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HomeMy WebLinkAbout12.5.23 Ledec Comments on Draft Hyannis UDG f1 I recommend that, if possible, final moƟons to approve the Downtown Hyannis Unified Urban Design Guidelines and RegulaƟons (UDG) should be delayed by several months (or less depending on needed Ɵme) to incorporate important recommendaƟons from these and other comments from the General Public. The UDGs need to be expanded so that they more clearly describe the community’s vision for this region. The materials that have been prepared to date are a good start, but more work is needed. There are important guiding concepts and secƟons of guidance that are missing but needed for developers and property owners to fully grasp the design vision for the area. This is criƟcal for the Town of Barnstable to effecƟvely aƩract investment to our community and to provide adequate design guidance on the many topics needed to revitalize, rebuild and improve our community. I recommend that these UDGs be described as applying not only to “applicants” but also to willing current property owners. Through regular maintenance or repair of properƟes, elements of these UDGs will provide property owners with the opportunity to coordinate and update their proper Ɵes with these guidelines in mind. I also recommend that Urban Design Guidelines be prepared for each Village so that we can easily and concisely describe the vision for each of these areas before development opportuniƟes come forward for consideraƟon. Missing elements include the following: 1.Height limits: This is an important design principle that appears to be missing. Height limits are an important and criƟcal design element in both the downtown Hyannis Main street area and along the waterfront. This is especially important in Dec 5, 2023 Recommendations submitted by Cathy Campos Ledec (year-round resident of Barnstable, MA) for the DRAFT Downtown Hyannis Unified Urban Design Guidelines and Regulations 2 a historic district seƫng where historic elements likely include viewsheds and views of the waterfront, oceanfront and possibly beachfront. 2.Historic features: This is a criƟcal design element where details are missing from the Urban Design Guidelines. These are important quesƟons that need to be defined for a developer so that historically accurate and appropriate design features are idenƟfied for the building, streetscape, landscape, parks, and placemaking features. What historic events or experiences are we celebraƟng? MariƟme history? A historic baƩle? A family’s, or individual’s history (such as the JFK Museum)? A specific event that occurred? How will historic features be incorporated into a building or site? Through exterior artwork on the building? What is the “sense of place” that the Design guidelines are hoping to capture? Recent meeƟngs that I’ve aƩended where this historical vision should be easily arƟculated did not bring forward a clear vision with specific details of historical features that could represent this vision in building design. I suggest that the historic viewshed is also an important element to be considered. 3.Suburban/ResidenƟal Neighborhoods: Guidelines for residenƟal areas should be described in a separate secƟon from guidelines for commercial and/or mixed use. While we know that some re-development in residenƟal areas could happen by-right, willing property owners could incorporate features of these design guidelines onto their property. Even with by-right projects, over Ɵme, changes and improvements to properƟes guided by these UDGs are likely to bring a more cohesive and coordinated look and feel into our community. 4.TransiƟonal areas: There will be transiƟonal areas between areas of higher density commercial/retail/mixed use, and lower density residenƟal use. These transiƟonal areas also include important street corners that serve as the main entrances to a neighborhood. The design of these transiƟonal areas should be coordinated and the “edges“ soŌened to create a less dramaƟc transiƟon between areas. As an example, rather than have a dramaƟc 4-story high flat wall of apartments suddenly spring up at the outer boundary of a higher density area, this could be soŌened through innovaƟve and creaƟve design of the edges. This could be done by graduaƟng the building height rather like a staircase, with each higher level seƫng back 10-15 feet or so. As an example, resulƟng in lovely outdoor balconies added to residenƟal units. This approach would create a 3 residenƟal unit that is more aƩracƟve and includes a useable outdoor living space thereby contribuƟng to a more highly desirable living space. 