Cottage Court Subdivision

Transcription

1 Project Description ACE Raleigh / Durham Project Proposal Cottage Court Subdivision A developer has hired your design-build company to plan and construct a new cottage court in Raleigh, North Carolina. A cottage court is a group of small houses centered around a common 1 open space or courtyard. The purpose of the development is to create community-oriented neighborhoods with sustainable and affordable housing options. There are several advantages to an economically sized house. They are less expensive to buy, maintain (think cheaper energy bills, easier to clean etc), and have a smaller environmental impact. Smaller homes encourage people to play outside and the use of porches. What are other advantages to smaller houses? Your research should explore all types of single family housing including, but not limited to, Habitat for Humanity standards, Tiny Houses, and houses with prefabricated elements. Think about your house. What works and what doesn t? How would you make improvements? Ask your family members what they like about their houses. Our houses will be sited around a shared green space. Each ACE Raleigh/Durham team will design a different site, one cottage home product to built on the site, and a courtyard green space. 1 Raleigh UDO Sec

2 The Client The developer wants to provide a unique housing solution that will be flexible for a diversity of households. They expect the future households to be diverse including singles, couples, and families from a variety of income levels. The developer desires to make these homes affordable for the average family in Raleigh. The Site The project site is located at the corner of Lenoir and West Streets in downtown Raleigh. It is 1.6 acres and should accommodate house sites and the associated central courtyard. Architecture Cottage designs should address the following: Building Requirements Houses should be 2, 3, or 4 bedrooms and follow the size standards outlined below. These standards are taken from Habitat for Humanity guidelines. Two bedroom, one bathroom should be 900 sf. Three bedroom, one and a half bath should be 1070 sf. Four bedroom, one and three-quarter bath should be 1230 sf. Accessibility The following describes accessibility provisions to be incorporated in houses. Houses will be constructed to conform to standards of minimal accessibility or better. The requirements include: An accessible entrance with no steps and a porch or overhang. Passage doors, including the full bathroom, will be 36 in. wide. If necessary, secondary bathroom doors may be 32 in. wide. All hallways will be 42 in. minimum frame to frame. Kitchen will be designed to permit wheelchair maneuverability (5 ft diameter open area). Wall reinforcing for grab bars in bathrooms. If the family requires grab bars in the bathrooms at the time of selection, they will be installed during the initial construction. At least one full bathroom must be accessible (meet accessibility standards). Energy Efficiency Houses will incorporate energy conservation features, making them as energy efficient as practicable. The team might consider Energy Star certification or equal as a standard for energy efficient design. Engineering Site designs should meet the following requirements: City of Raleigh UDO Requirements Minimum number of units 5 Dwelling units per site (max) 10 units per acre Maximum building footprint (max) 1,200 sf Maximum accessory structure (max) 450 sf Courtyard area (min) 4,000 sf

3 Courtyard width (min) 50 Additional courtyard area per unit over 5 units 800 sf Parking as required Utility Requirements Each home will require a water connection Each home will require a sanitary sewer connection Each home will require an electrical connection An increase in impervious area on the site will require a pond or bioretention on site to treat stormwater runoff. Amenity Requirements Your site should include at least one amenity. Possibilities include the following: Playground, tennis court, trail system, water feature, community garden, workshop, greenhouse, etc. Think about amenities you have seen in your neighborhood or others! There are many other possibilities, so use your imagination! Construction To accompany their designs, each team is expected to provide: Cost Estimate A cost estimate to build one (1) cottage per the team design. Each team will develop a takeoff of materials and provide quantities and costs. Estimates do not have to include furnishings and appliances. Project Schedule A project schedule which details how long the cottage will take to build, and when different trades will begin and end their work. These trades may include, but are not limited to: Electrical and Telecommunications Plumbing and Mechanical Framing / Roofing Finishing Foundation / Masonry Professional Skill Development Each team will present their designs, cost estimates, and schedule, at the end of the program year. Teams are expected to: Develop a presentation Develop a physical model Practice their presentation at least once Present to their client and fellow teams with professionalism

4 Final Notes Locations and teams will find that interests between the Architecture, Construction, and Engineering disciplines, as well as the professions of volunteer mentors will vary. For this reason, a team s choice to focus in some areas more than others is perfectly acceptable. Teams are encouraged to make assumptions where necessary in order to focus more time and attention on other disciplines. Additional Reference Materials Books: Pocket Neighborhoods, by Ross Chapin (2011) (Each location will receive one hard copy to be kept at the meeting location as a reference material. These have been donated to ACE RDU by Ross Chapin, principal at Ross Chapin Architects) Websites: New%20Construction%20Guideline.pdf

