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HomeMy WebLinkAbout2994 RESOLUTION NO. ~qCft A RESOLUTION of the City Council of the City of Bremerton, Washington, adopting Highland A venue/Pleasant Avenue design guidelines. WHEREAS, the City Council adopted new city-wide zoning regulations on November 30, 2006; and WHEREAS, the new regulations specify a 60 foot maximum height in a Downtown Regional Center residential area along Pleasant and Highland avenues; and WHEREAS, concurrent with the adoption of the height limitation, the City Council directed that design guidelines be prepared to mitigate the impact of new, higher-density residential developments on existing residences in the Pleasant / Highland A venue residential area; and WHEREAS, a public involvement process including three public meetings and three meetings of a stakeholder work group prepared draft design guidelines for consideration by the City Planning Commission; and WHEREAS, the City Planning Commission held a public hearing on the draft guidelines on March 21, 2006, and WHEREAS, the Planning Commission voted unanimously on March 21, 2006, to recommend the final draft guidelines to Council for adoption; WHEREAS, the City Council held a public hearing on the Planning Commission's recommended draft guidelines on aMu 7. ;).00 (, and found them to be an effective means to accommodate new, higher derfsity residential development within the Highland / Pleasant Avenue residential area; NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF BREMERTON, WASHINGTON, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Recitals and Finding of Fact Incorporated. The recitals set forth in this resolution are hereby incorporated as if fully set forth herein. SECTION 2. The Findings and Conclusions of the Planning Commission as set forth in Exhibit A are hereby adopted and incorporated as if fully set forth herein. SECTION 3. The Highland A venue /Pleasant A venue Design Guidelines set forth in Exhibit B are hereby adopted and incorporated as if fully set forth herein. 1 Highland A venue/Pleasant A venue Design Guidelines SECTION 4. Severability. If anyone or more sections, subsections, or sentences of this Resolution are held to be unconstitutional or invalid, such decision shall not affect the validity of the remaining portion of this Resolution and the same shall remain in full force and effect. SECTION 5. Effective Date. This Resolution shall take effect and be in force immediately upon its passage. ~SED by the City Connei I of the Ci ty of Bremerton, Washington th is 'Zhb_ day of , 2006. (' ~~5t~ CECIL McCONNELL, Colmcil President R R:\Legal\Legal\Resolutions\Commllnity Development\Highland-Pleasant Design GlIidelines.d c 2 . Highland Avenue/Pleasant Avenue Design Guidelines EXHIBIT A FINDINGS AND CONCLUSIONS OF THE CITY OF BREMERTON PLANNING COMMISSION Summary - Proposal to recommend to the City Council adoption of the Highland Ave. / Pleasant Ave. Design Guidelines. I. FINDINGS OF FACT 1. Project Description At the time of the 2005 Zoning Code adoption on November 30th, City Council deliberated on appropriate building heights in the Highland Ave. / Pleasant Ave. residential area. City Council adopted a 60' building height limit with a moratorium on building heights over 40' until staff could create design guidelines for new large-scale structures. The Highland Ave.! Pleasant Ave. residential area contains some high quality architecture. There is a wide range of homes including several with notable design character and historic qualities. Many homes date to the early part of the 1900's. Most existing structures are the scale of single family homes, though many of the larger stately homes have been converted to apartments. The Highland Ave. / Pleasant Ave. Design Guidelines help create a 'good fit' between new, larger scale multifamily structures and existing residences in this area. To the greatest possible extent, the guidelines seek to reduce the impacts of new structures up to 60 feet tall, on smaller scale residences. The Highland Ave.! Pleasant Ave. Design Guidelines are applied at the time of land use and building permit applications for any new development within the designated guidelines area. The guidelines are a complement to the City of Bremerton Zoning Code and are administered by the Director of Community Development. All new, housing developments of 4 or more attached dwelling units in the study area are subject to the guidelines. 2. Procedural History 2.1 November 30th, 2005. City Council adopts 60' height limit with moratorium on building heights above 40'. 