building materials are described as well as square footage bonuses for providing desirable features and amenities. THE PROCESS Read the Design Guidelines Before beginning the design of the home, read the design guidelines to understand the community s vision for the neighborhood. Become familiar with the setbacks, placement of structures on the site, and the specific design criteria. Hire a Professional and Begin with a Concept Design Before undertaking a full set of construction drawings, begin with a concept design. This allows only a small investment before meeting with the Review Committee. Meet with the Review Committee Meet with the Review Committee for an initial conceptual review. The committee will assess your general objectives and your initial designs. The committee will help you evaluate whether your proposed project is compatible with the Design Guidelines. Complete Your Design Based on the comments from the committee, determine whether to proceed with the design, proceed with modifications, or take the design in a different direction. Submit Plans for Final Approval Provide final drawings, as outlined in the submittal requirements (found in the appendix), to the Review Committee for final approval. Alamo Architects & Ann Benson McGlone LLC HOW TO 5

6 Existing Streetscape Elements Existing streetscape elements including curbs, trees, parkways, and sidewalks should remain on the Leigh Street side of the lot. Curb Cuts No curb cuts should be allowed on Leigh Street. Curb cuts can be allowed on the north side of the east block, to allow rear access to those properties. Parkways Parkways between the sidewalk and curb should be maintained by the adjacent property owner. If no tree exists, additional trees may be planted in the parkway. Shrubs over 4 feet in height that obscure views should not be planted. Sidewalks Sidewalks need to remain. Continuous sidewalks are an asset to the neighborhood. PUBLIC REALM & STREETSCAPE 6 Leigh Street Design Guidelines

7 Front Yards Front yards, while privately owned, are part of the visual public realm. Front yards should be landscaped with plantings or grass. Xeriscape planting is appropriate. Plantings, that in effect serve as solid visual barriers or hedges, shall not be planted along the front property line. Front yards should not be solid paved surfaces. Impervious brick, stone, rock or concrete front yards are not appropriate. Landscaping & Front Yard Fencing Front yard fencing is allowed in keeping with the traditions of the adjacent Lavaca neighborhood. Appropriate materials are wood pickets, rough cedar, natural cedar posts, garden loop wire, and iron pickets. Chain link should be discouraged as it is not historically appropriate. Front yard fencing should be no higher than 42 and have a gate access to encourage a neighborly presence. PUBLIC REALM& STREETSCAPE Alamo Architects & Ann Benson McGlone LLC 7

8 Historic Patterns The arrangement of structures within a single lot is important in establishing the character of the street. Historic patterns should generally serve as a guide and are the basis for many of the following guidelines. Lot Configuration Lots should not be reconfigured or combined in any form. The original intent of the plat was for small single family lots, inherently more dense than the adjacent neighborhood to the south, but less dense than the more urban development to the north. This transitional density needs to be maintained. Sanborn Maps, San Antonio, 1912 Front Yard Setbacks Front yard setbacks may vary. The minimum set back is 8 feet and the maximum is 15 feet. Porch & Stoop Setbacks To encourage porches on the street, a porch or stoop may intrude into the 8 foot minimum setback up to 6 feet, but only if it is able to be occupied and used. A good rule of thumb is that a porch should be at least 6 foot in depth and extend beyond the front door by at least 6 feet to be considered able to be occupied. Porches within the front yard setback shall not be enclosed, even with a screen, on the ground floor. Sanborn Maps, San Antonio, 1952 Side Yard Setbacks & Relationship to Neighbors Side yard setbacks are important because they directly affect the neighbor-to-neighbor relationship on narrow lots. The minimum setback on each side yard of any lot is 5 feet. Larger side setbacks are allowed and encouraged. From the front property line, measured half the distance of the lot depth, the side yard setback may be reduced to 3 feet. Rear Yard Setbacks There is a utility easement on the rear of each lot. Lot Depth=X Reduction=½X 3 3 Buildable Area Side Yard Setback Utility Easement Front Yard Max Setback Front Yard Min Setback Porch Setback LOT CONFIGURATION & SITE LAYOUT 8 Leigh Street Design Guidelines 5 5

