HISTORIC AND DESIGN REVIEW COMMISSION
December 03, 2014
Agenda Item No: 11
HDRC CASE NO: 2014-394
ADDRESS: 111 W JONES AVE
LEGAL DESCRIPTION: NCB 1037 BLK LOT 1, 2, 3 & NW IRR 85.99FT OF 12 & NCB 783 BLK 34 LOT PT OF LOT A ARB A-25 2014-MERGE PER CR# 31941
ZONING: FBZ T6-2 RIO-2
CITY COUNCIL DIST.: 1
APPLICANT: Alamo Manhattan River Walk LLC
OWNER: Lifshutz Companies, L.P.
TYPE OF WORK: New construction
REQUEST:
The applicant is requesting Conceptual Approval of:
The landscape master plan as well the site plans for the proposed project at 111 W Jones which consists of six levels of multifamily apartments above two levels of underground parking. The project includes a leasing office, club room and fitness center, a pool, courtyard and garden.
APPLICABLE CITATIONS:
UDC Section 35-672. Neighborhood Wide Design Standards
(a)Pedestrian Circulation. Pedestrian access shall be provided among properties to integrate neighborhoods.
(1)Provide sidewalks that link with existing sidewalks on adjoining properties If no sidewalk currently exists on an adjoining property, the applicant will have discretion in the placement of the sidewalk provided the following criteria are met:
A. Provide a sidewalk connection from one (1) side of the applicant's property to the other, parallel to the public right-of way, on the street sides of the property in all river improvement overlay districts
B. Provide a connection from the street level sidewalk to the Riverwalk at cross streets and bridges and other designated access points. This requirement may be waived if there is already a public connection from the street level to the Riverwalk.
(2)Link the various functions and spaces on a site with sidewalks in a coordinated system.
Provide pedestrian sidewalks between buildings, parking areas and built features such as outdoor plazas and courtyards.
(3)Paving materials. Paving materials for pedestrian pathways shall use visually and texturally different materials than those used for parking spaces and automobile traffic.
A. Paving materials for pedestrian pathways shall be either:
i. Broom-finished, scored, sandblasted or dyed concrete;
ii. Rough or honed finished stone;
iii. Brick or concrete pavers; or
iv. Other materials that meet the performance standards of the above materials.
B. Asphalt is permitted for pedestrian pathways that also are designated as multi-use paths by the City of
San Antonio. The public works department will maintain the designated multi-use path locations.
(4)Street Connections to River. Retain the interesting and unique situations where streets dead-end at the river, creating both visual and physical access to the river for the public.
(5)Pedestrian Access Along the Riverwalk Pathway Shall Not Be Blocked.
A. Queuing is prohibited on the Riverwalk pathway.
B. Hostess stations shall be located away from the Riverwalk pathway so as to not inhibit pedestrian flow on the Riverwalk pathway. That is, the hostess station shall not be located in such a manner to cause a patron who has stopped at the hostess stand to be standing on the Riverwalk pathway. Pedestrian flow shall be considered "inhibited" if a pedestrian walking along the pathway has to swerve, dodge, change direction or come to a complete stop to avoid a patron engaged at the hostess stand.
C. Tables and chairs shall be located a sufficient distance from the Riverwalk pathway so that normal dining and service shall not inhibit the flow of pedestrian traffic. See inhibited definition in subsection B. above.
(b)Automobile Access and Parking. Automobile circulation should be efficient, and conflicts with pedestrians minimized. Entry points for automobiles should be clearly defined and connections to auto circulation on adjoining properties are encouraged to facilitate access and reduce traffic on abutting public streets.
(1)Curb Cuts.
A. Limit curb cuts to two (2) on parking areas or structures facing only one (1) street, and one (1) for each additional street face. The prohibition of additional curb cuts may be waived by the HDRC where the intent of the standards are clearly met and specific site circulation patterns require an additional curb cut, such as on long parcels or at nodes.
B. Curb cuts may be no larger than twenty-five (25) feet zero (0) inches. Continuous curb cuts are
prohibited.