5 ACE Raleigh / Durham Project Proposal Cottage Court Subdivision Selected Sections from City of Raleigh Unified Development Ordinance

6 CHAPTER 2. RESIDENTIAL DISTRICTS Article 2.6. Additional Housing Patterns Sec Cottage Court Article 2.6. Additional Housing Patterns Sec Cottage Court Alley D7 D7 D7 E1 D7 E2 Primary Street D2 D7 D3 A. Description A cottage court is a group of small houses centered around a common open space or courtyard. The central court enhances the character of the area through the provision of consolidated open space. B. Districts Allowed In R-6, R-10, RX-, OX-, NX-, CX-, DX- C. Building Types Allowed Detached house, attached house R-6 R-10 RX-, OX-, NX-, CX-, DX- D. Site Dimensions D1 Net site area (min) 40,000 sf 22,000 sf 18,000 sf D2 Width (min) 150' 150' 150' D3 Depth (min) 120' 120' 120' D4 Dwelling units per min site area (max) D5 Additional site area per dwelling unit (min) 8,000 sf 4,400 sf 3,600 sf D6 Dwelling units per site (max) 6 u/a 10 u/a n/a D7 Building footprint (max) 1,400 1,200 sf 1,000 sf D8 Detached accessory structure footprint (max) 450 sf 450 sf 450 sf E. Internal Courtyard E1 Area (min) 5,000 sf 4,000 sf 3,000 sf E2 Width (min) 60' 50' 40' E3 Additional courtyard area per unit (min) 1,000 sf 800 sf 600 sf 2 28 Effective Date: September 01, 2013

7 Alley Alley Article 2.6. Additional Housing Patterns CHAPTER 2. RESIDENTIAL DISTRICTS Sec Cottage Court G3 G3 G4 F3 G1 Parking Setbacks F4 F1 Building Setbacks I1 H1 H2 Primary Street F3 Primary Street I1 F5 H4 R-6 R-10 RX-, OX-, NX-, CX-, DX- F. Building/Structure Setbacks F1 From primary street (min) 10' 10' 10' F2 From side street (min) 10' 10' 10' F3 From side lot line (min) 10' 10' 10' F4 From rear lot line (min) 20' 20' 20' F4 From alley (min) 5' 5' 5' F5 Building separation (min) 6' 6' 6' G. Parking Setbacks G1 From primary street (min) 90' 90' 90' G2 From side street (min) 10' 10' 10' G3 From side lot line (min) 5' 5' 5' G4 From rear lot line (min) 5' 5' 5' G4 From alley (min) 0' 0' 0' R-6 R-10 RX-, OX-, NX-, CX-, DX- H. Height H1 Building height (max) 25' 25' 25' H2 Building wall plate height (max) 17' 17' 17' H3 Accessory building height (max) 17' 17' 17' H4 Ground floor elevation (min) 2' 2' 2' I. Pedestrian Access Street-facing entrance or front porch required I1 yes yes yes for end units J. Allowed Building Elements Porch, stoop See Sec for specific building element requirements Effective Date: September 01, 2013

8 Article 8.4. New Streets CHAPTER 8. SUBDIVISION & SITE PLAN STANDARDS Sec Industrial and Service Streets Sec Industrial and Service Streets Alley, Residential Pedestrian Passage Width A Easement width 20' Travelway B Travel lane 16' B Travel lane, fire service route 20' B A Width A Public access easement (min) 20' Travelway B Paved area (min) 10' General Walkway type B A Sidewalk

9 CHAPTER 8. SUBDIVISION & SITE PLAN STANDARDS Article 8.5. Existing Streets Sec Streetscape Types Sec Streetscape Types The required streetscape type is determined by the zoning district or by the designated frontage. Where there is a conflict between a designated frontage and the zoning district, the designated frontage standard applies. If more than 1 streetscape can be used, the Planning and Development Officer shall make the final determination. Design specifications for streetscape improvements can be found in the Raleigh Street Design Manual and City Tree Manual. Residential Multi-Way A B C D E B C D E A F Frontages Applicable frontages Zoning Districts Applicable building types Applicable zoning districts -DE All districts: detached & attached house Residential Districts, MH Streetscape A Building setback (min) varies B Utility placement 5' C Maintenance strip (min) 2' D Sidewalk (min) Typical Sensitive area 6' 5' E Planting area (min) 6' General Walkway type Sidewalk Planting type Tree lawn Tree spacing 40' o.c. avg Frontages Applicable frontages -PL Zoning Districts Applicable zoning districts Mixed Use Districts Width A Streetscape width (max) 65' Streetscape B Sidewalk (min) 10' C Planting area (min) 6' D 60 angle parking 20' E Access lane 11' F Median (min) 11' General Walkway type Sidewalk Planting type Tree grate / lawn Tree spacing 40' o.c. avg

