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HomeMy WebLinkAbout2006 06 26 Public Hearing 204 Aesthetic Review West End Offices COMMISSION AGENDA June 26, 2006 Meeting Consent Informational Public Hearing Regular MGR. P--- /DEPT Authorizatio x ITEM 204 REQUEST: The Community Development Department- Planning Division requests the City Commission hold a Public Hearing for the Aesthetic Review for West End Offices located on SR 434 in the Town Center. PURPOSE: To encourage creative, effective, and flexible architectural standards and cohesive community development consistent with the intent and purpose of Article XI - Minimum Community Appearance and Aesthetic Review Standards. APPLICABLE LAW AND PUBLIC POLICY: Ordinance 2003-43, Aesthetic Review Standards, City afWinter Springs Section 9-601. Approval prerequisite for permits. Section 9-605. Submittal requirements. RECOMMENDED RESOURCE: William H. Whyte is widely recognized for his seminal work in the study of human behavior in urban settings. While working with the New York City Planning Commission in 1969, Whyte began to wonder how newly planned city spaces were actually working out - something that no one had previously researched. This curiosity led to his pioneering research in the study of pedestrian behavior and city dynamics. Whyte's analysis found that plaza use is based on the amount of sittable space and that people tend to sit where there are places to sit. Whyte wrote that the social life in public spaces contributes fundamentally to the quality of life of individuals and society. He suggested that we have a moral responsibility to create physical places that facilitate civic engagement and community interaction. Many of Whyte's recommendations are common sense, such as "people use spaces that are easy to use, that are comfortable. They don't use the spaces that are not." Whyte recommended 1 LF of sitting space for every 30 SF of open space. Although private plazas for public use may be legally required to be accessible by the public, many have been effectively privatized or are so uninviting that no one wants to use them. Included as a Supplement within your Agenda Packet from httlJ:/Iwww.IJDS.ora are: 10 Principles for Creating Successful Squares; What Makes A Great Place?; and The Benefits of Place. These documents are intended as resource for the Commission as the Town Center ORC. CHRONOLOGY: Feb. 27. 2006- Commission Review ofthe Conceptual Plan June 26, 2006 PUBUC HEARING ITEM 204 This review did not authorize any deviations, variations or variances from the code. CONSIDERATIONS: This project is located on the south side of SR 434, immediately west of Jesup's Reserve in the Town Center. It includes two matching, symmetrical office buildings, each three stories in height and setback back 45' from the SR 434 right-of-way. Although the Town Center Code requires buildings to be no more than 10-feet off of the street ROW, early discussions between Staff, Dover-Kohl and the Applicant resulted in the building being located as shown, in exchange for the Applicant providing a public plaza at the front of the buildings. This concept was favorably reviewed by the Commission at the February 27,2006 meeting. However, this review did not authorize any deviations, variations or variances from the code. The final engineering is expected to be finalized and submitted to the Commission in July. Any deviations, variations or variances from the code that are illustrated and approved as part of this Aesthetic Review will need to be memorialized in a Development Agreement. The submittal requirements for aesthetic review are set forth in Section 9-605 and include the following: (a) a site plan; (b) elevations illustrating all sides of structures facing public streets or spaces; (c) illustrations of all walls, fences, and other accessory structures and the indication ofheight and their associated materials; (d) elevation of proposed exterior permanent signs or other constructed elements other than habitable space, if any; (e) illustrations of materials, texture, and colors to be used on all buildings, accessory structures, exterior signs; and (f) other architectural and engineering data as may be required. The procedures for review and approval are set forth in Section 9-603. The City Commission may approve, approve with conditions, or disapprove the application only after consideration ofwhether the following criteria have been satisfied: (1) The plans and specifications of the proposed project indicate that the setting, landscaping, proportions, materials, colors, textures, scale, unity, balance, rhythm, contrast, and simplicity are coordinated in a harmonious manner relevant to the particular proposal, surrounding area and cultural character of the community. Harmony is particularly important within the Town Center. It is therefore critical that certain elements be coordinated. It is not enough to consider a project on its own merits, but it must be viewed within its context in the Town Center. Particularly important with this proposal is its relationship to Jesups