5.Public Realm - more guidance and descripƟon is needed for the following topic areas: Along Main Street, and potenƟally in other areas, there is a hazy dividing line between the public realm and private property. As such it is even more important to clearly define landscaping requirements in both along with how both the public realm and private property serve to support each other. A.Landscaping and Streetscape Plan: The importance of a cohesive, coordinated landscape and streetscape plan cannot be understated. Without this, the redevelopment and revitalizaƟon of areas will be handled one property at a Ɵme and appear uncoordinated. Certain public realm elements can serve as a unifying design element when implemented on mulƟple properƟes. A simple example of this could be bench seaƟng and street lights along Main Street….if all have the same materials and design this can unify the sense of cohesion along the streetscape. Another easy design feature could be the color of the concrete sidewalks. With a Ɵnt of color added to the concrete, this could serve to idenƟfy and unify properƟes as part of the Main Street Retail Zone. More descripƟon is needed regarding the overall streetscape design including: -Paving materials to be used in the sidewalk and amenity zone (area where public benches could be placed), -Paving in the building zone (should be different? what colors used?) -Landscape Panels in the public realm can serve to soŌen the look of hardscape along streets and should be installed. These should be planted with naƟve species. Soils in planted areas may need periodic replacement due to the increased useage and higher nutrient load by a higher density of pets living amongst us. -Streetscape furnishings and lighƟng: There needs to be a unified visual character in the public realm. Should these be more tradiƟonal in design? Are modern elements an opƟon? Would color be the unifying factor such as all black? What shapes are to be used for recycle or trash bins? Will there be benches in the 4 public realm? I recommend that these be described in order to provide seaƟng spaces for public users of all walking abiliƟes. These help establish a clear vision for the public realm. B.Public Art: There are numerous opportuniƟes to pull in public art to create a cohesive and coordinated design. Such art could be historic in nature or celebrate certain historic events, natural resources or wildlife, individuals or other such topics. It could stress the importance of people connecƟng with nature, even in a concrete covered area. It could take the form of painted murals on the sides of buildings or fences. Art sculpture could become bicycle racks, or bollard-type low profile lighƟng fixtures. Painted murals of endangered species can create more awareness and acƟons on the part of residents and visitors. Historical events or historical features to buildings could be celebrated through the use of painted sculpture, murals or images on the exterior of buildings. C.Trees with species recommendaƟons appropriate for the space: Tree planƟng should emphasize a diversity of naƟve species, while maximizing tree canopy coverage to create green corridors. Species recommendaƟons for commercial/retail/mixed use zones as well as for residenƟal areas should emphasize shade and protecƟon from the impacts of climate change (wind, more intense precipitaƟon and wind, stormwater management, etc). Good tree cover will help make the public realm more useable on year round basis. Because the visual impact of trees along the streetscape is criƟcal to achieving a unifed/cohesive design specific species should be recommended for use. D.Wayfinding and interpreƟve signage. The types to be used need to be described and their placement clarified. E.Parks and Green Spaces. We need diverse, acƟve public spaces. There should be master plans for parks and green spaces of all sizes. These valuable spaces are crucial to improve outdoor environmental condiƟons for people and their pets. IdenƟfying areas for dog parks is important in areas of higher density residenƟal. Without this, all landscaped areas may become over contaminated with too high a nutrient load, resulƟng in the slow dying of needed trees and other landscaping. Periodic replacement of top soils may be needed. Even in small parks and green spaces, there should be naƟve tree planƟngs to reduce the urban heat island 5 effect through shade and to provide other natural ecosystem services including to protect us from the adverse impacts of climate change. F.Stormwater management. We need to clearly state our expectaƟons that improved stormwater management is expected for new development and redevelopment. Natural, Green Infrastructure recommendaƟons should be provided in detail. The use of rain gardens can be a very effecƟve tool for stormwater absorpƟon in urban areas, especially with our sandy soils where infiltraƟon