9 T-Plan with Side & Back Yards Side Yard Single Story with Back Yard Rear Courtyard Suggested Site Configurations L-Plan with Side Yard Courtyard 66% Maximum Gross Footprint Area Porch Bonus: 66% + 6% = 72% Lot Coverage & Open Space Open space is a valuable asset in dense urban environments. The ability to have a private outdoor garden or patio adds long-term value to a property. Therefore each lot should have a maximum gross footprint area of sixty-six percent within the buildable area. The buildable area shall be defined as the area within the setbacks and easements. A variety of workable footprints can achieve this criteria and are illustrated in the diagrams above. Additional buildable footprint area bonuses shall be provided for the following: Porch Bonus: porch equal in size to 6% of buildable area = 6% footprint area bonus Public Realm Bonus: 72% + 6% = 78% Single Story Bonus: 78% + 6% = 84% Public Realm Bonus: provide two of the following three items: front yard tree with a minimum diameter of 2, front facing windows or doors primarily from a common room that comprise 35% of the facade, and front yard lighting to comply with exterior lighting standards (Page 17) = 6% footprint area bonus. Single Story Bonus: one story building=6% footprint area bonus. LOT CONFIGURATION & SITE LAYOUT Alamo Architects & Ann Benson McGlone LLC 9

10 Accessory Structure Location Any accessory structures should be located at the rear of the property. Accessory structures may contain a dwelling unit accessible from the alley/ rear side. Accessory structures should be at least 5 feet from the main structure. The footprint of an accessory structure may be no larger than 1/3 the footprint of the main structure. For structures 1,200 sf or less, the foot print may increase to ½ the footprint of the main structure. Accessory structures must be in keeping with the architectural character of the main house and should be constructed on site. Pre-engineered sheds or storage units should not be used. Driveways & Parking Pads Public Realm access is planned on Leigh Street with property access designed from the alley. Driveways and parking pads are encouraged to be constructed of permeable material. Parking may occur within the rear utility easement. Parallel parking adjacent to the alley is acceptable. Fences Side and rear yard fences may be 6 feet in height. No fencing within the front yard setback may be greater than 42 inches in height. Fences parallel to the street, and located behind the front yard setback should be set back a minimum of 18 inches from the front face of the home. Accessory Structure 5-0 Accessory Structure Location X S.F. 3 X S.F. Accessory Structure Size Main Structure 18 from front face Fences Parallel to the Street LOT CONFIGURATION & SITE LAYOUT 10 Leigh Street Design Guidelines

11 Corner Lots Corner lots must maintain the 5 foot side yard setback the entire length of the side street of their property. Sidewalks are encouraged to promote accessibility throughout the neighborhood. Lots With Trees Property owners are encouraged to maintain all existing trees on their lots. The unique characteristics of lots with existing trees and design alternatives should be discussed with the design review committee. LOT CONFIGURATION & SITE LAYOUT Alamo Architects & Ann Benson McGlone LLC 11

12 T-Plan Massing L-Plan, Back Yard Massing L-Plan, Front Courtyard Massing Courtyard Massing New Construction Massing The massing of homes should be composed of simple rectilinear volumes, in keeping with the design character of the neighborhood. The proportions of massing should generally be vertical rather than horizontal. L-Plans or T-Plans are highly encouraged as they reflect the historic pattern. First floors raised above grade by 2-3 feet are common in the neighborhood, and help to reinforce the vertical proportions. Designs with an overabundance of protrusions and peaked roofs should be avoided. BUILDING DESIGN 12 Leigh Street Design Guidelines