2.2 December 29th, 2005. Public Meeting held. 2.3 January 9th, 2005. Public Meeting held. 2.4 January 1ih, 2006. Stakeholder Committee Meeting held. 2.5 January 25th, 2006. Stakeholder Committee Meeting held. 2.6 February 1, 2005. City Council extends moratorium to mid-April. 2.7 February th, 2006, Public Meeting held. 2.8 March 16th, 2006. Stakeholder Committee Meeting held. 2.9 March 21St, 2006. Planning Commission Public Hearing held & recommended to City Council for adoption. EXHIBIT A 3. Public Comment 3.1 Numerous individuals provided comments at Public Meetings, Stakeholder Committee meetings and to the Planning Commission. 3.2 The planning process included a "Stakeholder Committee" comprised of the following members: a. Rex Garland. PO Box 343, Bremerton. b. Ginger Perkins. 3879 NW Munson, Silverdale. c. David Kelley. 644 Pleasant Ave. d. Claire Schrodt. 631 Washington. e. Michael Brown. 3331 Kitsap Way. f. Steve Priest. 904 Highland Ave. g. Kyle Cruver. PO Box 847, Bremerton. h. John Ales. 405 Shore Drive, Bremerton. i. Andy Kosusko. 220 Shore Drive, Bremerton. j. Nancy Stephenson. 642 Washington. 3.3 Individuals attending Public Meetings include the following: a. Bernard Bell. 937 Pleasant Ave. b. Dallas J. Graves. 650 Highland Ave. c. Wally C. NW Solnae Pl., Bremerton d. Sally Banfill. 912 Highland Ave. e. Kay Gapp. 215 NW Solnae pl., Bremerton f. Dent Colleen Carleson. 823 Kaster Dr. NE g. Donald Smithhisler. 645 Washington Ave. h. M. Shane Schrodt. 637 Washington Ave. i. Claire Schrodt. 631 Washington Ave. j. Rory Henneck. 930 Highland Ave. k. Dave Hedger. 2623 Terrace. I. Noah Reddell. 941 Highland. m. AI and Sheila Smith. 636 Pleasant Ave. n. Jason Troxel. 627 Washington Ave. o. Michael Brown. 3331 Kitsap Way. p. Wesley Larson. 3218 Eastlake Ave. E., Seattle. q. Joanne Hanson. 915 Highland Ave. r. Lee Hanson. 915 Highland Ave. s. S. Smith. 636 Pleasant. t. Noah Reddell. 941 Highland. u. Don Large. PO Box 275, Bremerton. v. Nancy and Gary Stephenson. 642 Washington. w. Wendy Miles/ Ed Wolfe. 216 6th St. x. Emily Moshay. PO Box 847, Bremerton. y. Helen Miller. PO Box 788, Bremerton. z. Curtis Lending. 631 Washington. EXHIBIT A 3.4 Individuals providing written and verbal testimony to Planning Commission: a. Neils Royer. rovern@zgi.com b. Annie L. Barrus. 908 Highland Ave. c. Sally Banfil!. sbanfill@oz.net d. Adam Brockus. 1146 Perry Ave. e. Rachel Ziegler. 914 Higland Ave. f. Steve Priest, 904 Highland Ave. g. Donald Smithhisler. PO Box 1016, Bremerton. h. Michael Brown. 3331 Kitsap Way, Bremerton. I. Wendy Priest. 904 Highland Ave. 4. Comprehensive Plan Consistency The Design Guidelines are intended to carry out the vision of the Comprehensive Plan. The Design Guidelines seek to ensure that additional density prescribed for the Downtown Regional Center by the Comprehensive Plan is compatible with the existing residential area. Numerous Comprehensive Plan goals and policies call for design guidelines that are neighborhood-specific. Additionally, the Planning Commission emphasizes that several policies in the Comprehensive Plan, within the Community Character Element, call for collaborative and community-based sub-area planning for the edges of the Downtown Regional Center. A selection of Comprehensive Plan goals and policies achieved by, and relevant to the Design Guidelines include the following. 4.1 Page LU-50 Description of Land Use Designation for the Downtown Regional Center. Density: 40 units per acre Height: Varies per zoning code. 35 Feet - 120 Feet. Structure Type: Various, single use residential and commercial, and / or mixed use structures. Character. The Downtown Regional Center offers well integrated employment, shopping and residential opportunities as part of a larger urban core. A primary goal is to provide an active street life. Location: Downtown area. Policy direction: Create and revitalize the downtown as the premier urban center of the West Sound region, providing jobs, residential opportunities, and cultural and economic activities." 4.2 CC1 B Ensure that new development is of a type, scale, orientation, and design that improves upon the neighborhood's desired and defined character, aesthetics, and qualities. 