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GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Golden Triangle Zoning and Design Guidelines UpdateGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Zoning/DSG Advisory Committee Meeting #2 – July 18, 2019
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Goals for the Meeting
1. Confirm Outcomes from Meeting #2
2. Zoning Alternatives & Buildout Scenarios
3. Introduction to Design Standards & Guidelines Process
4. Next Steps
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Committee Protocols
What are the principles that guide an effective process?• Inclusion and respect
• Active listening
• Balanced representation
• Transparency
• Quality information
• Logical and deliberate sequence
• Clear purpose and decision points
• Honesty and trust
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Committee Protocols
What are the outcomes from the committee that the process will need?
• Seek consensus
• Be open to compromise on the details if it achieves a higher objective
• Consider the larger goals of the neighborhood, not personal interests
• For topics we can’t resolve, be as clear as possible about the essential
principles so City staff and Council can make the best possible decision
• If we can’t reach consensus, the process (and the City) will still move forward
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Meeting #2 Outcomes
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Suite of Building Options
• Explore use of different building
forms (rather than a single envelope
as currently exists)• Could better address Plan objectives
• Could apply to different contexts and
include different design requirements
(i.e., small lots vs. large lots)
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Tower Form
• Explore use of a Tower form that
restricts building footprint in
exchange for greater height (taller
than current 175-foot limit)
• Ensure podium/tower typology is not
the only form option and allow
flexibility for Tower to come down to
the street
• Consider how towers can be properly
spaced to support views/sunlight at
the street
= =
Max FAR
Max Height
Max FAR Max FAR
Tower Typology
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
FAR Calculations and Bonuses
• If parking area is included in FAR
calculation, then adjustment to
current maximum may be necessary
(follows trend to include parking in
CPV and Arapahoe Square)
• Evaluate and revise current bonus
system to better address current
neighborhood goals and objectives
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Pedestrian Experience• Current Build-To range of 0-5 feet
does not allow enough flexibility for
café seating or residential transitions
• Requirement for non-residential uses
on the ground floor may lead to
vacant storefronts (tread lightly and
selectively on key streets)
• Tall floor-to-floor heights on the
ground floor (~14-16 feet) are
important to establish base datum,
provide appropriate height for
particular use, and allow future
conversion between uses
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Building Form Alternatives
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Building Form Considerations
• How can new building forms influence
variety in building type and use?
• Lot size
• Height
• Maximum floor area
• Design requirements
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Building Form Options
Form 1 (General-Small Lot) Form 2 (General-Large Lot) Form 3 (Point Tower)
Lot Size Smaller Larger Larger
Height Similar to Existing Similar to Existing Taller than Existing
Maximum floor area High Medium Highest
Design requirements Medium High Highest
Purpose Greatest flexibility for
smaller-scale projects and
multiple uses
Introduce additional massing
and design requirements for
larger-scale projects
Greatest massing and
design requirements for
projects that fully maximize
potential entitlement
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Preliminary Form #1 – General (small lot)
CONCEPTUAL VALUES/STANDARDS
• Lot Size = < 75-125’ width
• Max Height = 200’ (16-stories)
• Max FAR = 4.0*
• Design Requirements
• Street-level standards (build-to,
transparency, setbacks, etc.)
• Limitation on visible parking**
* Incentives/TDR could increase limit
** Potentially include an existing alternative
through DSG/design review for frontage
to be “integrated into the architecture”
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Preliminary Form #2 – General (large lot)
CONCEPTUAL VALUES/STANDARDS
• Lot Size = ≥ 75-125’ width
• Max Height = 200’ (16-stories)
• Max FAR = 4.0*
• Design Requirements
• Street-level standards
• Limitation on visible parking**
• Upper-story setback at 5-stories
• Upper-story mass reduction
• Open space (street-level, publicly-accessible)
* Incentives/TDR could increase limit
** Remove alternative to wrapped parking
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Preliminary Form #3 – Point TowerCONCEPTUAL VALUES/STANDARDS
• Lot Size = ≥ 150’ width
• Max Height = 300’ (no story limit)*
• Max FAR = 4.0**
• Design Requirements
• Street-level standards• Limitation on visible parking***• Upper-story setback at 5-stories • Upper-story mass reduction• Open space (street-level, publicly-accessible)• Floor plate size and spacing
* Height necessary to achieve equivalent FAR totals with floor plate size limitations
** Incentives/TDR could increase limit
***Remove alternative to wrapped parking
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Preliminary Building Form Summary
Form 1 (General-Small Lot) Form 2 (General-Large Lot) Form 3 (Point Tower)
Lot Size < 75-125’ width ≥ 75-125’ width ≥ 150’ width
Height 200’ (16-stories) 200’ (16-stories) 300’ (no story limit)
Maximum floor area 4.0 FAR (+ incentives/TDR) 4.0 FAR (+ incentives/TDR) 4.0 FAR (+ incentives/TDR)
Design requirements Street-level standards
Limitation on visible parking (w/ DSG
alternative)
Street-level standards
Limitation on visible parking
Upper-story setback
Upper-story mass reduction
Open space
Street-level standards
Limitation on visible parking
Upper-story setback
Upper-story mass reduction
Open space
Floor plate size and spacing
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
FAR Calculations and Incentives
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Influence of Parking and FAR
• Desire is to include Parking in FAR calculation
(it contributes to overall massing of the project)
• Parking is currently required by zoning
• May necessitate an increase in current FAR
maximums to accommodate required parking
• Is there a conflict between requiring parking
and then including it in FAR calculation?
