Form, Height, Density Peter Sechler Glatting Jackson

Form, Height, Density
Peter Sechler
Glatting Jackson
Planning Models: Suburban
Generally
Generally Physically,
Physically, Socially
Socially and
and
Economically
Economically Isolated.
Isolated.
Private
Private Identity.
Identity. Less
Less emphasis
emphasis on
on shared
shared
public
public realm’.
realm’.
Infrastructure
Infrastructure patterns
patterns to
to not
not easily
easily
accommodate
accommodate reinvestment
reinvestment or
or changing
changing
uses
uses over
over time
time
Planning Models: Suburban
Planning Models: Urban
Generally
Generally physically,
physically, socially
socially and
and economically
economically
connected
connected and
and inter-dependant.
inter-dependant.
Strong
Strong emphasis
emphasis on
on shared
shared ‘public
‘public realm’.
realm’.
Infrastructure
Infrastructure patterns
patterns easily
easily accommodate
accommodate
reinvestment
reinvestment or
or changing
changing uses
uses over
over time
time
Planning Models: Urban
Comparison of Urban & Suburban Patterns
Inder-dependant
Inder-dependant
Interconnected
Interconnected
Open
Open
Individual
Individual
Separated
Separated
Gated
Gated
Relies
Relies on
on Public
Public Realm
Realm
Emphasis
Emphasis on
on Whole
Whole
Shared
Access
Shared Access to
to Amenity
Amenity
Relies
Relies on
on Private
Private Space
Space
Emphasis
Emphasis on
on Parts
Parts
Private
Private Access
Access to
to Amenity
Amenity
Buildings
Buildings in
in Front
Front
Parking
in
Back
Parking in Back
‘Build-To’
‘Build-To’ Line
Line
Architectural
Architectural Stds
Stds
Prominent
Door
Prominent Door
Mixed
Mixed Uses
Uses
Flexible
Flexible Zoning
Zoning
Modular
Modular Blocks/Streets
Blocks/Streets
Accommodates
Accommodates Change
Change
Many
Many Streets
Streets
Small-Med
Small-Med Streets
Streets
Disperses
Disperses Traffic
Traffic
Pedestrian
Pedestrian Oriented
Oriented
Buildings
Buildings in
in Back
Back
Parking
Parking in
in Front
Front
Setbacks
Setbacks
Landscape
Landscape Buffers
Buffers
Prominent
Prominent Sign
Sign
Connected/Separated
Public / Private Space
Blocks & Streets
Single
Single Use
Use
Rigid
Rigid Zoning
Zoning
Specific
Specific Blocks/Streets
Blocks/Streets
Difficult
Difficult to
to Change
Change Uses
Uses
Few
Few Streets
Streets
Small-Large
Small-Large Roads
Roads
Collects
Collects Traffic
Traffic
Automobile
Oriented
Automobile Oriented
Physical Analysis:
Figure Ground
Tampa, FL
Hillsborough River
St. Petersburg, FL
Character/Compatibility: Aspects of Height
Change: New construction can signal changes from the past in market,
architecture, form, economics and social behavior which may or may not
be compatible with the shared vision for the community
Character/Compatibility: Aspects of Height
Change: There is no specific national ‘template’ for what is ‘right’ or
‘wrong’. Each community must make its own decision regarding
objectives for various community areas, and determine a rationale
appropriate height, mass and architectural detail.
Character/Compatibility: Aspects of Height
Change: In some cases, significant change may be part of a clearly
stated land development and city building objective where untransitioned
adjacencies (19 story condo, single story SF) is considered temporarily or
permanantly acceptable
Height and Density, Urban and Suburban
Are Density and Height the same thing?
Are Density and Height the same thing?
Which City is More Dense?
Which City is More Dense?
Which City is More Dense?
Although the City on the left has taller buildings, the City on the Right is actually more
dense with foreground townhomes and midrise office and residential in the background.
Although the City on the left has taller buildings, the City on the right can be said to be
more ‘urban’ because it places buildings and front doors on the street, emphasizing the
shared public streets, walkability and integration of uses. The City on the left clearly
separates uses and places structures such as the office building behind a large area of
parking emphasizing a public realm of only automobiles and de-emphasizing pedestrian
oriented public streets.
Character/Compatibility: Aspects of Height
Height vs Density: By comparison, these townhomes are 20 u /ac and range from
2000 sf to 2400 sf. Although they do not include residual green space (under
construction across the street), they are all self parked and are 3 and 4 stories w
tuck under parking
Examples of Density Yield
Comparable: Cheney Place - Street Front Res w interior courtyards
75 u / ac. Apartments, now selling as condos, avg 1100 sf / unit. 4 Story
Examples of Density Yield
Comparable: Thornton Park Central - Soft Loft, Residential, Retail, Office
29 u / ac. not counting 64ksf of office and retail. Avg 1000 sf / unit. 5 Story
Examples of Density Yield
Comparable: The Waverly – Luxury high rise, street front presence
176 u / ac. Apartments now selling as condos. Approx 900 avg sf. / unit. 22 Story.