4.3 Community Character Element Page CC-13 - "...Design Standards based on the Community Character goals and policies, shall be developed and applied as requirements to projects in the Centers which meet certain thresholds. Finally, Design Guidelines developed through sub-area planning processes, shall be EXHIBIT A administered within areas of the City such as neighborhoods and newly designated Centers" 4.4 Language in Overall Vision Statement (Pg. 15) "Downtown is at the core of the inter-connected Centers with a vibrant, unique concentration of services, public resources, and attractions. In conjunction with building such mixed use urban settings, the qualities of single family areas and other cohesive and healthy neighborhoods will be preserved and protected." 4.5 Policy LU 3E "Provide development incentives and flexibility within the Zoning Code to encourage desirable design elements with flexibilities within the Zoning Code provisions for all new development and redevelopment. . Establish a creative and cooperative process for design solutions. . Establish value criteria and a corresponding system to allow tradeoffs and exceptions between development standards and design standards." 4.6 Policy LU 11A Provide for growth through increased densities in Neighborhood Centers and designated activity Centers. 4.7 Policy LU11 D Strategically locate mixed-use development and higher density development around existing infrastructure and transportation hubs. 4.8 Goal LU13 Achieve a vibrant and active downtown. 4.9 Goal CC1 Demonstrate excellent urban design qualities in new development. 4.10 Policy CC1A Utilize urban design guidelines, standards, and project review procedures to promote high-quality development that enhances the positive effects of new investment in neighborhoods. 4.11 Policy CC2C Encourage building and site design that allows a variety of housing forms and also is compatible with the character of the immediate surrounding area, thereby generating community support for new types of housing development. 4.12 Policy CC48 Utilize design guidelines that are understandable, enforceable, predictable, and consistent when applied to sub-areas, Centers, and individual neighborhoods, in order to evaluate proposed development. 5. Supplement to the Zoning Code The proposed design guidelines are fully consistent with the City of Bremerton Zoning Code, Title 20. The design guidelines are applied within the BMC Chapter 20.79, MR zoning designation. EXHIBIT A 5.1 No conflicting regulations. The Design Guidelines are applied in addition to all of the development standards contained within the MR zone. None of the guidelines are in conflict with the MR Chapter. Development and building types encouraged by the Design Guidelines are fully allowable per the MR zone. 5.2 Cross Reference. A cross reference has been added to Figure 20.74(a) of the BMC. This empowers the Design Guidelines. 5.3 Supplement, Not Additional Standards. The Design guidelines are not an amendment or addition to the BMC Zoning Code. Instead, the guidelines are a manual for additional assistance to the Director for making what effective Type I Decisions, and determining SEPA impacts. The guidelines also inform applicants of the City's desired and preferred design elements. II. CONCLUSIONS & RECOMMENDATION Based on the findings above, the Planning Commission approves and recommends the Highland Ave. / Pleasant Ave. Design Guidelines to the City Council for adoption. The Planning Commission finds the Design Guidelines to be an effective set of measures to help new larger-scale structures up to 60 feet tall 'fit in' with the existing Highland / Pleasant residential area - to the extent possible. The Planning Commission finds the Guidelines to be clear, to advance high quality design, and to encourage design features that reduce the impacts of new large-scale buildings on neighbors. In recommending the Guidelines for adoption, the Planning Commission does not address the separate issue of whether 60 foot height limits are appropriate for the Highland Ave. / Pleasant Ave. residential area. The Planning Commission emphasizes that the Design Guidelines are crafted per City Council's direction to address buildings with height limits up to 60 feet, but suggests that the Guidelines may be applicable and beneficial to new larger-scale structures with other maximum heights. For Council's consideration, the Planning Commission underscores several points related to earlier recommendations, and the Comprehensive Plan. First, the Commission reminds Council that the recommendation for height limits at the time of zoning code adoption (November, 2005) was 40 feet. The Commission believes the 40 foot height limit was arrived at through extensive deliberation, including deliberation at the Council level in workshop format. The Commission also notes that prior to the 40 foot recommendation (which was based in part on Council input), the Commission had recommended a 50 foot limit for this area as part of a preliminary Zoning Package. (Package #4, September, 2005.) Secondly, the Planning Commission points out several highly relevant Comprehensive Plan directives, though the Commission understands that various Comp Plan goals and policies must be balanced. The Comprehensive Plan clearly suggests that special care EXHIBIT A is required when considering new, more intense, development in neighborhoods. (See Policy CC1 B.) Design Guidelines can help mitigate the appearance and feel of new buildings, but only the underlying zoning parameters can control a building's scale. By including language about preservation in the overall Vision Statement, the Comprehensive Plan placed a high priority on preservation in conjunction with new development in Centers. (See Vision Statement pg. CC-1.) The Comprehensive Plan also states that design guidelines should be developed through sub-area planning. (Page CC-13, Community Character Element). In light of these Comprehensive Plan directives the Commission suggests that the edges of the Downtown Regional Center be among the highest priorities for Sub-Area Planning, especially since Sub-Area planning may be an effective avenue to reach resolution and consensus on scale issues in the Highland Ave. / Pleasant Ave. residential area. Respectfully submitted by: Executive Secretary Approved by: John Cockburn, Chair rFITfuwT.bjlttlWl~l if~\V~a Il JfUJl(S[l~~lWllt /o\\VtSa <9 'fR\D a 01 a r.:!Il ""I a J.Jd.i~~J1CMlJl \0U.T!U.(Qi(S! nwl(S~ <9 I Design Guidelines - Overview Purpose The 2004 Bremerton Comprehensi ve Plan calls for increased density to help restore vitality to Downtown which is designated as Kitsap County's only Regional Metropolitan Center. The Highland / Pleasant residential area is adjacent to the Downtown Core area and is intended to accommodate new, higher-density development to realize the vision of the Comprehensive Plan. The Highland / Pleasant Design Guidelines help create a 'good fit' between new, larger scale multifamily structures and existing residences in this area. The Highland / Pleasant residential area contains some high quality residential architecture. There is a wide range of homes including several with notable design character and historic qualities. Many homes date to the early part of the 1900's. Most existing structures are the scale of single family homes, though many of the larger stately homes have been converted to apartments. For these reasons, particular attention should be given to how well new buildings fit with the existing residences. Design guidelines are an effecti ve tool to insure that new projects relate well to these surroundings. Application of The Guidelines 1 The Highland / Pleasant Design Guidelines are applied at the time of land use and building permit applications for any new development within the designated guidelines area (see boundaries on the following page). The guidelines are a complement to the City of Bremerton Zoning Code and are administered by the Director of Community Development. All new, housing developments of 4 or more attached dwelling units are subject to the guidelines. Design guidelines are more discretionary than quantitative standards (such as zoning rules) and afford greater leeway to the designer. Photos and diagrams are included in the guidelines to illustrate characteristics that new development is expected to achieve - and, just as importantly - to avoid. Not every guideline is pertinent to every project, but project designs should make a positive response to all that are relevant. Developers and designers should articulate how their proposal achieves the intent expressed by the guidelines. The Director of Community Development can only issue permit approvals for those projects that reasonably satisfy the guidelines that apply. June 7, 2006. The Director may convene an ad hoc advisory review committee of surrounding residents and property owners for any project application. The Director has discretion on how to incorporate the committee's comments in project review. The applicant can appeal the Director's Type I decision, including all conditions that are derived from the guidelines, to the City Hearing Examiner. Design Guiqelines · Study Area I The study area is located within the Downtown Regional Center designation of the Comprehensi ve Plan. The Highland / Pleasant neighborhood is bounded generally by 6th St. to the South, the mid-block lot line betweeen Pleasant Ave. and Pacific Ave. to the west, 11 th St. to the north, and the Puget Sound shoreline to the east. 2 -,,-,~ "'", CJ'L, ," ' I ,/ p;~+ .l...i;:~;): J "~; V lClnl;~~t1r";~ '~I' "UJ f .