ST. PAUL S COLLEGE PROPERTY. Presentation to ANC 5E01 Saturday, March 18 th, 2017

Transcription

1 ST. PAUL S COLLEGE PROPERTY Presentation to ANC 5E01 Saturday, March 18 th, 2017

2 SECTION Site Neighborhood Context Evolution of the Plan Landscape Visioning PAGE TABLE OF CONTENTS New Paulist Building Residential Architecture Visioning Question & Answer 38 2

3 Aerial View of St. Paul s College THE SITE 3

4 Zoning and Plan Summary Site Area METRIC VALUE 5.5 acres THE SITE Zoning RA-1 # of Units Proposed 62 (Reduced from 93) Allowable F.A.R. Proposed F.A.R (with IZ) ~.86 (w/o Streets) Dwelling Units per Acre 11.3 Allowable Height 40 Proposed Height <= 40 Allowable Stories 3 Proposed Stories 3 Open Area Proposed ~ 3.3 acres Allowable Lot Coverage 40% Proposed Lot Coverage ~ 22% 4

5 Neighborhood Imagery 2800 Block of 5 th Street 2800 Block of 4 th Street NEIGHBORHOOD CONTEXT 2800 Block of 4 th Street 500 Block of Franklin Street 5

6 Neighborhood Imagery 300 Block of Franklin Street Chancellor s Row NEIGHBORHOOD CONTEXT Chancellor s Row 2800 Block of 5 th Street 6

7 Relative Density Comparison NEIGHBORHOOD CONTEXT 7

8 Original Concept January 2016 Feedback Received from OP/HPO*: Suburban plan No new residential should be sited south of the west wing extended of original building ( the viewshed ) Relocation of existing SWM should be considered to allow for greater planning flexibility Consider connecting Regent Place to 4 th Street Townhomes fronting 4 th Street block views into site New parking lot should be removed from in front of original building Open to new Paulist building being sited in the viewshed but final decision would be dependent on design approach EVOLUTION OF THE PLAN 8

9 Revision #1 April 2016 Changes made: Reduced units from 93 to 78 Removed residential from viewshed Relocated SWM Extended Regent Place Removed townhouses fronting 4 th Street Reoriented townhouses - roughly perpendicular to 4 th Removed parking lot in front of original building Created bldg lot for Paulists Feedback received: EVOLUTION OF THE PLAN Plan generally consistent with previous direction (HPO) Too many trees being removed (Neighbors) Too much traffic through Chancellor s Row (Neighbors) Buildings/driveway too close (Neighbors) Loss of open space (Neighbors) Opposed to Regent Place connection (Neighbors) 9

10 Revision #2 October 2016 Changes made: Increased buffer with Chancellor s Row in northern portion of site Created traffic plan to divert nearly all school and (new) residential traffic away from Chancellor s Row and to 4 th Street Shifted school driveway further north away from building Proposed public charrette process to design park area and allow public use EVOLUTION OF THE PLAN Feedback received from OP: Unimaginative plan Not enough trees saved Too little private space for residents Too dense Paulist building as sited not acceptable Too much paving Consider PUD, not BZA Need more info 10

11 Revision #3 December 2016 Changes made: Further reduced units from 78 to 64 Reoriented units. Revised footprint of NPB. Reincorporated tree save Added private courtyard areas for residents Revised grading to reduce retaining walls and integrate site topography into layout of townhouses Reduced pavement Overhauled SWM approach to create more usable open space Reimagined design to integrate townhouses into wooded/landscaped setting Thoughtful design and planning of parks and open spaces Feedback received from OP: EVOLUTION OF THE PLAN Location of NPB is acceptable Preserve additional trees in three specific locations 11