Reserve. The graphic below gives some indication of the architectural relationship of the West End Centre to Jesups Reserve as it would appear from SR 434. The West End Centre buildings will be constructed of tilt-up concrete finished in a textured coating and painted in neutral colors which include a white, light gray and darker gray for the simulated stone base. An expression line separating the first and second floors is included. Windows have a green tint. Doorways lead out to an extensive balcony system on the second and third floors. Awnings are included as an architectural embellishment to provide accent and contrast to the rest of the building. (These awnings are not intended to provide shade for pedestrians.) Depth of balconies and awnings is not known. Railings and window frames are black and the roofing is a standing seam metal roof. Building 35 also utilizes gray tones with white trim. Although the red awning appears to clash with the door color of building 35, in reality the two reds are exactly the same. Both buildings are three stories and include porchesl balconies. The West End roofline includes a combination of a flat roof with a pitched roofline at the center. These architectural features and colors June 26, 2006 PUBUC HEARING ITEM 204 harmonize well. ~ '..:J ~ =-' f :~ - -~ }: '\ .01- ,~ ,.- -- West End Office Centre Building I Building 35 Jesups Reserve In addition, both projects include a double row of trees along SR 434. The Applicant is proposing 'Little Gem' Magnolia at 30' o.c. However, the existing pattern of street trees (species and spacing) approved in the SR 434 ROW (Quercus virginiana 'Highrise', 40-feet on center) should be continued rather than utilizing a different spacing and species for this site. The second row of trees does not have to replicate Jesups Reserve and should be selected based on the best species for the plaza location. The project dumpster is effectively shielded from adjacent townhouses through the use of a trellis covering as part of the dumpster enclosure. The vertical members are 3x8's spaced 16" o.c. No details on the selected lights (luminaries or posts) are included in the submittal. The selected lights and regulatory signage must meet the upgraded Town Center standard being implemented by other projects. Will the project include landscape lighting and will the front fac;ade of the building include fac;ade lighting? The regulatory signage included in the Final Engineering drawings is not acceptable because it does not maintain this harmony. (2) The plans for the proposed project are in harmony with any future development which has been formally approved by the City within the surrounding area. The project's harmony with Jesups Reserve has already been discussed. Villa Grande (the proposed development to the north across SR 434) has not yet received Final Engineering or Aesthetic Review approval. (3) The plans for the proposed project are not excessively similar or dissimilar to any other building, structure or sign which is either fully constructed, permitted but not fully constructed, or included on the same permit application, and facing upon the same or intersecting street within five hundred (500) feet of the proposed site, with respect to one or more ofthe following features of exterior design and appearance: (A) Front or side elevations, (B) Size and arrangement of elevation facing the street, including reverse arrangement, (C) Other significant features of design such as, but not limited to: materials, roofline, hardscape improvements, and height or design elements. The project includes two office buildings that are identical, each three stories in height, with matched plaza areas along SR 434. (4) The plans for the proposed project are in harmony with, or significantly enhance, the established character of other buildings, structures or signs in the surrounding area with respect to architectural specifications and design features deemed significant based upon commonly accepted architectural principles ofthe local community. The proposed matching buildings are very attractive and will enhance the character of the area. See June 26, 2006 PUBUC HEARING ITEM 204 extensive discussion of plaza area under (6). (5) The proposed project is consistent and compatible with the intent and purpose ofthis Article, the Comprehensive Plan for Winter Springs, design criteria adopted by the city (e.g. SR 434 design specifications) and other applicable federal state or local laws. The West End Office Centre buildings meets the requirements of the city's design criteria as specified in the Code. (6) The proposed project has incorporated significant architectural enhancements such as concrete masonry units with stucco, marble, termite-resistant wood, wrought iron, brick, columns and piers, porches, arches, fountains, planting areas, display windows, and other distinctive design detailing and promoting the character of the community. As previously mentioned, the Applicant was allowed to have the building situated 45' from the SR 434 right-of- way, in exchange for the Applicant