13 Stories Second stories are acceptable, but should generally be shorter in height than the ground floor. A maximum of 2 ½ stories is allowed. A ½ story should be located within the planes of a sloped roof. The floor area of the ½ story may only be 50% of the floor below. A half story should not be added to the second story of a flat roof. An unoccupiable clerestory or lantern is permitted as long as it does not exceed 25% of the floor area below and does not exceed 4 feet in height. The width of dormers can be no more than 6 feet. This is to discourage continuous dormers across the attic. Height Overall height from grade to peak of roof should not exceed Top plate height should not exceed Top of Roof 12" 6' Max. 7" Top Plate Half Story 35-6" Second Floor 28-0" Grade Level First Floor AVOID Too Long BUILDING DESIGN Alamo Architects & Ann Benson McGlone LLC 13

14 Roof Form Simple forms should be used in the roof with a minimum of peaks. Gable front or side gable roof forms are encouraged. Maximum roof slope should not exceed 7/12. Eaves should be at least 18 inches from the face of the building. Larger eaves are encouraged to provide protection from the sun. Porches Porches are greatly encouraged. They promote a community atmosphere, encourage eyes on the street for safety, and can provide extra outdoor living space. Porches should be a minimum of 6 feet in depth. Porches should extend for at least ½ the distance of the front façade. Side yard porches are also encouraged, but one end should face the street, providing a recognizable entry portal. Screened porches on the ground floor must be behind the 8 foot minimum front yard setback. Gable Front Gable Side Front Porch AVOID Not a Simple Roof Form Side Porch BUILDING DESIGN 14 Leigh Street Design Guidelines

15 Windows There should be a significant amount of windows on the front façade facing the street. Windows should comprise 30% of the façade. Windows should be vertically proportioned. Windows should be operable. Windows on the front façade should be set in a frame to create a shadow line that reflects historic patterns in the neighborhood. Generally, the face of the glass should be a minimum of 2 ½ inches from the plane of the building wall. Windows on the front façade should generally have clear glass. Opaque glass can be allowed, but there must be enough clear glass to provide views onto the street. Eyes on the street promote safety. Glazing (glass) should not be reflective, bronzed, colored or mirrored. Window burglar bars should not be allowed. Doors The front entrance should be readily perceived from the street. A side entrance door is acceptable if a porch or other architectural feature emphasizes its location. BUILDING DESIGN Alamo Architects & Ann Benson McGlone LLC 15

16 Materials Building Walls Building walls should be constructed of quality materials that will stand the test of time. Stone, stucco, and wood should be the primary building materials. Wood should be appropriately finished to assure longevity. Unfinished natural wood has a tendency to warp, discolor, and attract mold. Cementitious board siding is acceptable in a smooth finish and can be used horizontally or vertically. 4x8 sheets must be subdivided appropriately. Use of synthetic stone and EIFS are discouraged. Roofing materials Roofing materials for sloped roofs may be made of composition shingle, metal, or similar materials. Flat roofs, that are located behind a parapet and are not visible from the street, may be made of any material. Corrugated metal, corrugated composite material, and corrugated fiberglass should not be allowed. Barrel tile or synthetic barrel tile is not appropriate. Green roofs (roofs with sod) are acceptable. Solar panels are appropriate on roofs, but may not be placed free standing in front yards. Diversity in Design Diversity of homes is an important characteristic of the neighborhood. Duplication of floor plans and designs are discouraged. If duplications are used, they should be separated by 4 lots between duplications. Diversity in height and scale is encouraged between neighboring lots. A wide range of styles and sizes of homes are encouraged, to allow for a wide range of taste and lifestyles. Stone Sealed Wood Siding Cementitious Siding Cementitious Siding Standing Seam Metal Stucco Painted Wood Siding Weathering Steel Composition Shingle Metal Panel System BUILDING DESIGN 16 Leigh Street Design Guidelines Solar Panels Green Roof