C. Sharing curb cuts between adjacent properties, such as providing cross property access easements, is permitted.
(2)Location of Parking Areas. Automobile parking in new developments must be balanced with the requirements of active environments. Large expanses of surface parking lots have a negative impact on street activity and the pedestrian experience. New commercial and residential structures can accommodate parking needs and contribute to a pedestrian-friendly streetscape.
A. Locate parking areas, that is any off-street, ground level surface used to park cars or any parking structure, toward the interior of the site or to the side or rear of a building.
B. The extent of parking area that may be located along the street edge or riverside shall be limited to a percentage of the lot line as per Table 672-1 as measured in a lineal direction parallel to the lot line. All parking within a thirty-foot setback from the above mentioned lot line shall comply with the requirements of the table. Where parking is located on corner sites only one (1) lot line has to meet the requirements of the table.
C. Parking lots should be avoided as a primary land use. Parking lots as a primary use are prohibited in RIO-3 and for all properties that fall within one hundred (100) feet of the river right-of-way in all RIO districts.
(3)Screen or Buffer Parking Areas From View of Public Streets, the River or Adjacent Residential Uses. (see Figure 672-2). Parking lots shall be screened with a landscape buffer as per the illustrations of bufferyards and Table 510-2 if the parking area meets one (1) of the following conditions:
A. Within a fifty-foot setback from the edge of the river ROW use, at a minimum, type E; or
B. Within a twenty-foot setback from a property line adjacent to a street use, at a minimum, type B; or
C. Within a twenty-foot setback of commercial or industrial property that abuts a residential property use, at a minimum, type C.
(6)Parking lots, structures, and hardscape shall not drain directly into the river without installation of appropriate water quality best management practices (WQ BMPs). Acequias shall not be used for any type of drainage.
(c)Views. The river's course (both natural and manmade), and San Antonio's street pattern, creates unique views of certain properties from the public ROW. These properties often occur at prominent curves in the river or where a street changes direction and a property appears to be a terminus at the end of a street.
(1)Architectural Focal Point. When a property is situated in such a manner as to appear to be the terminus at the end of the street or at a prominent curve in the river, the building shall incorporate into its design an architectural feature that will provide a focal point at the end of the view. (see Figure 672-3) An architectural feature will be considered to be a focal point through any of the following methods, but not limited to:
A. Additional height.
B. Creation of a tower.
C. Variation in roof shape.
D. Change of color or materials.
E. Addition of a design enhancement feature such as:
i. Embellished entrance areas.
ii. Articulated corners, especially when entrance is at corner, rounded or chamfered corners ease the transitions from one street facade to the adjoining facade.
iii. Recessed or projecting balconies and entrances.
Sec. 35-673. Site Design Standards
(b)Building Orientation. Buildings should be sited to help define active spaces for area users, provide pedestrian connections between sites, help animate the street scene and define street edges. Consideration to both the street and riverside should be given. The placement of a building on a site should therefore be considered within the context of the block, as well as how the structure will support the broader design goals for the area.
(1)Two or More Buildings on a Site.
A. Cluster buildings to create active open spaces such as courtyards along the street and river edges. Site plazas and courtyards, if possible, so that they are shaded in the summer and are sunny in the winter.
(2)Primary and Secondary Entrances. (see Figure 673-1).
A. Orient a building's primary entrance toward the street with subordinate entrances located on the riverside and/or the interior of the property. On a major thoroughfare street it is acceptable to provide the primary entrance through a common courtyard and then to a street.
B. The primary entrance shall be distinguished by architectural features such as, but not limited to: an entry portal; change in material or color; change in scale of other openings; addition of columns, lintels or canopies.
C. Secondary entrances shall have architectural features that are subordinate to the primary entrance in scale and detail. For purposes of this division subordinate means that the entrance is smaller in height and width, and has fewer or simpler architectural elements.
Sec. 35-674. Building Design Principles
(a) Architectural Character. A basic objective for architectural design in the river improvement overlay districts is to encourage the reuse of existing buildings and construction of new, innovative designs that enhance the area, and help to establish distinct identities for each of the zone districts. At the same time, these new buildings should reinforce established building traditions and respect the contexts of neighborhoods.
