36 site tests of C.7. Building Articulation Menu as recommended to be amended PZC Case / May 18, 2015
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1 36 site tests of C.7. Menu as recommended to be amended PZC Case / May 18, 2015 Attachment C 1. 7 th Place Condos th and E Townhomes nd and Spenard nd and Jewel Lake th and Jewel Lake 6. Admirals Cove 7. Ashbury Commons 8. Aurora Square 9. Brookshire/Vista Ridge 10. Chandlers Cove 11. Chugach Meadows Chugach Meadows Chugach Towers 14. CityView II 15. Denali Park Place 16. Eagle River Town Park 17. Eklutna Estates Fire Eagle Apartments 19. Fox Ridge and others 20. Heritage Place 21. Jewel Lake / 84th 22. Grass Creek North Apts. 23. Grass Creek North Group Lakeridge Townhouses 25. Lumen Park Townhouse 26. Lumen Park Senior Apts. 27. Northwood Apartments 28. Park Plaza II 29. RurAL CAP Safe Harbor 30. Sixteen South 31. South Addition 2-units 32. Sunbeam Apartments 33. Tudor Commons 34. UAA Drive Townhouses 35. Whisperwood 36. Zion Court Townhouses 1 31 of 91
2 Test Findings Summary: 1. Most building facades that provide at least some façade relief achieve the minimum of three or four features. 2. As wall modulation is no longer required, buildings that provide façade relief in other ways are able to comply. Examples: Jewel Lake townhomes; Lumen Park Senior Apts.; Eklutna Estates 2; RuralCAP Safe Harbor 3. As the wall modulation choice has become flexible (less prescriptive) nearly all buildings the provide wall offsets receive proper credit for them. Examples: Aurora Square; Grass Creek North; Northwood Apartments; Sixteen South; Zion Court 4. The menu appears to avoid favoring one historical building era or architectural style over another. Both old and recent, traditional and modern buildings seem to comply at similar rates. 5. The amended menu including lower cost choices enables the majority of facades tested on entry level and moderate income structures to comply. It does not appear a serious regulatory barrier to affordable housing. Examples: Ashbury; Brookshire; Chugach Meadows main façade; Heritage Place; Whisperwood 6. The menu still achieves its objectives to discourage blank walls and lack of façade relief, and would require some enhancement to certain developments. Multifamily: 7 th Place end wall; 82 nd and Jewel Lake; Sunbeam Apartments Townhouse: Denali Park Place; South Addition Example B; Lakeridge; Tudor Commons 7. Four menu choices appears easily achievable for main facades. It is important to require at least 4 features. Some main facades that achieve three do not achieve the objectives. By contrast, three features is a more reasonable expectation for end walls. Main facades: 86 th and Jewel Lake; 82 nd and Jewel Lake; Brookshire; Fire Eagle; Sunbeam End walls: 86 th and Jewel Lake; Ashbury Commons; Eagle River Town Park; Chugach Meadows of 91
3 1. 7 th Place Condominiums 7 th Ave. Facade End Façade on Cordova Street 7 th Ave. Facade Cordova Street Facade 6 out of 4 required: 0 out of 3 required: add 3 more 3 33 of 91
4 2. 11 th and E Street Townhomes E Street Facade 11 th End Facade 5 out of 4 required: 1 out of 3 required: add 2 more 4 34 of 91
5 3. 32 nd and Spenard Road Townhomes 32 nd Ave Elevation 4 out of 4 required: 5 35 of 91
6 4. 82 nd and Jewel Lake multifamily 4-plexes (2006) Front Facade End Façade Front Facade End Façade on 82nd 2 out of 4 required: add 2 more 0 out of 3 features: add 3 more 6 36 of 91
7 5. 86th and Jewel Lake Long 86 th Facade End Façade on Jewel Lake 86 th Ave Facade or Jewel Lake End Facade 2 out of 4 required: add 2 more 3 out of 3 required: 7 37 of 91
8 6. Admirals Cove (DeBarr Rd.) DeBarr Road end facade Long facade 5 out of 3 required: 6 out of 4: 8 38 of 91
9 7. Ashbury Commons 2-unit townhouses Front Entry Elevation Street Facing Side Elevation Front Entry Elevation View from Street 3 menu choices needed 5 out of 4 required: 3 out of 3 required: 9 39 of 91
10 8. Aurora Square Townhouses Front Facade End Facade Front Entry Facade End Façade on Northern Lights 5 out of 4 required: 4 out of 3: of 91
11 9. Brookshire / Vista Ridge 2-unit townhouses Brookshire Vista Grande Brookshire Vista Ridge Loop 4 out of 4 required: 4 out of 4 required: of 91