rates are high. This is described here and there in the document but it is so important a topic (especially with us already experiencing adverse impacts from climate change) that a separate secƟon should be established to talk about the many known ways to do this in urban seƫngs. G.Climate Change AdaptaƟons. This important impacƞul topic should have its own secƟon for discussion. Culverts and other stormwater infrastructure should be adequately dimensioned for greatly increased storm events. Stormwater ouƞlow infrastructure should be high enough such that it is not blocked by rising ocean levels. Avoid new construcƟon in vulnerable low-lying areas. Preserve dunes of exisƟng natural vegetaƟon that serves to buffer storm damage (living shoreline). 6. AddiƟonal Page-by-Page RecommendaƟons. Please see below my recommended track changes and addiƟons to the exisƟng UDG draŌ language. Specific Comments and Track-Change Edits (ExisƟng text shown in black; track changes shown in red; language conflicts shown in yellow highlighted; new secƟons to add shown in italics) 1.Title: The word “Unified” in the Ɵtle should be defined in the IntroducƟon. What is being Unified? 2.Page 4. IntroducƟon: …This unified document provides clear guidance creates a clear and consistent path forward for each applicants, willing property owners. and It includes reference to the applicable permit granƟng authority to foster and champion the historic and mariƟme character of downtown Hyannis, with the opportunity to 6 redevelop and define the built environment of Hyannis with quality, character, and charm. 3. Page 16. Building Design RegulaƟons and Guidelines Comments: This secƟon of the document should refer to the Cape Cod Commission’s Urban Design Guidelines document. It appears that references to building character and neighborhood character have been removed. This is an important part of the urban design vision that needs to be communicated to a perspecƟve developer. This should be added back in with detailed descripƟons of what this character should be. 4. Page 19. The numbering system used in secƟons C. FenestraƟon and D. Frontage zones should be corrected. C. FenestraƟon Insert 2 new items. a. Window glass. Both residenƟal and commercial windows will use non- reflecƟve glass for windows including storm windows. Dark Ɵnted glass is prohibited. b. Window Screens. Insect screens should be placed on the outside of windows and paƟo doors. Incomplete sentence:…..French doors when leading to balconies is recommended. 5.Page 19. Frontage Zones. b.Shopfronts i. Vinyl, metal or plasƟc awnings or canopies are prohibited. Comment: Keep in mind that canopies and awnings are used to create shade in a treeless landscape. If these are prohibited, you’ll may end up with shop owners 7 installing window shades that block intense sunlight and heat from the sun on hot days. This will have a negaƟve visual effect on the welcoming retail atmosphere on Main street and elsewhere. 6. Page 20. II. Building Design Guidelines. A. III. Zero Lot lines are encouraged for any building contribuƟng toward the frontage buildout for any lot fronƟng main street… Comment: With this guidance you are encouraging stormwater runoff, and the urban heat island effect will increase significantly. Remember that not all precipitaƟon falls on the roof. With all development or redevelopment, effecƟve stormwater management needs to be implemented. Unless the stormwater management systems are expanded -- including and especially to account for climate change impacts. We will conƟnue to experience street flooding events similar to what occurred in early August 2023 (with 4-5 inches of rain in one hour). 7. Page 21. c.Massing arƟculaƟon Comment: Photos are needed to show examples of these roofs, bays, oriel windows balconies. ii.Balconies are encouraged on building facades that face a public right-of-way so that residents can engage with the streetscape. Comments: Photo examples are needed. What materials are recommended for balcony fencing? Glass or plasƟc? If see- through material will be recommended, this should be non-reflecƟve and dark ƟnƟng should not be allowed. Will other recommended materials be metal or plasƟc fencing? Safety consideraƟons are likely addressed in the building code but design elements need to be described and more photos would be helpful. How will stormwater be managed with balconies? Will there be full balconies? Or Juliet balconies? What kinds of windows or doors will be allowed? Will these be screened? Will there be exterior lighƟng on the balconies? If so this should be 8 downward directed. The window glass should be non-reflecƟve and not Ɵnted dark. Despite the fact that a homeowner’s associaƟon or rental property management company will oversee what residents place outdoors on balconies I recommend that a set of general guidelines be described. These can serve as the baseline condiƟon from which the HOA and management company can draŌ their rules. 