When a new building is constructed, it shall be designed in a manner that reinforces the basic character-defining features of the area. Such features include the way in which a building is located on its site, the manner in which it faces the street and its orientation to the river. When these design variables are arranged in a new building to be similar to those seen traditionally, visual compatibility results.
(b) Mass and Scale. A building shall appear to have a "human scale". In general, this scale can be accomplished by using familiar forms and elements interpreted in human dimensions. Exterior wall designs shall help pedestrians establish a sense of scale with relation to each building. Articulating the number of floors in a building can help to establish a building's scale, for example, and prevent larger buildings from dwarfing the pedestrian.
(1) Express facade components in ways that will help to establish building scale.
(2) Align horizontal building elements with others in the blockface to establish building scale.
(3) Express the distinction between upper and lower floors.
(4) Where a building facade faces the street or river and exceeds the maximum facade length allowed in Table 674-1 divide the facade of building into modules that express traditional dimensions.
A. The maximum length of an individual wall plane that faces a street or the river shall be as shown in Table 674-1.
B. If a building wall plane facing the street or river and exceeds the length allowed in Table 674-1, employ at least two (2) of the following techniques to reduce the perceived mass:
• Change materials with each building module to reduce its perceived mass; or
• Change the height with each building module of a wall plane. The change in height shall be at least ten (10) percent of the vertical height; or
• Change the roof form of each building module to help express the different modules of the building mass; or
• Change the arrangement of windows and other facade • articulation features, such as, columns, pilasters or strap work, which divides large planes into smaller components.
(c) Height. Building heights vary along the river corridor, from one-story houses to high-rise hotels and apartments. This diversity of building heights is expected to continue. However, within each zone, a general similarity in building heights should be encouraged in order to help establish a sense of visual continuity. In addition, building heights shall be configured such that a comfortable human scale is established along the edges of properties and views to the river and other significant landmarks are provided while allowing the appropriate density for an area.
(d) Materials and Finishes. Masonry materials are well established as primary features along the river corridor and their use should be continued. Stucco that is detailed to provide a texture and pattern, which conveys a human scale, is also part of the tradition. In general, materials and finishes that provide a sense of human scale reduce the perceived mass of a building and appear to blend with the natural setting of the river shall be used, especially on major structures.
(1)Use indigenous materials and traditional building materials for primary wall surfaces. A minimum of seventy-five (75) percent of walls (excluding window fenestrations) shall be composed of the following:
A. Modular masonry materials including brick, stone, and rusticated masonry block, tile, terra-cotta, structural clay tile and cast stone. Concrete masonry units (CMU) are not allowed.
B. Other new materials that convey the texture, scale, and finish similar to traditional building materials.
C. Stucco and painted concrete when detailed to express visual interest and convey a sense of scale.
D. Painted or stained wood in a lap or shingle pattern.
(2)The following materials are not permitted as primary building materials and may be used as a secondary material only:
A. Large expanses of high gloss or shiny metal panels.
B. Mirror glass panels. Glass curtain wall buildings are allowed in RIO-3 as long as the river and street levels comply with 35-674(d)(1) above.
(3)Paint or Finish Colors.
A. Use natural colors of indigenous building materials for properties that abut the Riverwalk area.
B. Use matte finishes instead of high glossy finishes on wall surfaces. Wood trim and metal trim may be painted with gloss enamel.
C. Bright colors may highlight entrances or architectural features.
(e) Facade Composition. Traditionally, many commercial and multi-family buildings in the core of San Antonio have had facade designs that are organized into three (3) distinct segments: First, a "base" exists, which establishes a scale at the street level; second a "mid-section", or shaft is used, which may include several floors. Finally a "cap" finishes the composition. The cap may take the form of an ornamental roof form or decorative molding and may also include the top floors of the building. This organization helps to give a sense of scale to a building and its use should be encouraged.
(1)Street Facade. Buildings that are taller than the street-wall (sixty (60) feet) shall be articulated at the stop of the street wall or stepped back in order to maintain the rhythm of the street wall. Buildings should be composed to include a base, a middle and a cap.