10 Article 8.5. Existing Streets CHAPTER 8. SUBDIVISION & SITE PLAN STANDARDS Sec Streetscape Types Parking G. Sidewalk and Tree Lawn B C D E A D G H I J A B C D F Frontages Applicable frontages Zoning Districts Applicable zoning districts -PL Mixed Use Districts Width A Streetscape width (max) 120' Streetscape B Sidewalk (min) 8' C Planting area (min) 6' D 90 head-in parking (min) 18' E Access lane (min) 22' F Planting area (min) 10' G Utility placement 5' H Maintenance strip (min) 2' I Sidewalk (min) 6' J Planting area (min) 6' General Walkway type Area F planting type Areas C & J planting type Tree spacing Sidewalk 36" min hedge/wall (see Sec ) Tree grate / lawn 40' o.c. avg Zoning Districts Required zoning districts All districts: Existing streets where no other streetscape applies Streetscape A Utility placement 5' B Maintenance strip (min) 2' C Sidewalk (min) 6' D Planting area (min) 6' General Walkway type Planting type Tree spacing Sidewalk Tree lawn 40' o.c. avg

11 CHAPTER 7. GENERAL DEVELOPMENT STANDARDS Article 7.1. Parking Sec Required Parking Parking Requirements by Use Use Category Specific Use RESIDENTIAL Household Living, as listed below: 7 4 Effective Date: September 01, 2013 Vehicle Parking (min) Short-Term Bicycle Parking (min) Single-unit living (all parking on lot) 2 spaces per unit None None Two-unit living (all parking on lot) 2 spaces per unit None None Multi-unit living: 0-1 bedroom 1 space per unit + 1 space per 10 units for visitors Multi-unit living: 2 bedrooms 2 spaces per unit + 1 space per 10 units for visitors 1 space per 20 units, Multi-unit living: 3 bedrooms 3 spaces per unit + 1 space per 10 units for visitors minimum 4 Multi-unit living: 4 bedrooms 4 spaces per unit + 1 space per 10 units for visitors None Multi-unit living: 5+ bedrooms 4.5 spaces per unit + 1 space per 10 units for visitors Manufactured home development 2 spaces per unit None None Multi-unit supportive housing residence 1 space per 4 beds + 1 space, minimum 4 spaces None None Supportive housing residence 1 space per 4 beds + 1 space, minimum 4 spaces None None Accessory apartment, backyard cottage 1 space per unit None None Group Living, except as listed below: 1 space per 2 beds None None Boardinghouse 1.5 spaces per bedroom None None Congregate care, nursing home Dormitory, fraternity, sorority Life care community 1 space per 3 units + 1 per 400 SF administrative, employee, staff work area 1.5 spaces per bedroom 1 space per 3 units + 1 per 400 SF administrative, employee, staff work area - additional spaces required for nonresidential and residential uses at the ratio required by this table None 1 space per 20 bedrooms, minimum 6 Required for nonresidential and residential uses at the ratio required by this table Social Service, except as listed below: 1 space per 400 SF of gross floor area None None Emergency shelter type A, type B 1 space per 8 persons of approved capacity None None Special care facility 1 space per 2 employees None None PUBLIC & INSTITUTIONAL Civic, except as listed below: 1 space per 400 SF of gross floor area 1 space per 5,000 SF of gross floor area, minimum 4 None Cemetery 3 spaces per acre of land utilized as grave space (may be located on internal street adjacent to grave sites) None None College, community college, university with >10,000 students or >50% of all students housed on campus College, community college, university with <10,000 students and <50% of all students housed on campus 1 space per 600 SF of academic space plus 1 space per 5 seats in principal assembly room 1 space per 900 SF of academic space 1 space per 10,000 SF of academic space 1 space per 10,000 SF of academic space None Long-Term Bicycle Parking (min) 1 space per 5 bedrooms (developments with 10 or more bedrooms) Required for nonresidential and residential uses at the ratio required by this table 1 space per 20,000 SF of academic space 1 space per 20,000 SF of academic space Place of worship 1 space per 4 seats in principal assembly room None None School, public or private (K-8) 1 space per 5 seats in the largest assembly room 1 space per 2 classrooms 3 spaces per classroom