• Would reducing or eliminating minimum
parking (as most other Downtown zone
districts) encourage more active uses?
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Existing FAR Incentives
• Premiums in existing D-GT zoning allow increase
from 4.0 max up to 6.0 max FAR• Housing
• Affordable housing (substantially less than premium
for market-rate housing)
• Residential support uses (grocery, school, or day care)
• Arts, entertainment, or cultural uses
• Public art
• Rehabilitation of a Historic Structure
• Undeveloped Floor Area from Historic Structure (TDR)
• Design review of entire structure (not a premium, but
allows for maximum of 7.0 FAR)
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Existing FAR IncentivesFAR Premium Existing D-GT Zoning Notes
Housing 1:1 sf match, no max
Affordable Housing 0.4 FAR Premium floor area must be dedicated to residential use
Residential Support Use 1:1 sf match, no max Use must be retail food sales, school, or day care
Arts, Entertainment, Cultural
Facility
1:1 sf match, no max
Public Art 0.25 FAR Must equal lesser of 1% construction cost or $500,000
Rehabilitation of Historic
Structure
1:1 sf match, no max Must be a designated Landmark structure
Undeveloped Floor Area
from Historic Structure (TDR)
1.0 FAR max May be transferred from Landmark structure to other
properties within D-GT (may include premium from
Rehabilitation noted above)
* Note, design review is not a premium, but allows for maximum of 7.0 FAR
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Revised IncentivesFAR Premium Existing D-GT Zoning Preliminary Concepts
Housing 1:1 sf match, no max • Set a maximum limit to support use of other incentives
or eliminate this as a premium altogether
Affordable Housing 0.4 FAR • Increase value significantly
• Remove maximum
Residential Support Use 1:1 sf match, no max • Increase value
• Expand list of community serving uses
Arts, Entertainment, Cultural
Facility
1:1 sf match, no max • Increase value (or no change)
Public Art 0.25 FAR • Increase value
• Reduce minimum cost to qualify
Rehabilitation of Historic
Structure
1:1 sf match, no max • Increase value
Undeveloped Floor Area
from Historic Structure (TDR)
1.0 FAR max • Remove maximum transfer
• Need to build support for stronger market for TDR
* Design review of the entire structure will be required for all projects (no increase in max FAR)
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential New IncentivesFAR Premium Preliminary Concepts
Rehabilitation of Character
Building
• Define criteria to create a new tier of designation (working with Landmark team)
• Incentive would be less than Landmark Structures to encourage full designation
• Also include Character Buildings in TDR framework
• Also considering other new incentives for Additional Open Space, Enhanced Mass
Reduction, Highly Active Street Level Uses, etc. but want to balance these with desire
to support a stronger market for Landmark/Character Buildings and TDR.
• Also want to consider the complexity of the new zoning so some existing incentives
may be replaced by others that are more relevant to current needs and goals
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Incentive Framework
Base FAR Max = Tier 1 Maximum
Base FAR Max + Incentives or TDR = Tier 2 Maximum
Base FAR Max + Incentives + TDR = Tier 3 Maximum
• Goal is to support a stronger market for
TDR and conservation of existing
buildings (either Landmark or Character)
• Create a multi-tiered system that would
require both incentives and TDR to
achieve maximum entitlement
Base
Maximum
Base
Maximum
Base
Maximum
Incentive or
TDR
Incentive or
TDR
Incentive + TDR
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Incentive Framework
Base
Maximum
Base
Maximum
Base
Maximum
Incentive or
TDR
Incentive or
TDR
Incentive + TDR • Small Lot form has higher potential to discourage
consolidation and provide flexibility on constrained sites
• Point Tower has higher potential to encourage use of
form with highest design standards
• Are we comfortable with a building form with lower
design standards (Small Lot) allowing greater FAR?