Examples of Density Yield
Comparable: Post Parkside - Multiple Blocks
75 u / ac. Apts. 750 sf / u avg. Some retail / restaurant uses incl. 4 and 8 story
Character/Compatibility: Aspects of Height
Angle of Light: Open Sky is a fundamental
environmental characteristic, particularly in
many waterfront communities
Character/Compatibility: Aspects of Height
Angle of Light:
Taller buildings affect Angle of
Light between buildings and along
public streets
Character/Compatibility: Aspects of Height
Angle of Light:
Setbacks and stepbacks in building
design can mitigate some angle of
light issues.
Character/Compatibility: Aspects of Height
Environmental Skyline:
Many waterfront areas are defined by their view across or from the water.
Many times, the scale of this view is within the tree line (live oak canopy is
typically 50’)
Character/Compatibility: Aspects of Height
Environmental Skyline:
Although this condominium project is
comparatively larger and more
dense, it’s overall 9 story height
keeps it in some proportion to the
existing tree/environmental line and
despite being on the waterfront.
Character/Compatibility: Aspects of Height
Environmental Skyline:
Other 15 and 20 story condominiums are several times higher than the tree line and
visually ‘pop up’ despite being well in the background (over a mile) from the
foreground treeline.
Character/Compatibility: Architectural Detail and Height
Architectural Detail:
Perception of Height may be based
on the quality of composition and
architectural detailing
6 thru 10 stories
3 thru 9 stories
Which Building do you like better? Why?
Character/Compatibility: Architectural Detail and Height
Architectural Detail:
Favorites from the Romantic period in Florida
included some height, often 8 to 12 stories,
with varied height and massing details on the
top and bottom thirds of the building.
Character/Compatibility: Architectural Detail and Height
Architectural Detail:
New design and still achieve these qualities
Character/Compatibility: Architectural Detail and Height
Architectural Detail:
Are these condominium
buildings appropriately
detailed? Are they an
acceptable height for
your community?
Character/Compatibility: Architectural Detail and Height
Angle of Light and Massing:
Modulation of the massing of tall
buildings can reduce impacts to the
angle of light, transition to adjacent
scales and de-emphasize a single
large mass.
Character/Compatibility: Architectural Detail and Height
Site Design
1. Transition/Step
down of heights
Character/Compatibility: Architectural Detail and Height
Mass and Height vs Building Footprint:
Sometimes, a little additional height will
allow for more green space, better
amenities and a more elegant building with
‘wedding cake’ massing and better
architectural detailing.
Character/Compatibility: Architectural Detail and Height
Architectural Massing:
Often, heights are not perceived much beyond 4
stories if there is a strong shade tree canopy.
This project uses 4 story buildings to transition
to an 8 story mid rise tower.
Character/Compatibility: Architectural Detail and Height
Parking garages:
Structured parking is a necessary element
of nearly any development more than 3
stories. However, it need not be ugly or
plain. It can be treated with landscape,
architectural detailing and hidding within
the building or with ‘liner’ units
Character/Compatibility: Architectural Detail and Height
Design – Style isn’t as important as
scale, ground level activity, animated
forms, window, door and entry
treatments
Character/Compatibility: Architectural Detail and Height
Design – Style isn’t as important as
scale, ground level activity, animated
forms, window, door and entry
treatments
Urban Context
Usually ‘urban’ format
Mix uses or units where applicable
Public Realm: Access and Orientation
Enhance public open space
Front doors on the street
Build street network
Water access – visual and physical
Architectural finish on ‘A’ streets
Scale and Mass
Context and mission appropriate
‘Wedding cake’ mass variation
Building Articulation and Style
Details on doors, windows, entry, cornice, base, etc
Style not as important as articulation
Connect to the River
Maintain or enhance water access
Connectivity
Interconnected Streets
Shared Public Realm
Clearly public spaces with A Street frontages
Urban Neighborhood Style
Blocks, buildings and streets in scale (horiz and vert) with
surrounding patterns and other nearby successful urban
waterfront neighborhoods
St.Lawrence Starch Development
Port Credit – 1954
Architectural Detail:
Styles can be modern or historic, with quality
detailing and with varied heights and forms
Architectural Detail:
In this new waterfront project, historic and
modern styles are successfully mixed thru
the use of transition of mass to keep the
overall project in relative scale, and thru
attention to ground level activities and
public space.
Mutually Supportive Goals
“quid pro quo”
DEVELOPER’S INTEREST
COMMUNITY INTEREST
Financial Performance
Marketable “Places”
Flexibility
• Density
• Use
• Process
Tax Base
Vibrant Places
Sustainable
Infrastructure
• Safe
• “Livable”
Predictability
Predictability