12 CHAPTER 7. GENERAL DEVELOPMENT STANDARDS Article 7.1. Parking Sec Vehicle Parking Location and Layout Reserved Parking Parking spaces may be reserved for a specific tenant or unit, provided that the following standards are not exceeded. 1. Residential a. One space per efficiency or 1-bedroom multi-living dwelling unit. b. Two spaces per two-bedroom or greater multi-living dwelling unit. 2. Nonresidential No more than 1/3 of the total provided spaces may be reserved. Queuing Areas the State of North Carolina with expertise in parking facility design, subject to a determination by the Public Works Director. 2. Within a structured parking facility, up to 30% of the total parking spaces provided may be compact spaces. No more than 2 compact parking spaces may abut each other. Compact spaces can be reduced to 7.5 feet in width and 15 feet in length. All compact parking spaces must be clearly and visibly striped and labeled for compact car use only. Other than the stall width and length reduction, compact parking spaces must comply with all other parking layout standards. Parallel Parking 1. Adequate space must be made available on-site for the stacking, storage and queuing of vehicles Vehicles using drive-thru facilities may not encroach on or interfere with the public use of streets and sidewalks by vehicles or pedestrians. 90 Parking 3. A restaurant with drive-thru facilities must provide at least 8 queuing spaces for vehicles when 1 drive-thru lane exists and 6 spaces at each drive-thru when more than 1 lane exists A bank with drive-thru facilities must provide at least 3 queuing spaces per drive-thru lane Sec Vehicle Parking Location and Layout 8.5 A. Location 1. Required parking spaces must be located on the same lot they are intended to serve, except where specifically allowed under Sec B. 2. All on-site parking must be arranged so that no vehicle is forced onto any public street, not including an alley, to gain access from 1 parking aisle to another parking aisle. B. Layout 1. Parking spaces and drive aisles must meet the required dimensional standards. Parking spaces and drive aisles using dimensions other than those specified may be approved if prepared and sealed by a registered engineer in Parking Parking space and drive aisle dimensional requirements 7 10 Effective Date: September 01, 2013

13 Article 7.1. Parking CHAPTER 7. GENERAL DEVELOPMENT STANDARDS Sec Vehicle Parking Lot Landscaping Perimeter Island Sec Vehicle Parking Lot Landscaping A. Intent 1. The intent of the vehicle parking lot landscaping requirements is to minimize the visual impact of large areas of vehicular parking as viewed from the public right-of-way and dissipate the effects of the urban heat island. 2. A well designed parking lot utilizes landscaped islands and clear delineations to break the parking lot into smaller segments. 3. Tree and shrub plantings should not interfere with the pedestrian circulation on the site. B. Applicability Interior Island Median Island Terminal Island 10 Spaces (max) 30 Spaces (max) 6 Rows (max) 1. This section applies to all on-site surface parking areas with more than 10 spaces. For purposes of this section, multiple platted lots contained on a single site plan and any separate parking areas connected with drive aisles are considered a single parking area. 2. At least 1 shade tree must be planted in each surface parking area with 10 spaces or less. 3. In an Urban Frontage or -TOD, this section applies only to on-site surface parking areas with more than 40 parking spaces. At least 1 tree must be planted for every 10 spaces in each surface parking area with 40 spaces or less. 4. All surface parking areas of any size within any district with frontage on any portion of a street right-of-of way (not including an alley) must be screened along the street edge by a Type C3 street protective yard under Sec B. C. Perimeter Islands 1. A landscape perimeter island shall be provided along primary internal access drives. 2. A landscaped perimeter island must be a minimum of 5 feet wide, landscaped with shrubs installed at a rate of 30 shrubs per 100 linear feet that under typical conditions can be expected to reach a height and spread of 3 feet within three years of planting. All shrubs shall be a minimum of 18 inches tall when planted. In lieu of planting a hedge, a wall at least three feet in height may be installed. 3. A perimeter island may also serve as the location for a sidewalk connecting the use and the street. In such case, the sidewalk shall be a minimum of 6 feet wide and the remaining planting area shall be no less than five feet wide. D. Interior Islands 1. A landscaped interior island must be provided every 10 parking spaces. Interior islands must be distributed evenly throughout the parking area. 2. An interior island must be a minimum of 8 feet in width and be a minimum of 300 square feet in area. 3. All rows of parking must terminate with a landscaped interior terminal island. No more than 30 parking spaces may be located between terminal islands. 4. Interior islands may be consolidated or intervals may be expanded in order to preserve existing trees Effective Date: September 01, 2013