12 Revision #4 January 2017 Changes made: Further reduced units from 64 to 62 Redesigned school s dropoff / parking area to preserve 49 Chestnut Oak Redesigned sidewalk layout to preserve 48 Red Oak Deleted units to preserve 7 additional trees along 4 th Street including a 38 White Oak, 33 Turkey Oak, 24 White Oak and 27 Red Oak Rotated stick of towns in NE corner of site to front existing community EVOLUTION OF THE PLAN 12

13 A. Corner Park Existing Condition LANDSCAPE VISIONING 13

14 A. Corner Park Landscape Vignette LANDSCAPE VISIONING

15 A. Corner Park Representative Images LANDSCAPE VISIONING 15

16 B. The Grove Existing Condition LANDSCAPE VISIONING 16

17 105 B. The Grove Landscape Vignette LANDSCAPE VISIONING

18 B. The Grove Rendering LANDSCAPE VISIONING 18

19 B. The Grove Representative Images LANDSCAPE VISIONING 19

20 C. The Verge Existing Condition LANDSCAPE VISIONING 20

21 C. The Verge Landscape Vignette LANDSCAPE VISIONING 119 Note: To be dedicated to Chancellor s Row residents (if desired). Programming to be determined via charrette. 21

22 C. The Verge Representative Images LANDSCAPE VISIONING 22

23 Bird s Eye View of Proposed Open Space from 4 th Street LANDSCAPE VISIONING 23

24 Section Elevation (from CR through new 4 th Street Connection) EXISTING CR BUILDINGS LANDSCAPE VISIONING 4 TH Street 24

25 E. Private Yard Areas LANDSCAPE VISIONING 25

26 Study of Alternate Building Locations Changes made: Analyzed multiple alternate locations for new Paulist building Building sites on the school parcel were deemed to not be feasible Current proposed location takes advantage of grading to minimize impact on viewshed by retaining significant view corridor Building massing reduces in height as it goes up the hill, focusing the view and lessening its impact on the original building The building sits lower in grade with a 2-story + roof form profile; height above grade is less than adjacent townhouses Proposed grading can also enhance future views of existing building Considered two general grading schemes (vignettes to follow) NEW PAULIST BUILDING Note: Refer to attached Feedback Implementation Chart for greater detail re: comments. 26

27 C. Viewshed Existing Condition NEW PAULIST BUILDING 27

28 Conceptual Footprint and Programming NEW PAULIST BUILDING 28

29 C. Viewshed Representative Images NEW PAULIST BUILDING 29

30 New Paulist Building Elevation Studies EXISTING CR BUILDING NEW PAULIST BUILDING 30

31 New Paulist Building Elevation Studies EXISTING CR BUILDING NEW PAULIST BUILDING EXISTING CR ROOFLINE 31

32 New Paulist Building Elevation Studies EXISTING CR ROOFLINE NEW PAULIST BUILDING EXISTING CR ROOFLINE 32

33 New Paulist Building - Conceptual Elevations NEW PAULIST BUILDING 33

34 New Paulist Building - Conceptual Elevations NEW PAULIST BUILDING 34

35 Analysis of Predominant View Cones Present vs Proposed Present: Proposed: NEW PAULIST BUILDING Current topography obstructs full view of building Proposed grading will open up new views - Current Views - 35

36 Townhome Style Considerations Contemporary and Distinct ARCHITECTURE VISIONING or Traditional and Consistent 36

37 Traditional 16 and 14 Homes Masonry Cornice Detail Masonry Wrap Cementitious Siding/Panel Architectural Shingle Painted Masonry Metal Canopy Shutters Cementitious Siding ARCHITECTURE VISIONING Note: refer to full-size architectural renderings for greater detail 37

38 Traditional 20 Homes Masonry Cornice Detail Masonry Wrap Masonry Wrap Cementitious Siding Cementitious Siding/Panel Cementitious Siding/Panel Metal Canopy Architectural Shingle Painted Masonry ARCHITECTURE VISIONING Note: refer to full-size architectural renderings for greater detail 38

39 ST. PAUL S COLLEGE PROPERTY Question & Answer