-._~_ \._~~.. \ '1.'\" Highland Ave. / Pleasant Ave. Design Guidelines I The Five Guidelines The five core (5) guidelines listed below are each supported by specific sub-guidelines, which are detai led on the following pages. A. Bulk Reduction Intent: Reduce the appearance of bulk and promote a visual scale that is consistent with existing n~ighborhood structures by managing building mass and incorporating design elements that relate to the surrounding architectural context. A-1 Facade Articulation A-2 Horizontal Modulation at the Neighborhood Scale A-3 Avoid Upper-Story 'Slabs'. A-4 Vertical Modulation at the Neighborhood Scale. B. Light / Air / Privacy Intent: Reduce the operational impact of new buildings on neighbors by maintaining spaces for air and light and protecting the privacy of adjacent residents. B-1 Slightly Raised First Floor Level. B-2 Sideyard 'Breathing-Room' Setback. B-3 Attractive 'Muted' Sideyard Facades. 3 c. Street Activation Intent: Promote streetscape and street fa<;ade design elements with human scale, activity, and a sense of community to integrate new developments with the existing residences. C-1 Ground-Related Units With Stoops and Porches. C-2 Neighborhood-Compatible Front yard Setbacks. C-3 Attractive Front yard Landscaping. C-4 Residential Facades Only, Facing the Street. Continued on reverse... June 7, 2006. The Five Guidelines D. Building Quality and Style Intent: Enhance residential character and break up visual mass by using design cues from the historical period and architectural features of quality neighborhood examples. D-I Architectural Cues from Quality Neighborhood Examples. D- 2 Distincti ve roof forms. D-3 Varied Materials with Cues from the Neighborhood. E. Below Grade or Screened Parking Intent: Maintain the human scale of the existing residences and reduce the impact of parked cars by locating parking below grade or screening it from the street. E-I All Parking Underground or Screened from View. E-2 Subordinate Appearance of Garage Entries. E-3 Courtyard surface parking. 4 F. Rooftop Screening Intent: Ensure that rooftop mechanical features do not detract from the visual character of the neighborhood. F-I Architectural screening required for all rooftop mechanical. Highland Ave. / Pleasant Ave. Design Guidelines I Guideline A - Bulk Reduction III Facade Articulation Facades ofbuildings facing the street should be articulated with a vatiety of architectural features such as: cor- nices, gables, balconies, recesses, protrusions, ornament, and varied materials. No facade should be 'blank' or unatticulated as seen from the street. The building has a blank facade facing the street. The building facade is articulated with a variety of materials, details and features, creating interest and reducing bulk. 5 . Horizontal Modulation at the Neighborhood Scale Building facades should have modulation at horizontal intervals. Modulation should occur at intervals similar to the scale of the existing structures in the Highland / Pleasant neighborhood. (Roughly every 25' - 40'). Modulation can be achieved through a variety of elements such as materials, textures, rooflines, recess etc. I The building does not have neighborhood scale modulation. The building has horizontal modulation at intervals, denoted by materials, color, texture and a recess. June 7, 2006. Guideline A -Bulk Reduction I Avoid Upper Story 'Slabs' III Above two stories in height, the width of buildings should be broken up to reduce the appearance of bulk. No building should have a continuous width greater than 65' as seen from a street or sideyard above two stories in height. eOUJlrtyard breaks ujp ~the bo.Di1ldill1lg's bunk. COll1ltimJl{)UJ.s, wide structure is too ll:miky. The width of this large condo building is broken with a central courtyard which breaks up the mass and lets in light and ail: Wide footprint, single-mass structures are not a good fit for the existing residential character. 