A. High rise buildings, more than one hundred (100) feet tall, shall terminate with a distinctive top or cap. This can be accomplished by:
i. Reducing the bulk of the top twenty (20) percent of the building by ten (10) percent.
ii. By stepping back the top twenty (20) percent of the building.
iii. Changing the material of the cap.
B. Roof forms shall be used to conceal all mechanical equipment and to add architectural interest to the structure.
C. Roof surfaces should include strategies to reduce heat island effects such as use of green roofs, photo voltaic panels, and/or the use of roof materials with high solar reflectivity.
(2)Fenestration. Windows help provide a human scale and so shall be proportioned accordingly.
A. Windows shall be recessed at least two (2) inches within solid walls (not part of a curtain wall system).
B. Windows should relate in design and scale to the spaces behind them.
C. Windows shall be used in hierarchy to articulate important places on the facade and grouped to establish rhythms.
D. Curtain wall systems shall be designed with modulating features such as projecting horizontal and/or vertical mullions.
(3)Entrances. Entrances shall be easy to find, be a special feature of the building, and be appropriately scaled.
A. Entrances shall be the most prominent on the street side and less prominent on the river side.
B. Entrances shall be placed so as to be highly visible.
C. The scale of the entrance is determined by the prominence of the function and or the amount of use.
D. Entrances shall have a change in material and/or wall plane.
E. Entrances should not use excessive storefront systems.
UDC Section. 35-675. Archaeology.
When an HDRC application is submitted for commercial development projects within a river improvement overlay district the city archeologist shall review the project application to determine if there is potential of containing intact archaeological deposits utilizing the following documents/methods:
(1)The Texas Sites Atlas for known/recorded sites, site data in the files of the Texas Archeological Research Laboratory and the Texas Historical Commission;
(2)USGS maps;
(3)Soil Survey maps;
(4)Distance to water;
(5)Topographical data;
(6)Predictive settlement patterns;
(7)Archival research and historic maps;
(8)Data on file at the office of historic preservation.
If after review the city archeologist determines there is potential of containing intact archaeological deposits, an archaeological survey report shall be prepared and submitted. If, after review by the city archeologist, a determination is made that the site has little to no potential of containing intact archaeological deposits, the requirement for an archaeological survey report may be waived.
Upon completion of a survey, owners of property containing inventoried archaeological sites are encouraged to educate the public regarding archaeological components of the site and shall coordinate any efforts with the office of historic preservation.
FINDINGS:
a. This request was reviewed by the Design Review Committee on November 25, 2014. At that meeting the applicant presented staff and the Design Review Committee with an elevation of the proposed project, however that elevation will not be included in the request for the HDRC hearing on December 3, 2014.
b. The proposed development will occur on an undeveloped lot. The applicant is responsible for coordinating with the City Arborist's office in regards to the replacement of any trees that may be removed during construction.
c. Generally, the proposed development is consistent with the provisions of the UDC Section 35-672 in regards to pedestrian circulation and automobile access and parking.
d. According to the UDC Section 35-672 (c) in regards to views, when a property is situated in such a manner as to appear to be the terminus at the end of the street or at a prominent curve in the river, the building shall incorporate into its design an architectural feature that will provide a focal point at the end of the view. The applicant has acknowledged this and will comply with this section of the UDC.
e. Generally, the proposed development is consistent with the Site Design Standards specified in the UDC Section 35-673 in regards to solar access, building orientation, topography and drainage, riverside setbacks, landscape design, plant materials, paving materials, site walls and fences, street furnishings, lighting, curbs and gutters, access to public pathway along the river, buffering and screening, service areas and mechanical equipment and bicycle parking.
f. The UDC Section 35-675 states that an HDRC application for commercial development projects within a river improvement overlay district shall be reviewed by the city archaeologist to determine if there is potential of containing intact archaeological deposits. The applicant is responsible for complying with this section of the UDC.
RECOMMENDATION:
Staff recommends conceptual approval of the landscape master plan and site plan as submitted based on findings a through f.
CASE MANAGER:
Edward Hall