8. Same secƟon c. Massing ArƟculaƟon iii. Tall Parapets and false-fronted gable ends are prohibited (Figure 14). Parapes may be integrated o screen mechanical, or telecommunicaƟons equipment at an appropriate height as approved by the Hyannis Main Street Waterfront Historic Commission. 9. Pages 21-23 Roof Types More photo examples of this are needed. 10. Page 24. AŌer secƟon v. Photovolaic (PV) panels. Pictures are needed. Add new secƟon. Pictures are needed. vi. RooŌop AmeniƟes a. RooŌop decks. Where space allows outdoor, rooŌop decks are allowed. These may include ameniƟes such as a pergola, gardent planters for trees and plants for shade and stormwaer absorpƟon, and outdoor seaƟng areas. b. LighƟng. Exterior lighƟng for rooŌops should be downward directed with no spillover lighƟng onto neighboring properƟes. c. RooŌop TelecommunicaƟons equipment. Buildings at max height should include telecommunicaƟons equipment to expand broadband access contribuƟng to a Distributed Antennae System (this may avoid the need for telecommunicaƟons towers that are unaƩracƟve and distract from the historic ambiance of the district). 11. Page 28. Frontage Types 9 2. Window Display a. Storefront windows should use transparent glazing and avoid the use of dark Ɵnted glass or highly reflecƟve glass of materials. 12. Page 29. The table beneath Figure 18 is unreadable. This should be enlarged and put on a separate page all by itself. 13. Page 32. III. Parking Design RegulaƟons The numbering of paragraphs and sub paragraphs should follow the standards of leƩer, number, small leƩer, small number. More picture are needed. D. VegetaƟon a. Break up large parking lots (e.g. lots greater than 20 parking spaces) by incorporaƟng planƟng islands landscaped with naƟve shade trees and shrubs. The landscaping shall adequate screen parking lots from public frontage. All planƟng islands should be curb-less and contoured to serve as bioretenion areas to facilitate stormwater absorpƟonand infiltraƟon. Add A secƟon to this with pictures. F. Solar canopies. Solar canopies should be installed in surface parking lots including covering pedestrian walkways. In addiƟon to electricity producƟon these provide some protecƟon from increasingly intense sun and inclement weather). 14. Page 35 (more pictures are needed) H. Loading Zones and Service Areas a. Outdoor loading faciliƟes, including all docks and areas used for the storage and staging of goods or materials, moving in and out, trash and recycling pickup that are visible from a public street, public space, or abuƫng properƟes in any ResidenƟal Districts must be screened from public view. These faciliƟes should be located at the rear of the building and as far away from neighboring residen Ɵal properƟes as is possible. 15. Page 36 10 J. VegetaƟon a. Design parking lots as with aƩracƟve naƟve landscapes (Figure (23) … c.Landscape areas must be planted with naƟve trees and shrubs and must comply with zoning. Refer to capecodnaƟveplants.org for naƟve vegetaƟon recommendaƟons. Add a secƟon. d.Rain Gardens. All landscaped areas should be contoured for sormwater collecƟon and infiltraƟon. e.Trees. NaƟve shade trees should be planted wherever possible on parking islands where no solar canopies are to be installed. Trees should never be removed for installaƟon of solr canopies since the loss of ecosystem services is too great to jusƟfy the removal of trees for this purpose. K.LighƟng a.All outdoor lighƟng must be downward directed and impact only on the applicant’s site (no spillover lighƟng to adjacent properƟes). b. Parking areas should be screened from neighboring proper Ɵes to prevent spillover of site or vehicular lighƟng. Dense year-round, naƟve planƟngs are recommended. c.Parking lot light fixtures should be located within landscape setbacks or parking lot islands. This could include low-level bollard lights under solar canopies and along pedestrian walkways. 16. L. Structured Parking a.MulƟ-level Parking structures (including underground levels) ca minimize the amount of impervious surface areas and reduce by mulƟple stories to create parking areas with a smaller footprint. b. MulƟ-story parking structures are preferably located to the rear of a building or below grade underneath the building. 11 M. Bicycle Parking a. Parking areas shall include provisions for safe, lighted, lockable bicycle parking in locaƟons that are safely segregated from vehicular traffic and parking areas. 