6 Courtyards (above left), "U" shaped design, substantial recesses, or altogether separate structures (below left) are acceptable methods to reduce bulk. Facade treatment alone is not adequate to avoid upper story 'slabs'. Re- duction of the mass into seperate visual components no wider than 65' is required for portions of buildings above two stories. Continuous, wide structure is too bulky. .L ' These stand-alone 60' -tall structures have slender widths, less than 65', that create a better scale adjacent to smaller residential structures. This building is a 'slab', and appears 'unfriendly'to neighborhing residences despite extensive facade treatment. Highland Ave. / Ple;;lsant Ave. Design Guidelines I Guideline A - Bulk Reduction .ril Vertical Modulation . at the Neighborhood Scale Building facades should have modulation at vertical intervals. Modulation should occur at a height similar to the eave lines of existing structures in the Highland / Pleasant neighborhood. (Roughly 20' - 30' high). Modulation can be achieved through a range of elements such as cornices, setbacks, materials, textures etc. The building has no vertical modulation so it seems tall and uninteresting. The building facade is modulated at a height in the range of 20' - 30'. 7 Lack of vertical modulation makes the building appear very tall. June 7, 2006. 8 Page left intentionally blank. Higll1and Ave. / Pleasant Ave. Design Guidelines I Guideline B - Light / Air / Privacy __ Sideyard 'Breathing Room' Setbacks Sizeable light! air / privacy setbacks should be reserved as a buffer for neighboring structures. The sideyard setbacks above two stories should meet the measurent standard illustrated below. The horizontal distance A, must always be at least half the vertical distance B. This will ensure an adequate light / air / privacy setback for neighbors. Yes Distance A must be at least half Distance B. Distance A is drawn horizontally from the level of the eaveline at two stories of height. Distance B is the vertical distance from A to the tallest eaveline of the structure on the sideyard. No Only providing the minimum sideyard setback for a tall building S full height i1itrudes on neighbors' privacy and creates discomfort to adjoining residents. 9 . Attractive, 'Muted' Sideyard Facades Facades facing the sideyards of existing structures should be designed to preserve pri vacy. Design should avoid placing windows and balconies that would look directly into adjacent homes. Design should also use architectural features, vegetation, and quality materials to create visual interest for adjacent residents and to avoid stark facades. No Sideyard facade does not grant privacy to neighbors. Yes Views are directed away from neighbors. Windows and balconies look directly onto adjacent yards reducing privacy.The buildings side facade is not attractive. June 7, 2006. '-',' .. Views are directed away from neighbors, vegetation is used to screen the building, and windows are carefully placed. Guideline B - Light / Air / Privacy I Slightly Raised First Floor Level 1m The first floor of residential buildings should be slightly elevated (30" or more) from street level. This creates pri vacy for residents since windows are not at eye level for people walking down the street. A slightly raised first floor level is also characteristic of traditional townhome or brownstone design. 10 This building's first floor is slightly raised to protect residents' privacy. In this building, passersby have a direct view into doors and windows. Highland Ave. / Pleasant Ave. Design Guidelines !Guideline C - Street Activation III Neighborhood Consistent Front Setback Most existing stmctures in the Highland / Pleasant neighborhood are set back approximately 15' from the street edge. New, larger scale stmctures should respect this standard setback. A substantial percentage (at least 60%) of the front facade of new stmctures should be set back no more than 15' from the street. r" . . --i . . i I ~ No 2J ~~ 1"1: I Building liJ. LJLi. . . . . . . ~. . . !I~~s.n!l~ . .. " _ " res ect Street typical setback. ql ! [J .~ Street The building does not continue the existing neighborhood setback. The building continues the setback existing in the neigh- borhood. I!I!I Ground Related Units IiIiI with Stoops and Porches Ground-related housing units are encouraged, and entry features such as porches and stoops should be included. Entrances to ground-related units and shared entries to upper-level units should be interspersed. These features help create sense of community and are more compatible with a single-family environment. 11 ~:' None of the groundjloor units have entrances onto the street. Multiple residential entrances create a lively street environ- ment. Shared entrances are interspersed with entrances to individual units. June 7, 2006. Guideline C - Street Activation I Attractive Front yard Landscaping III Careful attention should be given to landscaping within the front yard setback. Front yard landscaping should help 'soften' the appearance oflarger buildings, and should help differentiate the public realm (sidewalk) from the private realm (residences). Landscaping may be accompanied by low fences, and/or walls. The generous landscaping differentiates the public street edge from the private realm of the building. The lack of landscaping leads to a harsh interface with the street. 