OAK TO 9TH BROOKLYN BASIN
DESIGN GUIDELINES
NOVEMBER 2006
OAK TO 9TH BROOKLYN BASIN
DESIGN GUIDELINES
TABLE OF CONTENTS
The Vision for Brooklyn Basin 1
Urban Design Principles 3
Urban Design Concept 5
Design Guidelines 15
PREPARED BY ROMA DESIGN GROUP
NOVEMBER 2006
ILLUSTRATIvE PLAN
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 1 Brooklyn Basin will establish a vibrant new mixed-use neighborhood on the Oakland Estuary, reinforcing the public role and destination appeal of the waterfront as a civic destination of regional impor- tance. With its extensive “necklace” of parks, promenades, quays and plazas, the new community will significantly extend and enliven Oakland’s waterfront eastward from Jack London Square, reconnect- ing the City with a significant portion of its shoreline. In addition THE v ISION FOR BROOKLYN BASIN
to its open space network, a rich offering of cultural, commercial and recreational activities will give Brooklyn Basin importance to Oakland and the Bay Area community. A diverse mix of residents will further enliven this part of the City and establish it as a viable neighborhood with sufficient critical mass to overcome the signifi- cant transportation infrastructure that now separates the waterfront from the downtown and the remainder of the community.
2 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014)
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 3 The goal for Brooklyn Basin is to create a vibrant mixed-use neigh- borhood that furthers Oakland’s efforts to promote urban living and to reconnect the city with its waterfront. The following urban design principles are intended to support this goal:
1. Establish a continuous and diverse networ
k of public open
spaces, including parks, promenades and plazas along the Estuary shoreline.
2. Configure and design the open space system to ser
ve as a city-
wide and regional resource.
3. Cr
eate walkable and lively public streets, open spaces and pedes- trian ways that provide strong visual and pedestrian linkages between the waterfront and inland areas.
4. Pr
ovide a range of cultural, recreational and commercial activi- ties that reinforce the public destination appeal and civic role of the waterfront.
URBAN DESIGN PRINCIPLES
5. Introduce a mix of housing that supports a diverse population of r
esidents and that promotes a day and nighttime environ- ment along the waterfront.
6. Maintain and enhance public vie
ws to the waterfront.
7. Configure and design buildings to spatially define and r einforce
the public character of streets and open spaces.
8. Intr
oduce ground level activities that enliven streets and
public spaces.
9. Dev
elop a dynamic composition of taller and shorter buildings that reinforce the spatial characteristics of the waterfront and open space system, and that dramatize this unique shoreline setting.
10. Allo
w for a diversity of architectural expressions within the strong public framework of streets and open spaces.
4 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) CONTINUOUS wATERFRONT OPEN SPACE
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 5 A Continuous Necklace of waterfront Open Space
Brooklyn Basin will provide approximately 32 acres of public open space along the Estuary, linked by a continuous pedestrian and bicycle trail system that connects Jack London Square with Oakland’s eastern waterfront. The open space system will include a restored wetland, four new parks, an expanded Estuary Park, and a wide public prom- enade along the perimeter of Clinton Basin. More specifically:
•
Estuary Park will be expanded by approximately 2 acres to the north and east, and more strongly integrated with the Aquatic Center at the mouth of Lake Merritt Channel; public parking will be provided along the western edge of the open space and the large field space will be enhanced. The park will open up panoramic views to the Estuary from The Embarcadero.
•
Channel Park across Lake Merritt Channel from Estuary
Park will be designed as a large waterfront meadow with a new vegetated edge, suitable for passive recreation, picnicking and sunbathing. Bocce ball courts are incorporated in the southeastern portion of the open space, adjacent to a small public parking lot. A dog park is planned immediately south of the Lake Merritt Channel bridge along the Embarcadero. The park will be designed to accommodate future connections to Lake Merritt along the Channel.
•
South Park at the southern terminus of Fifth Avenue will provide panoramic views up and down the Estuary. The park also overlooks a reclaimed wetland at the mouth of Clinton Basin, and features a children’s playground.
•
Clinton Basin forms the heart of the new community. The 3.6- acre water space will be a unique urban destination animated by recreational vessels and surrounded by a public esplanade lined with overlooking cafes and restaurants. The 50-foot wide public quay is organized in two stepped tiers, a 15-foot wide promenade with outdoor cafes providing overlook onto a 35-foot wide prom- enade at the water’s edge with public seating and landscaping. •
Gateway Park offers dramatic views of Clinton Basin and the Estuary from the Embarcadero and I-880, and a direct visual and pedestrian connection between Fifth Avenue and the shoreline.
The park will provide a stage for civic events as well as commer- cial (e.g., farmers market, arts/crafts fairs, etc.) and recreational activities oriented to both Clinton Basin and Main Street.
URBAN DESIGN CONCEPT
6 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Clinton Basin forms the heart of the new community. It is defined by a public esplanade lines with overlooking cafés and restaurants. (REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 7 • Shoreline Park along the southern and western edges of the com- munity provides a grand civic space oriented to the open water of Brooklyn Basin. The park is designed to accommodate large cel- ebrations, concerts, water festivals, as well as day-to-day activities, such as informal play and passive recreation. Much of the park is built on the existing pile-supported pier structure of the 9th Avenue T erminal, the maritime history of which will be celebrated through interpretive elements and displays.