providing a publiC plaza at the front of the buildings. Each plaza includes approximately 10,000 SF of open space. The paved area is surfaced with 2-1/2" thick clay terra pavers in white, gray and peach, edged with a continuous concrete ribbon curb. Included is a low 22" free standing seating wall that steps out from the building entrance and then back along the entrance drive. Nine-foot high columns punctuate the corners at each 90 degree turn of the wall. The 3-D rendering appears to included some shorter columns, but no shorter column detail is included. Although the rendering does not illustrate it, other drawings indicate columns dividing the lengthier expanses into 1 O-foot sections. The seating wall is detailed with a slightly peaked cap (see page "0"). Staff recommends a flat cap to accommodate seating. The 20-foot DOT ROW is planted with trees and grass. The pattern of street trees (species and spacing) approved along SR 434 (Quercus virginiana Highrise 40' on center) should be continued rather than utilizing a different spacing and species for this site. Another row of trees, is located between the ROWand the building. Dover-Kohl has com mented that "The double row of trees with the outer trees in a green strip and the inner row in tree wells, should give the road a good, strong defined edge and help pedestrians to feel protected from the fast-moving travel lanes." Staff recommends that four of the trees (out of six) in front of each building be placed in a raised planter surrounded by a seating wall to provide shaded seating, give added protection to the trees, and break up the flatness of the space. The two trees immediately in front of the entrance should not include a seating wall, so that the entrance remains un-obscured. The Applicant currently proposes all trees to be at the same grade as the plaza without tree grates and indicates that "ample seating has been provided." William Whyte recommends 1 LF of sitting space for every 30 SF of open space. Given these figures, each plaza needs and an additional 100 LF of seating. Initial renderings of the plaza illustrated steps leading to a fountain at the entrance of the building, this detail has been removed from the drawings. The provision of the steps at the building entrance gave definition to the space and increased the prominence of the building The Applicant has indicated that "Steps have been removed to facilitate accessibility for the public" and "The fountain was eliminated to avoid long-term maintenance problems and liability issues", June 26, 2006 PUBUC HEARING ITEM 204 Conceptual Review Elevation of West End Office Centre During Concept Review by the Commission on Feb. 27, 2006, Commissioner Miller indicated, "There should be a fountain on the North elevation." The Applicant responded by saying, "There will be an architectural feature there, whether it is a fountain, or a sculpture, or whether it is a garden- that has yet to be determined and we will bring that up in the Aesthetic Review." .... ..~ J::'J' .~ ~ ........ ._~.~ "'. .... . *,' 1- .i~ - o.,.a;,'" ..0- A fountain is not included, despite Commissioner Miller (see 02-27-06, Minutes) and Staff's request. Fountains enliven public spaces and add an element of interest and focus. Although a fountain is preferred, the Applicant could opt for a large bronze sculpture at the entrance to each building, such as the Iifesize sculpture illustrated above, by Gary Price. Other The Applicant is not proposing any tenant identification signage at this time. Black Ornamental Fencing is proposed along the edge ofthe retention area and is detailed in the Final Engineering. Abike rack is June 26, 2006 PUBUC HEARING ITEM 204 proposed but not detailed in this submittal. FINDINGS: · The building elevations include architectural detailing adding to their appearance and the quality of the proposed project. · The new buildings utilize colors and materials that complement the adjacent buildings in Jesups Reserve and the Town Center. · Although some ofthe following comments may appear insignificant, it is such careful attention to detailing that will ultimately make the public places in the Town Center a true asset. · Based on a thorough analysis of the proposed plaza area, Staff requests the Town Center DRC require the following revisions of the Applicant: 1- Revise the seating wall cap to be flat to accommodate seating. (The proposed peaked cap is illustrated on the right.) 2- Place four of the trees into raised planters with seat walls. 3- Toward the east property line, continue the wall10-feetfurthereastward before jogging it to the north. (This results in a more symmetrical wall design and complements the symmetry of the building.) 4- Detail the relationship between the adjacent Jesups Reserve wall and the wall and columns proposed here. 5- Extend the paving pattern to the east property line. 6- Detail and locate shorter columns. 7- Continue the established pattern of street trees (species and spacing) approved along SR 434 (Quercus virginiana Highrise 40' on center). June 26, 2006 PUBUC HEARING ITEM 204 8- Provide Staff with detail on proposed lighting luminaries and posts. Revise stop sign detail to reflect Town Center standard up grade. 