HomeMy WebLinkAboutZMA201800013 Review Comments Architectural Review Board Approval 2018-10-31Design Planning staff comments on ZMA 2018-13: Rio Road West
(10/31/2018 comments on plan dated 18 October 2018)
1. Illustrative Renderings (last page, unnumbered): The top image illustrates a building fronting Rio
Road that is likely to the meet the EC design guidelines. The proposed Code of Development
should more clearly identify the architectural elements/treatments that will be used to establish
a building with human scale and an active facade: ground -level transparency (indicate
percentage), fagade breaks (such as projected and recessed bays across the length of the
elevations) dispersed along the length of the elevations (indicate length/frequency
measurement), stories differentiated by varying materials, and architectural detailing and
elements including but not limited to canopies, balconies, water tables, string courses, cornices,
varying roof forms, etc.
Illustrative Renderings (last page, unnumbered): The caption for the bottom image states that
the rendering depicts an active fagade. The vast majority of the building appears to be solid wall
with no fenestration at ground level. This opacity does not constitute an active facade.
3. Sheet 6 and 17 and elsewhere: "Adequate first floor transparency" is noted in multiple
locations. Define "adequate"
4. Sheet 7:
a. Eliminate the "max: 2 stories" entries from the neighborhood Greenspace/Conservation
Area column.
b. The preference for minimum stories for primary structures in the Active Urban zone is 4
stories, with 3 stories as a minimum.
c. Stepbacks in the Active Urban Zone should be increased to a minimum of 15' and should
be provided for any buildings over 4 stories in height and at the fourth story and above.
d. The comment regarding easements in the Build-to-Line/Active Urban entry should be
removed. Easements should honor the build -to line.
5. Sheets 7 and 13: Clarify and coordinate the requirements for setbacks.
6. Sheets 8 through 11: Simplify the tables for better clarity.
7. Sheet 17: Revise the last sentence of the paragraph on the right side of the sheet to require
multiple treatments for active facades (i.e., a mural alone and in and of itself does not constitute
an active fagade).