12 Residential Facades Only Facing the Street At no time should non-residential facades be visible directly from the street. Portions of the building used for parking, storage or other non-residential functions must be either located to the side or the rear of a structure, or should be screened with a building facade that appears residential in character and design. ft l___ . The parking entry is well-designed so the street level of the building is residential. Non-residentialfacades at the street. Highland Ave. / Pleasant Ave. Design Guidelines Guideline D - Building Quality and Style 11II Architectural Cues From Quality Neighborhood Examples New architecture should take cues from the style and period of quality neighborhood examples. Many homes in the neighborhood were built in the early 1900's in architectural styles including Victorian, brick tudor, craftsman, and others. Brick tudor style home. (Highland Ave.). Craftsman style home. (Highland Ave.) 13 Designers should take cues from these sty Ie elements, rather than propose new buildings that are strictly contem- porary or from a historical period not present in the architecture of the neighborhood. This page contains images of quality historic architecture in the neighborhood that are good models for the architectural elementat that should be expressed in new, large-scale projects. ~!...~..~ Victorian style home. (Highland Ave.) June 7, 2006. Kitsap Historic Register home. (Highland Ave.) Guideline D - Building Quality :md Sty11 Distinctive Roof Form IE Roof line is an important element of building quality and style. Rooflines should have distinctive design and be varied for interest. Many rooflines in the Highland / Pleasant neighborhood are pitched, so pitched roofs are appropriate. However, other well-designed fonTIs that create interest are also acceptable. Viatdi?(ll~ l:llU![M)A~l1Jvli" roof lime. The roof line is varied with pitches, to create interest. The roof line is monotonous and flat. 14 A variety of materials befitting of historic styles are used. (eg. brick and quality siding products) Corregated metal does not fit the existing residential character. Highland Ave. / Pleasant Ave. Design Guidelines .900l 'L ;Junf Sl 'A.1VSSCJ:J{)U.f! CJu!lCJpun2zvuo!1!ppV .1o.f CJ:JvdS '}fuvZq AllVUO!JUCJJU! JJCJf CJ2vd . I Guideline E - Below Grade or Screened Parking All Parking Below Grade or . Screened From View All parking should be located in garages below grade or entirely screened from view as seen from the street. Where possible, garage entries should be placed to the side or rear of buildings. Where parking is not located underground, it must be screened from view in interior courts or with street-fronting residential buildings. The parking garage is tucked-under the building. All parking The parking is visible, and directly abuts is hidden from view. the street.. 16 Subbordinate Garage Entries . In all cases, entries to parking garages must be visually subbordinate to the entries of shared or ground-related residences. Design should tuck the entry to the garages near edges of buildings, or to the side or rear. Matelials and colors should also help to diminish the appearance ofthe garage. Yes No rage entry well-designed. The pedestrian entry to the building is visually more prominent than the garage. Garage e too prominant. The parking is highly visible, and more prominent than the pedestrian entry. Highland Ave. / Pleasant Ave. Design Guidelines Guideline E - Below Grade or Screened Parking 1:1I Courtyard Surface Parking When parking is located on the surface, it should be 'tucked away' in interior courtyards that are screened from view from the street. Multiple small parking courts interspersed between buildings are preferred to single expan- sive parking areas. Parking in front detracts from the street June 7, 2006. 17 Guideline F - Rooftop Screening Screening required for rooftop mechanical All rooftop mechanical shall be screened in an architecturally significant manner as consistent with the overall design of the building. 18 I 111 Highland Ave. / Pleasant Ave. Design Guidelines [1m. Prepared By ~. City of Bremelton Department of Communi!)! Development :. ... (360)-473-5270