9- A fountain area or significant piece of sculpture must be included. 10- Deviations from the Town Center Code will be required to be memorialized in a Development Agreement before any permits are released. STAFF RECOMMENDATION: Based on a thorough analysis of the Applicant's submittal for Aesthetic Review, Staff recommends that the Commission grant Approval of the Aesthetic Review package with the Condition that the Revisions requested (above) under "Findings" be made. ATTACHMENTS: A. Aesthetic Review Package COMMISSION ACTION: ~~ =~ QJ~ u IS ~c rIj~ f.lQJ.2 "l: fI.l ~~~ .t= c ~ ... 'i Q. t;- o ED CITY OF I Pem .:- ... .... ...... o o ~ ~ .; ~ c~~ ,.'1::11 ":" .. ~ i-' 1:::, L -clJ C', ~,p~ ~ t:!~G o 1 "0 " .5r ~t::, ~ ~ ~ 0 :; .l! Eo-< ia co I C ;? - III ~ = 0:: b .; 41 ~ - ~ 0 U "0 Q,l l.o = - = ~ .- Q,l = Eo-< ~ ~ ~ 'i: .Q ~ ~ ".' J~'" 4.~ ~- ..-- I " '" ~ ,,~ " ~ Q' ~ .. '~'l:e:_ '~ ~Ill r ...:: .;: ... rl..= ,~ c..::i u;;.. ~- U' .. .4:, ~ .. ~Q,l ;, - ~ Q,l E-o 1- J III t... 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I . i r~ . i I =.J I i ! >- q ~ (J W l- I 3 I U q W (l I! w (flOJ C0~OJ C0""- -X 'X 't / , DDX LLLLU) 000 ZZZ _1--1 --l www DDD 000 LLL I W>-u I-qq I~W 3(J(l Z >-0 CO(j) D> Wi5 ~ ~(J I-Z u- q> LLq ~(l Z qq L~ U)~ ~W WI- >W q~ (ll- =~ ~q X~ =q ~3 (f) 0:: o .-J o U O/l (f) Z 0:: w f- f- < Q. 0:: o o~ .-J~ u.. 0: .....:u fumplemental Resource: 10 Principles for Creating Successful Squares Small details add up to great places. Design is only a small fraction of what goes into making a great square. To really succeed, a square must take into account a host of factors that extend beyond its physical dimensions. ~ ~. 2. Attractions and Destinations Any great square has a variety of smaller "places" within it to appeal to various people. These can include outdoor cafes, fountains, sculpture, or a bandshell for performances. These attractions don't need to be big to make the square a success. In fact, some of the best civic squares have numerous small attractions such as a vendor cart or playground that, when put together, draw people throughout the day. Historically, squares have been the center of communities and traditionally have helped shape the identity of entire cities. Fountains have been used to give the square a strong image, i.e. Trevi Fountain in Rome or the Swann Fountain in Philadelphia. The image of many squares has been closely tied to the great civic buildings located nearby. Today, creating a square that becomes the most significant place in a city--that gives identity to whole communities--is a huge challenge, but meeting this challenge is absolutely necessary if great civic squares are to return. 3. Amenities A square should feature amenities that make it comfortable for people to use. A bench or waste receptacle in just the right location can make a big difference in how people choose to use a place. Lighting can strengthen a square's identity while highlighting specific activities, entrances, or pathways. Public art can be a great magnet for children of all ages to come together. 4. Flexible Design The use of a square changes during the course of the day, week, and year. To respond to these natural fluctuations, flexibility needs to be built in. Instead of a permanent stage, for example, a retractable or temporary stage could be used. Likewise, it is important to have on-site storage for movable chairs, tables, umbrellas, and games so they can be used at a moment's notice. 7. The Inner & the Outer Square Ground floor retail rings the edge of this square in Verona, Italy. The streets and sidewalks around a square greatly affect its accessibility and use, as do the buildings that surround it. Imagine a square fronted on each side by 15- foot blank walls- then, imagine that same square situated next to a library with the doors opening onto the square. An active, welcoming outer square is essential to the well-being ofthe inner square. 5. Seasonal Strategy A successful square can't flourish with just one design or management strategy. Great squares such as Bryant Park, the plazas of Rockefeller Center, and Detroit's new Campus Martius change with the seasons. Skating rinks, outdoor cafes, markets, horticulture displays, art and sculpture help adapt our use of the space from one season to the next. 6. Access To be successful, a square needs to be easy to get to. The best squares are always easily accessible by foot: Surrounding streets are narrow; crosswalks are well marked; lights are timed for pedestrians, not vehicles; traffic moves slowly; and transit stops are located nearby. A square surrounded by lanes of fast-moving traffic will be cut off from pedestrians and deprived of its most essential element: people. 