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Home My WebLink AboutBuilding Quality Manual Presentation 05-13-19BUILDING QUALITY MANUAL FOR RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT IN WESTLAKE MAY 13, 2019 PLANNING COMMISSION BRIEFING 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 THEREBY 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.” The Building Quality manual is an essential part of the Tool Kit through which the Comprehensive Plan can be implemented in a 100% zoned setting PART 1: WHY WESTLAKE NEEDS THIS Passed by Council in 2016 Adopted by Council in 2017 To Protect Submarket Distinction and Town Identity Maintain distinction from the built fabric of other sub-markets PART 1: WHY WESTLAKE NEEDS THIS PART 2: THE MANUAL DIVIDED INTO 6 SECTIONS •Section1: Site Planning •Section 2: Architectural Design •Section 3: Site Treatment During Construction •Section 4: Single Family-Residential Construction Quality Standards •Section 5: Non-Single Family Construction Quality Standards •Section 6: Protecting, Restoring, and/or Remembering the Indigenous Natural Fabric in Landscape Design PART 2: THE MANUAL Section 1: Site Planning Standards •Mitigate tendency of site specific development to be isolated and create a fragmented Town Fabric. •Consistent relationship between development and the Public Domain •Preservation of natural features and systems •Greater vehicular connectivity •Vision of the Comprehensive Plan PART 2: THE MANUAL Example of Site Planning Standards 1.1: Relationship to, and Connection with the Town Fabric If located in an established context manifest features of the context in the participating development. Such as Street themes, Continuity of water bodies, Continuity of Road Section, etc. 1.3 Natural Fabric Preservation Preserve or mitigate the loss of wooded areas and significant trees PART 2: THE MANUAL Example of Site Planning Standards 1.9: Storm Water management Facilities •Minimize structured means of water management •Maintain natural land shapes and forms in the creation of detention/retention facilities and created drainageways •Restore and extend the natural fabric •Respect natural sub-systems that flourish within natural systems PART 2: THE MANUAL Section 2:Architectural Design •Composition, Continuity, Articulation, Style Integrity, Relief, Enclosure, Addressing Ubiquitous Building Types The Old Way of Seeing by Nathan Hale When Town applied to design of the Fire station PART 2: THE MANUAL Example of Architectural Design Standard 2.5: Articulation of Closure Details 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 A good example = Schwab treatment of soffits PART 2: THE MANUAL Example of Architectural Design Standard 2.8: Retaining Grade Retaining grade within the Architectural Envelope as much as reasonable 2.10: Architectural Enclosure All projected stairs, elevator shafts, cantilevered building projections and bays must be contained within an Architectural Skin or expressed within the roof massing or fully contained within a mass defined by a larger form PART 2: THE MANUAL What happens when you do not enforce such principals PART 2: THE MANUAL Section 3:Treatments during Construction and accommodation of Site Facilities/ Service •Site construction related practices •Natural fabric and systems protection/ preservation •Grading •Screening •Utility Services •Loading PART 2: THE MANUAL Example of Treatment during Construction 3.4: Tree Protection •Tree fencing •Tree marking •Ground Compaction •Maintenance of normal hydration PART 2: THE MANUAL Example of Treatment during Construction 3.5: Non-Residential Construction Quality Standards •Grading Plan: 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. •Avoid Steep Grades: Any proposed grading which engages a natural slope of 15% or greater shall acquire Town approval. •Grade within the Building Area: Grading within the Building Area identified on the approved grading plan. •Conform to Tree Protection Standards PART 2: THE MANUAL Section 4:Single-Family Residential Construction Quality •Building/Street relationships •Foundation •Walls •Offsets •Relief •Materials/ Material Transition •Trim, Openings, Roof, Style Details, Fire Places. Gates/Walls/Fences, Entries, Garage Doors, Wrought Iron PART 2: THE MANUAL Example of Single-Family Residential Construction Quality 4.9 Material Transition Material changes in any elevation of a residential structure may only occur under the following conditions: •Material change at an inside corner •Material change 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 Example of Single-Family Residential Construction Quality 4.5 Material and Material Use 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 5: Non-Residential Construction Quality Standards •Addressing ubiquitous building types •Walls •Openings •Roof •Parking PART 2: THE MANUAL Example of Non-Residential Construction Quality Standards 5.2 Walls: •Wall Systems: 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. •Wall Finishes •Control/Expansion Joints •Masonry Materials •Non-Masonry Materials •Glass Structures and Horizontal relationships within the wall PART 2: THE MANUAL Section 6: Landscaping General: Extension and integration of indigenous natural fabric, Natural forms over ornamentation, Parking during development, Rural/ Urban treatments DISCUSSION