Option #1 Option #2
Base FAR Max 4.0 5.0 (General – Small Lot)
4.0 (General – Large Lot)
6.0 (Point Tower)
Base FAR Max + Incentives or TDR + 4.0 (General – Small Lot)
+ 3.0 (General – Large Lot)
+ 5.0 (Point Tower)
+ 3.0
Base FAR Max + Incentives + TDR + 2.0 + 2.0
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Incentive Framework
Option #1 Option #2
Base FAR Max 4.0 5.0 (General – Small Lot)
4.0 (General – Large Lot)
6.0 (Point Tower)
Base FAR Max + Incentives or TDR 8.0 (General – Small Lot)
7.0 (General – Large Lot)
9.0 (Point Tower)
8.0 (General – Small Lot)
7.0 (General – Large Lot)
9.0 (Point Tower)
Base FAR Max + Incentives + TDR 10.0 (General – Small Lot)
9.0 (General – Large Lot)
11.0 (Point Tower)
10.0 (General – Small Lot)
9.0 (General – Large Lot)
11.0 (Point Tower)
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Build-out Scenarios
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Build-out Scenarios
ASSUMPTIONS
• Range of Lot Sizes (13 total)• 3 lots = <18750 sf
• 3 lots = 18750-25000 sf
• 2 lots = 25000-37500 sf
• 2 lots = 37500-50000 sf
• 3 lots = >50000 sf
• Maximum Entitlement (w/ incentives)• Existing Zoning
• General Only
• General & Point Tower
• Recent Project Trends• Same three scenarios at a range of project
intensities consistent with recent
development trends
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Existing Conditions
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Existing Zoning – Max Entitlement
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Zoning w/ General Form Only – Max Entitlement
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Zoning w/ General & Tower Form – Max Entitlement
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Existing Zoning – Recent Project Trends
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Zoning w/ General Form Only – Recent Project Trends
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Zoning w/ General & Tower Form – Recent Project Trends
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Existing Conditions
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Existing Zoning – Recent Project Trends
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Zoning w/ General Form Only – Recent Project Trends
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Potential Zoning w/ General & Tower Form – Recent Project Trends
N
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Design Standards & Guidelines
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Coordinating & Merging Downtown DSG’s
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Downtown DSG – Mid 2020 completion
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Downtown DSG – Long Term
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Downtown DSG Chapter Breakdown
Chapter 1 | Site Organization
Chapter 2 | Building Mass & Scale
Chapter 3 | Façade Design & Site Details
Chapter 4 | Streetscape Design
Chapter 5 | Neighborhood Specific Design (Golden Triangle)
Chapter 6 | Building Signs
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
GT Plan recommendations to be considered in DSG’s
• Pedestrian-friendly street level design and ground floor activation
• Building façade articulation and transparency requirements
• Upper-story setbacks to be compatible with the existing diverse range of building scales
• Mass reductions to preserve access to views and sunlight
• Incentivize preservation of historic buildings, update inventory of existing historic resources and identify at risk historic buildings
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
GT Plan recommendations to be considered in DSG’s
• Provide site specific Key Streets design features (see street segments identified by the plan)
• Provide recommendations for public plazas and parks that are part of new development
• Incentivize development of small-scale, cozy “pocket parks” that serve a wide range of users, including kid-friendly areas and dog parks
• Require existing surface parking to provide minimum lighting and landscaping
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
GT DSG’s recommendations to be considered in Downtown DSG’s
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
GT DSG’s recommendations to be addressed in Downtown DSG’s
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
GT DSG’s recommendations to be considered in Downtown DSG’s
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
GT DSG’s recommendations to be considered in Downtown DSG’s
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
DSG Development Timeline
Existing Context
and Problem ID
Zoning/Design Tools
and Alternatives
Preferred Zoning/
Design Strategy
Drafting and
Public Review
Adoption
Process
WE ARE
HERE
February 2019
Public Mtg #3
Review of Draft Public HearingsApril 2019
Public Mtg #1September 2019
Public Mtg #2
Aligning DSG Draft with the release of
Zoning Public Review Draft
DSG Draft
Development
DSG Draft
Public Review
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Next Steps
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Next Steps
• Community Open House #2 Wednesday, September 25 – 5:00-7:00 pmDenver Community Credit Union, 1041 Acoma St, 3rd Floor
• Zoning/Design Tools and Alternatives
• Advisory Committee Meeting #4Thursday, November 21 – 3:00-5:00 pmWebb Building, 201 W Colfax Ave, Room 4.F.6
• Review refined zoning tools and alternatives• Review street level activation and open space tools• Design Standards and Guidelines update
GOLDEN TRIANGLE ZONING & DSG UPDATEGOLDEN TRIANGLE NEIGHBORHOOD PLAN – REGULATORY IMPLEMENTATION
Thank you!