14 CHAPTER 7. GENERAL DEVELOPMENT STANDARDS Article 7.1. Parking Sec Bicycle Parking Facilities E. Median Islands 1. A landscape median island must be provided between every 6 single parking rows. 2. A landscape median island must be a minimum of 6 feet wide. 3. A median island may also serve as the location for a sidewalk connecting the parking and the use served by the parking area. The sidewalk must be a minimum of 5 feet wide. If trees or shrubs are planted in the median, the median with must be expanded by at least five feet. 4. Median islands may be consolidated or intervals may be expanded in order to preserve existing trees. F. Tree Coverage 1. Each interior island (and terminal interior island) must include at least 1 shade tree. 2. In no case shall there be less than 1 shade tree for every 2,000 square feet of parking area, except in an Urban Frontage or -TOD, where there shall be no less than 1 shade tree for every 4,000 square feet of parking area. G. Parking Lot Lighting 1. Lighting fixtures must be located at least 20 feet from a tree, measured from the pole of the lighting fixture to the trunk of the tree. 2. Additional requirements for lighting fixtures in parking lots are listed in Article 7.4. Site Lighting H. Tractor Trailer Staging, Loading and Parking in IH Districts The parking lot landscaping provisions do not apply to areas specifically designated for tractor trailer staging and loading areas and tractor trailer parking areas provided the staging, loading or parking area is screened along the street edge by a Type C1 or C2 street protective yard as set forth in Sec B. I. Administrative Alternate Findings The Planning and Development Officer in accordance with Sec may approve an administrative alternate subject to all of the following findings: a. The approved administrative alternate meets the intent of the vehicle parking lot regulations; b. The approved administrative alternate conforms with the Comprehensive Plan and adopted City plans; and c. The approved administrative alternate is considered equal or better to the standard. Sec Bicycle Parking Facilities A. Exemptions In no case is a single use or single lot required to provide more than 30 bicycle parking spaces. A mixed use facility shall not be required to provide more than 50 bicycle parking spaces. B. Required Types of Bicycle Parking Facilities 1. General Provisions Bicycle parking may be provided through various types of facilities, provided the facility meets the following: a. Bicycle racks are securely anchored, are easily usable with both U-locks and cable locks and support a bicycle at 2 points of contact to prevent damage to the bicycle wheels and frame. b. Spacing of the racks shall provide clear and maneuverable access. c. Where a bike can be locked on both sides without conflict, each side can be counted as a required space. d. Facilities may be placed on private property or within the public right-ofway. Short-term and long-term facilities must comply with the Raleigh Street Design Manual. 2. Short-Term Bicycle Parking Short-term bicycle parking must be publicly accessible and convenient. Short-term bicycle parking must be located no more than 100 feet from the building entrance the bicycle rack is intended to serve. 3. Long-Term Bicycle Parking Long-term bicycle parking provides employees, students, residents, commuters and others who generally stay at a site for several hours a protected and secure place to park. Required long-term bicycle parking must meet the following standards Effective Date: September 01, 2013

15 Article 7.1. Parking CHAPTER 7. GENERAL DEVELOPMENT STANDARDS Sec Vehicle Loading Areas a. Long-term bicycle parking must be covered and weather resistant. b. Long-term bicycle parking must be located no more than 300 feet from the building entrance or 660 feet from a parking structure. Sec Vehicle Loading Areas 2. Crushed stone or crush and run must be delineated with anchored manmade material or natural landscape edging materials that define and contain the stone or crush and run. 3. These regulations shall apply to manufactured homes. A. Loading Not Required If determined by the Planning and Development Officer, adequate space must be made available on-site for the unloading and loading of goods, materials, items or stock for delivery and shipping. B. Location If a loading area is provided, it must meet the following standards. 1. Loading areas must be located to the side or rear of buildings and be screened as set forth in Sec B. 2. Loading areas cannot be located in an A or B neighborhood transition zone. 3. With the exception of areas specifically designated by the City, loading and unloading activities are not permitted in the public right-of-way. 4. Loading and unloading activities may not encroach on or interfere with the use of sidewalks, drive aisles, queuing areas and parking areas by vehicles or pedestrians. Sec Parking for Single- and Two-Unit Living All off street parking and driveway areas located in the front yard area that serve single- and two-unit living must meet the following standards. 1. Parking and driveway areas must be constructed of permanent non-erodible surface treatment as follows: a. porous or semi-porous monolythic or paver materials; b. masonry or concrete pavers; c. poured concrete or asphalt; or d. crushed stone or crush and run installed with a minimum depth of 4 inches. Supp. No Effective Date: September 01, 2013