12 10. Chandlers Cove Long Facade End Façade Almost Almost Almost 3 of 4 required: add 1 more 2 of 3 required: add 1 more of 91
13 11. Chugach Meadows 1 entry level townhouses (2011) Front Facade End Facade b. Overall Build. Modulation Front Facade e. Ornamental Features and End Façade on side street 5 out of 4 required: 1 out of 3 required: add 2 more of 91
14 12. Chugach Meadows 2 entry level townhouses (2011) Front Facade End Facade Front Facade End Façade on street 3 out of 4 required: add 1 more 1 out of 3: add 2 more of 91
15 13. Chugach Towers (in Foxridge) Main Elevation 4 out of 4 features: of 91
16 14. CityView II (2015) 14 th Ave Façade C Street Façade C Street 14 th Ave 14 th Avenue Facade 5 out of 4 required: 6 out of 4 required: of 91
17 15. Denali Park Place Townhouses (in Fairview) Both Street Facades End Façade: 3 features required Long Façade: 4 features required 1 feature: add 2-3 more of 91
18 16. Eagle River Town Park area Front Elevation Side Elevation 4 out of 4 required: 3 out of 3 required: of 91
19 17. Eklutna Estates 2 Senior Housing (2014, as proposed) West Façade Main Entry South Façade Centennial Cir. East Façade b. Overall Build. Modulation East and North Façade View e. Ornamental Features and West (Main Entry) Facade South (Centennial) Facade East (Open Space) Façade 5 out of 4: 5 out of 4: 4 out of 4: of 91
20 18. Fire Eagle (in Chugiak-Eagle River) Main Elevation 3 out of 4 required: add 1 more of 91
21 19. Foxridge, Country Square, Town Square, others (1980s-2000s) Main Elevations 4 out of 4 required: of 91
22 20. Heritage Place entry level 4-plexes (Eagle River) Main Elevation 6 out of 4 required: of 91
23 21. Jewel Lake and 84 th Townhouses Main Entry Facade Jewel Lake Rd. Facade 4 out of 4 : 3 out of 4: add 1 more of 91
24 22. Grass Creek North Apartments (2015) Main Entry West Facade Muldoon East Facade or or West (Main Entry) Elevation East (Muldoon) Elevation 5 out of 4 : 5 out of 4: of 91
25 23. Grass Creek North Group 2 Townhouses (2015) Main Entry Facade End Wall Facades on one side 4 out of 4 : 3-4 out of 3: of 91
26 24. Lakeridge entry level townhouses Lakeridge : door windows 1 out of 4 required: add 3 more of 91
27 25. Lumen Park 6 unit townhouse Lake Otis Facade Entry Facade 3 out of 4 required: add 1 more 3 out of 4 required: add 1 more of 91
28 26. Lumen Park Senior Housing Entry Facade Lake Otis Facade Main Entry Façade (to confirm) (to confirm) : provide trees Lake Otis Facade 6 out of 4 required: 4 out of 4: of 91
29 27. Northwood Apartments (2012) South (long) Façade Northwood Dr. (end) Façade ( trim and roofline) South Façade South Facade Northwood Drive End Façade 5 out of 4 required: 4 out of 3 required: of 91
30 28. Park Plaza II Apartments 16 th Ave (front) Façade A Street (side) Façade 16 th Ave Facade 5 out of 4 required: 4 out of 4 required: of 91
31 29. RurAL CAP s Safe Harbor Muldoon (2015) Muldoon b. Overall Build. Modulation e. Ornamental Features and Main Façade on Muldoon Road 5 of 4 required: of 91
32 30. Sixteen South (2015) 3-unit Townhouses Main Facade Street End Facade b. Overall Build. Modulation e. Ornamental Features and or 4 out of 4 required: 3 out of 3: of 91
33 31. South Addition Examples 2-unit Townhomes Example A b. Overall Build. Modulation Example A Example B e. Ornamental Features and (has trim) Example B 6 out of 4 required: 0 out of 4 required: add 3 more of 91
34 32. Sunbeam Apartments West 26 th Ave. in Spenard (2005) Front Elevation 2 out of 4 required: add 2 more of 91
35 33. Tudor Commons 2-unit townhouses Long Facade Entry Façade (end façade) 3 out of 4 required: add 1 more 1 out of 3 required: add 2 more of 91
36 34. UAA Drive Townhouses Front Entry Facade End Façade on UAA Drive 4 out of 4 required: 2 out of 3 required: add 1 more of 91
37 35. Whisperwood entry level townhouses Building A Building B Building A Building B 4 out of 4 required: 5 out of 4 required: of 91
38 36. Zion Court Townhomes (2011) Front Facade End Facade Rear Facade b. Overall Build. Modulation Front Façade e. Ornamental Features and Front Facade Rear Façade 6 out of 4: 3 out of 3: 2 out of 4: add 2 more of 91
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