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Home My WebLink AboutProposed Building Quality Manual Presentation 12-11-17BUILDING QUALITY MANUAL FOR RESIDENTIAL AND COMMERCIAL DEVELOPMENT IN WESTLAKE DECEMBER 11, 2017 COUNCIL WORKSHOP PART 1: WHY WESTLAKE NEEDS THIS TO ACHIEVE WHAT THE PRESENT DELIVERY SYSTEM DOES NOT ACHIEVE •Most, not architects, untrained •Plan set required for a permit is overly simplistic (Roof Plan, Floor Plan, General Elevations, Site plan, Electrical Plan. •Key decisions of style and quality made by the trade,not by an architect. •Designer works for the builder. PART 1: WHY WESTLAKE NEEDS THIS TO PROTECT THE UNUSUAL PRICE POINT DISTINCTION OF THE SUB-MARKET •Greater investment merited because of enduring value •Residential sub-markets are defined by contextual distinctions = Natural Fabric, High Quality, Schools, Community Amenities, Population. •What prevents the Westlake market from becoming assimilated by the neighboring sub-markets…Building Quality PART 1: WHY WESTLAKE NEEDS THIS TO MAKE THE MOST OF THIS UNUSUAL OPPORTUNITY AND THERBY BENEFIT FUTURE GENERATIONS •70%unbuilt…no remediation necessary…can create the vision •Unusual residential land supply in a context of land shortage for higher end markets •Economic development for the emerging industrial cluster. PART 1: WHY WESTLAKE NEEDS THIS JOHN RUSKIN: When we build, let us think we build forever. Let it not be for present delight nor for present use alone. Let it be such work as our descendants will thank us for; and let us think, as we lay stone on stone, that a time is to come when those stones will be held sacred because our hands have touched them, and that men will say, as they look upon the labor and see the wrought substance of them, “SEE THIS OUR FATHERS DID FOR US.” PART 2: THE MANUAL DIVIDED INTO 5 SECTIONS •Section1: Principals of Design •Section 2: Principals of Development Planning •Section 3: Residential Construction Quality Standards •Section 4: Non-Residential Construction Quality Standards •Section 5: Landscaping PART 2: THE MANUAL Section 1:Principals of Design •Composition, style expression, continuity, Complexity/ Legibility, Order, Natural Fabric Integration/ Preservation The Old Way of Seeing by Nathan Hale PART 2: THE MANUAL Section 1:Principals of Design, EXAMPLE •Closure details (at openings, corners, roof/wall junctures, and horizontal offsets) are areas where design solutions contribute to the detailed appearance of an elevation. Therefore, the design of buildings in Westlake must consider closure details as an opportunity for crafted articulation PART 2: THE MANUAL What happens when you do not enforce such principals PART 2: THE MANUAL Section 2: Principals of Development Planning •Connection, Adjacency, Transition •Comp Plan Implementation •Natural Preservation/Restoration •Pedestrian Linkage •Adjacency Recognition •Storm Water Management PART 2: THE MANUAL Section 2: Principals of Development Design, EXAMPLE 1 •Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must (to the extent that the scope of the plan addresses this issue) preserve…significant plant communities and mitigate loss of communities. PART 2: THE MANUAL Section 2: Principals of Development Design, EXAMPLE 2 •Minimize structured means of water management: Minimize the use of cross drainage structures, armored channels, concrete flow ways, and other such structured solutions to storm water management. Unless such structures are for the purpose of creating a pedestrian/urban activity at the water edge. •Maintain natural land shapes and forms in the creation of detention/ retention facilities and created drainageways (hereinafter flow management facilities): Water collection points and/or those created by nature have shapes that are clearly organic. Therefore, avoid straight lines, hard angles, and regular geometric shapes in the creation of flow management facilities. PART 2: THE MANUAL Section 3:Residential Construction Quality Standards •Sitework (cleanliness, order), Tree Protection, Drainage, Natural Fabric Preservation •Grading, Building Street Relationships, Foundations •Walls (section design), Building Offsets, Openings (general), Relief, Craftsmanship,Material Transitions. •Openings (design, glazing) •Roof (form, pitch, gutters, type) •Detailing •Fireplaces and Chimneys •Gates, Walls, and Fences •Entries and Garage Doors •Exterior lighting •Wrought iron PART 2: THE MANUAL Section 3: Residential Construction Quality Standards, EXAMPLE 1 •Material changes in any elevation of a residential structure may only occur under the following conditions: •Material changes at an inside corner •Material changes that addresses an outside corner must wrap the corner and change at a location at least 12 inches from that corner as termination of an architectural detail/ element (such as a corner pilaster) •Material change wherein the different material is contained within a distinct architectural form that projects from the primary architectural mass. •Material change reflecting an off-set between a lower floor and an upper floor where the offset is at least 6 in. Material changes within the same architectural plane are prohibited. PART 2: THE MANUAL Section 3: Residential Construction Quality Standards, EXAMPLE 2 All Natural Stone used in Westlake must be laid in the veneer wall in a manner that replicates the coursing characteristics of load bearing stone work. “Coursing” means that the stones are: •Generally laid in the wall as they would lay on the ground •Consistently tight mortar joints… •When the juncture of stones requires a large area of mortar, to maintain a level coursing pattern, smaller stones (called chinking stones) shall be used. •Coursed stone patterns are generally acceptable... •Cultured stone or other faux stone products are prohibited •All stonework shall be laid in such a manner as to avoid stacked joints. ..have toothed corners PART 2: THE MANUAL Section 4: Non-Residential Construction Quality Standards •Sitework (Relationship to adjacent development…vehicular, natural fabric, pedestrian, landscape connection, site condition during construction, natural drainage) •Integration of water •Parking during development •Tree protection •Grading •Screening •Walls (wall systems, wall finishes, offset at openings, horizontal relationships) •Openings (Glazing and glazing systems, offset, articulation) •Building at the ground Plane •Roof (materials, form, skyline) •Parking (form, expanse rural/urban setting, landscaping) PART 2: THE MANUAL Section 4: Non-Residential Construction Quality Standards, EXAMPLE 1 •Wall systems: Generally, veneer walls over frame construction are discouraged in non- residential development unless the frame adds dimension to the wall to replicate the relief of a load-bearing masonry construction. Whether a modified frame or a load bearing masonry wall the offset between the exterior wall plane and the surface of any window or door shall be a minimum of ___8 inches. Where masonry spandrel systems are employed for taller buildings, such systems must provide the same relief. PART 2: THE MANUAL Section 4: Non-Residential Construction Quality Standards, EXAMPLE 2 •Submit a grading plan for Town approval that identifies the existing topography and proposed topography after grading as well as any proposed grade retaining structures. •Any proposed grading which engages a natural slope of 18% or greater shall acquire Town approval. •To the extent reasonably possible, Westlake encouraged that grade changes across a site be accommodated with architectural solutions that are integral to the primary development and not with independent retaining structures meant to create lot pads where vertical development occurs independent of natural grade. PART 2: THE MANUAL Section 5: Landscaping •General: Extension and integration of indigenous natural fabric,Natural forms over ornamentation, Parking during development, Rural/Urban treatments •Residential Landscaping: Layered designs •Non-residential: Case by case DISCUSSION