17 Accessory Structures Accessory structures should be architecturally compatible with the primary structure. The footprint of an accessory structure may be no larger than ⅓ the footprint of the main structure. It is acceptable to have a 2 story accessory structure with a 1 story main structure. 2 ½ story accessory buildings would be appropriate within the established overall maximum height. Manufactured Homes Pre-manufactured homes should not be allowed. Exterior Lighting Property owners are encouraged to incorporate exterior lighting in new construction. Lighting on buildings, sidewalks, along the edge of the alleys, on parking, and on porches are appropriate. To the degree possible, a constant level of light should provide reasonably good visibility. Harsh bright spots and shadows should be avoided. Property owners are encouraged to use energy efficient lighting that is in the 3,000K color range which provides a more natural looking light. Lights should only shine directly onto the property to which they are attached. They should not shine onto an adjacent property. Lights should be shielded so that there is not a glare on adjacent properties, so that dark skies are maintained and so light does not bleed beyond the property lines. BUILDING DESIGN Alamo Architects & Ann Benson McGlone LLC 17

18 Leigh Street Design Review Committee Leigh Street Design Review Committee (the Committee) shall consist of three members: A representative of the San Antonio Housing Authority (SAHA). A representative of Lavaca to be appointed by the Lavaca Neighborhood Association. An Architect licensed in the State of Texas and practicing in San Antonio to be appointed by mutual agreement of the SAHA and Lavaca representatives. Appeal of any decision of the committee is to the President/CEO of SAHA. Leigh Street Design Review Process The suggested review process involves two steps. Step 1. Preliminary / Concept Design Applicants are encouraged to develop a Concept Design and meet with the Committee to discuss their approach/response to the Public Realm, Lot Configuration, Massing, and type of Building Materials. Suggested Minimum Submittal Requirements: Submittal materials do not need to be hard line drafted, but should be drawn or sketched to scale. Site Plan at 1 = 20 scale or larger showing the footprint of the house and accessory structure. First Floor Plan at ⅛ = 1-0" scale or larger showing basic arrangement of rooms Exterior Elevation of the Front and Main Side drawn at the same scale as the floor plan. The location, size and configuration of the exterior openings and exterior cladding materials should be schematically shown. The Committee will make itself available to meet with Applicant and review the Preliminary/Concept Design. APPENDIX A: SUBMITTAL REQUIREMENTS 18 Leigh Street Design Guidelines

19 Step 2. Final Design The Applicant should submit their Final Design, incorporating comments from the Concept Design review. The Committee will review submissions within ten working days and respond with one of the following: Approved as Submitted Approved with Comments - Address comments as noted and resubmit Final Design Denied Submittal Requirements: Sufficient materials should be submitted in enough detail to ensure the Committee can understand the proposed project and adequately review it without a formal presentation by the applicant. Incomplete or ambiguous submissions may be rejected or result in a request for clarification that can cause delay in the review. One set of the following minimum requirement should be submitted in PDF form. If 11x17 format is used, the images and/or drawings should be scalable if reduced. Each sheet should be labeled with the street address and lot number of the proposed project, the applicant s name and address and the submission date. Site Plan at 1 = 20 scale or larger describing the location of the house and accessory structure(s) all paving, fencing, landscape materials, and existing trees with drip lines. All setbacks and easements should be indicated and allowable encroachments shown. The allowable floor area should be indicated and bonus(s) calculations clearly illustrated. If the Roof Plan is shown, the foot print of the buildings must be clearly indicated. Floor Plan(s) at ⅛ = 1-0 scale with all rooms, porches, and other exterior features shown. Roof Plan at ⅛ = 1-0 scale if not shown on the Site Plan. Exterior Elevations at ¼ = 1-0 scale with all exterior materials and finishes shown, including location of painted materials and their respective colors. Typical Building Sections at ½ =1-0 scale or larger cut through Leigh Street facing façade and at least one side. Section cut should be through exterior openings (windows and doors) and porches, if included in the design. The plate heights and roof ridge heights should be dimensioned and labeled to grade at the front of the house. Window and Door schedules that describe size, type, and material. Photographs of all proposed exterior building, paving, and fencing materials. Paint chips of all proposed colors. Although not required, renderings, computer generated 3D images or physical models greatly aid the review process. APPENDIX A: SUBMITTAL REQUIREMENTS Alamo Architects & Ann Benson McGlone LLC 19

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