8. Reaching Out Like an Octopus Just as important as the edge of a square is the way that streets, sidewalks and ground floors of adjacent buildings lead into it. Like the tentacles of an octopus extending into the surrounding neighborhood, the influence of a good square starts at least a block away. Vehicles slow down, walking becomes more enjoyable, and pedestrian traffic increases. Elements within the square are visible from a distance, and the ground floor activity of buildings entices pedestrians to move toward the square. 9. The Central Role of Management The best places are ones that people return to time and time again. The only way to achieve this is through a management plan that understands and promotes ways of keeping the square safe and lively. A good manager understands existing and potential users and gears events to both types of people. Good managers create a feeling of comfort and safety in a square, fixing and maintaining it so that people feel assured that someone is in charge. 10. Diverse Funding Sources A well-managed square is generally beyond the scope of the average city parks or public works department, which is why partnerships have been established to operate most of the best squares in the United States. These partnerships seek to supplement what the city can provide with funding from diverse sources, including--but not limited to--rent from cafes, markets or other small commercial uses on the site; taxes on adjacent properties; film shoots; and benefit fundraisers. 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Ql 0 '"" 'C -= .E VI '13 c.. iii ::l (l) .~ '0 (l) E :c Ql Ql E c III ~ Ql Ql Ql C - .:>t. ;e C '0 8 a. t'-l (ij en IE ... m Ql Q; Q.l ~ .E u Q) ~ a. ::l m ~ ~ E Ql '0 <5 ~ Q.l 0 co 0 Ql '"" :2 (/) () 0::: :2<9 U ifJ. :... ':/') ~LW "'--.\...1 ~tJ~ ,." 'UJ ~ ~-'...J ..~5 .. c.. c.. Q.) U ~ s:: o V':J ~ ~ Q.) ~ Q.) ~ 8 Q.) N @ ~ ~ JUNE 26, 2006 THIS DOCUMENT WAS HANDED OUT TO THE CITY COMMISSION PRIOR TO THE MEETING BY MS. ELOISE SAHLSTROM, AICP, ASLA, SENIOR PLANNER, COMMUNITY DEVELOPMENT DEPARTMENT REGARDING PUBLIC HEARING AGENDA ITEM 204. DovER, KOHL &;;t PARTNERS town plalllling Memorandum To: Eloise Sahlstrom City of Winter Springs Cc: Victor Dover From: James Dougherty Date: 26 June, 2006 Subject: _West End Plaza and S.R. 434 streetscape (~10+ Regarding tree spacing and species along S.R. 434 The line of trees on either side of S.R. 434 is the primary means for defining the space of this very wide thoroughfare. The trees will be critical even after the road is eventually lined with buildings. Where the frontage road is being implemented, the primary line of trees should be located in the median between the S.R. 434 through lanes and the frontage road. In locations without a frontage road, the primary line of trees should be between the S.R. 434 through lanes and the sidewalk. The definition of the S.R. 434 street space will be most effective if the trees are consistent along it throughout the length of the Town Center. The most effective configuration is for the trees to be aligned in straight rows, spaced consistently, and to be consistent in species. The live oak trees spaced 40' on center presently required by the City should very effectively help define S.R. 434 and as the trees mature will grow into a truly signature space in the Town Center. Regarding tree placement in front of the West End Plaza project The primary line of trees (between S.R. 434 and the sidewalk) should be consistent in species and spacing with the trees along the length of the thoroughfare. (Care should be taken if possible not to block the view of the primary entrance of the buildings with the tree placement). A secondary line of trees between the primary line and the buildings could mirror the primary row, or could vary from the spacing and species of the primary row on a site-by-site basis. This secondary row could be optimized to enhance the architectural expression of the buildings on a given parcel. Regarding fountains in front of the West End Plaza A fountain would be very helpful in creating a pleasant pedestrian-friendly ambiance. A fountain would provide a visual focus but perhaps an even more importantly would essentially function as a white noise generator, creating a soothing layer of background sound to help offset the sound of cars moving quickly by. Regarding steps in front of the West End Plaza Steps would be useful to help elevate the building to give it more presence from the street. Steps could, however, create accessability issues that would need to be overcome. Steps are not as critical for an office building as they would be for residential uses. Having an at-grade entry with no steps should not preclude incorporation of a fountain into the design. Plans. images and other items produced by Dover, Kohl & Partners are for purposes of iIlustration only and do not represent a guarantee of any kind. These items are instruments of service which remain the property of Dover, Kohl Partners and may not be duplicated without permission. Dover, Kohl & Partners shall not have control over and shall not be responsible for construction means, procedures, safety precautions, or legal disclosures in the implementation of the project, or for errors or omissions by future consultants, developers, contractors, or government.