17. Page 37. Correct the numbering System. V. Site AmeniƟes and Landscape Design RegulaƟons A. Pedestrian Walkways and Sidesalks a.Primary walkways linking site features….5 feet side and be ADA compliant. b. Enliven and acƟvate the public realm by expanding…large operable doors and windows, extensive outdoor downward-directed lighƟng, or associated outdoor seaƟng. (please add photos for this) B. Out buildings and Garages a. All outbuildings and garages shall be located…interior of a block o rf densely screened so and not to be visible from the frontage. … 18. Page 37 VI.Site AmeniƟes and Landscape Design Guidelines … b.Whenever possible, retain exisƟng vegetaƟon and preserve the natural landscape, especially mature trees, their root crown, nd primary roots. c. Use plant materials that are adapted tolerant to the Cape’s environmental condiƟons. 19. Page 38 d. Minimize lawn area as most lawn grasses…stay green. NaƟve sedges clover lawn is a great alternaƟve (Figure 25). The use of arƟficial turf is not allowed. Comment: Consider including a prohibiƟon on the use of arƟficial turf in the regulaƟons. 12 g.Deciduous, naƟve shade trees should be used along the south side of buildings… h.NaƟve shade trees should be used throughout paved areas and along pedestrian paths to provide shade and reduce heat buildup and glare, and protect us from the increasingly frequent adverse impacts of climate change. 20. Page 39. Comment: More pictures are needed. i.Do not plant trees on steep embankments as soil erosion may cause instability and uprooƟng. Use deep-rooted grasses, groundcovers and low growing shrubs instead. l.Use pedestrian-oriented…large building façade and to absorb stormwater. Incorporate landscaped areas…and mass (Figure 17) and absorbing stormwater. 21. Page 40 D.Pedestrian Walkways and Sidewalks. a.The width of the sidewalk should be calibrated…Five foot minimum is required as is ADA Compliance. b.Sidewalks and public walkways should be fully accessible wih paved… E. LighƟng a. DecoraƟve, downward-directed historic stle light fixtures are…Main Street are also acceptable. Natural gas lighƟng fixtures are not allowed. F. Fences/Screening a.i.Landscape berms with dense naƟve vegetaƟon can be used… b.iii.A landscape buffer strip shall be provided to screen commercial uses…combinaƟon of naƟve grasses, shrubs, and trees and will also serve as a rain garden. 22. Page 41. B. Make Public Spaces InviƟng. 13 a.Frame public spaces and create edges to establish a transiƟon from space to space. Comment: This sentence is not clear to me. Please re-word. 23. Figure 28 Comment: This picture is a nice concept but is it a concept that is in fact implementable with the limited space we have? I suggest using photos of spaces that mimic the kind of space we have in our area. 24. Page 43. Provide adequate lighƟng…security at central spaces and pathways, and crosswalks at night. d. Provide clear and creaƟve wayfinding signage to connect different spaces. 25.Page 44 Figures 8 and 9 are referencing the wrong photos. 26. Page 45. Figure 10 should say Simulated Neon (not LED examples) More photos would be helpful. 27. Page 47. More photo examples are needed for B. Wall signs a., c., and e. Figure 37 CapƟon: Not recommended Example of wall sign that is inappropriately mounted on a track. C.ProjecƟng Signs 14 a.ProjecƟng signs are encouraged in the districts. ProjecƟng signs have been shown to be are effecƟve in drawing the aƩenƟon of pedestrians. 28. page 48. D. Freestanding Signs b.Low-profile naƟve landscaping around the base of the sign is encouraged. c. MulƟple tenants names on a single signsize should be a coordinated set of signs in size, and style, and background color (Figure 40). 29. Page 49. E.Under Canopy Signs b.In a muli-tenant building, hanging signs should be similar in size, style, color and hardware (Figure 42) F. Window Signs a.Signs painted directly in windows or doors are encouraged. Comment: Signs painted on windows directly conflicts with guidance provided in SecƟon IX.9.b. G.Awning signs (photo examples are needed). 15 30. page 50. H.Materials. d.Neon signs may be appropriate as determined by the Commission. Neon signs must be made of tradiƟonal gas-filled tubes. Comment: This language conflicts with SecƟon VIII. SecƟon D. 31. Page 50. SecƟons I. J. and K. Comment: Pictures are needed for each item referenced. 32. J.Open/Closed Signs b..Neon open signs may be permiƩed; Neon signs should be red or red and blue. Comment: This language conflicts with SecƟon VIII. SecƟon D. 33. Page 51. At the top c. Trade flag colors are encouraged to be unique to business’theme or logo and coordinate with the color scheme of the commercial building of space design. L. Trade Figures or Symbols. (picture examples of this are needed) M. A-Frame signs (Picture examples of this are needed) The picture on page 51 needs an idenƟfying number and capƟon.