A Rich Pattern of Public Streets and Pedestrian ways
Streets in the Brooklyn Basin community are configured and designed as an integral extension of the open space system, providing direct pedestrian and visual linkages between the city and the waterfront. The streets are aligned to offer direct views to the Estuary from the Embarcadero and oriented to ensure maximum exposure to the sun throughout the day and year. Each street is designed to create a unique urban and pedestrian experience with generous sidewalks and adjoining buildings that provide activi- ties, eyes on the street and strong spatial definition. The pattern of blocks, at intervals of 300 to 400-feet, extends the grid pattern of the city and offers multiple and diverse routes between the Embar- cadero and the shoreline. More specifically:
•
Main Street joins the Embarcadero at the foot of Clinton Basin, and terminates at Shoreline Park. The wide street serves as a commercial mixed-use spine and gathering place for the com- munity. Between the Embarcadero and 8th Avenue, it is lined with neighborhood-serving shops that will benefit from the intensity of activity, the high levels of visibility, and convenient on-street diagonal parking. Between 8th and 9th Avenues, workshops, galleries and work-live lofts will extend the commer- cial character and activity of the street to Shoreline Park. •
Ninth Avenue forms a strong public edge to Shoreline Park, and a direct and welcoming entrance to the community from the Embarcadero. A wide bicycle and pedestrian promenade along the park edge of the street accommodates the significant volumes of waterfront visitors that are expected, and the street offers generous on-street curbside parking as well as access to a public parking lot just north of the 9th Avenue T erminal. •
Eighth Avenue is an urban residential street connecting the Embarcadero with the waterfront at the southeastern tip of the Brooklyn Basin community. The street will have an urban village character, with tree-lined sidewalks defined by ground level lobbies, townhouse and loft units.
•
Fifth Avenue: As a major north-south corridor through
Oakland, Fifth Avenue will be maintained and enhanced as a critical linking and gateway street in the Brooklyn Basin community. The street provides the principal address and 8 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Shoreline Park provides a grand civic space oriented to the open water of Brooklyn Basin. (REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 9 access for the existing artists’ community, which will remain.
Provision will be made for continuous pedestrian access along the western edge of the street, and the relatively light volumes of vehicular traffic will make the street a comfortable route for recreational cyclists destined for the waterfront.
•
Fourth Avenue will provide public pedestrian, vehicular and bicycle access along the western edge of Channel Park from the Embarcadero. The street will include on-street public parking and provide access to a small public parking lot for park visitors. •
Pedestrian Mews: Complementing and extending the public street network, a series of more intimately scaled pedestrian streets will offer additional access through the community and to the waterfront. These include a pedestrian and bicycle way along the eastern edge of the Fifth Avenue artists’ community, which will be lined with workshops and lofts, and two resi- dential mews between Eighth and Ninth Avenues that connect Clinton Basin with Shoreline Park.
A Diverse Mix of Public-Oriented Activities
A program of cultural, recreational and commercial activities has been programmed to reinforce the public spiritedness of the Brooklyn Basin community and its appeal as a citywide resource and waterfront open space destination. More specifically:
•
Ninth Avenue Terminal: A refurbished section of the Ninth Avenue T erminal will provide an opportunity for historical and interpretive exhibits that celebrate the maritime heritage of the site, a cultural center, community-gathering place, restaurant and retail opportunities.
•
Recreational Boating will be further expanded in the area through the renovation of the Clinton Basin and Fifth Avenue Marina. The Aquatic Center at Estuary Park will be maintained and enhanced as an integral part of the new community.
•
Commercial Recreation: Visitor-oriented shops and restau- rants will further reinforce the public appeal of Clinton Basin, creating a vibrant urban place at the water’s edge, and a water- front destination unique in the region and indeed the country. 10 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Main Street is envisioned as a commercial mixed-use spine connecting the Embarcadero with Shoreline Park.
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 11 • Neighborhood Serving Commercial Use: In addition, Main Street is planned with 75,000 square feet of ground level shops and a grocery store that will be attractive to both residents and visitors. The friendly pedestrian environment and the prox- imity to both Clinton Basin and Shoreline Park will make this a popular new activity center in Oakland.
A wide Range of Housing Opportunities
Brooklyn Basin is planned and designed as a new Oakland neigh- borhood, focused on livability and diversity in the spirit of the broader community. As such, the neighborhood includes a wide range of housing types that can meet the needs of families, seniors, young couples and singles. More specifically:
•
Live-Work Loft Units capable of accommodating artist work- shops or galleries and other small businesses are envisioned in a variety of locations in the Brooklyn Basin community, including along Main Street between 8th and 9th Avenues and along other internal streets of the community where they will contribute to a lively and interesting pedestrian environment. •
Townhouse Style Units will also activate sidewalks along the pedestrian mews near Shoreline Park and along the other internal streets of the community. With their direct proximity to the open space and trail system, these units will be particu- larly suitable for young families.
•
Podium Units in the mid-rise buildings of Brooklyn Basin will come in a full range of sizes and as such will serve a broad segment of the population including seniors, singles, and young couples. Many of these units will enjoy direct views to the waterfront and/or internal courtyard open spaces with resident serving amenities.
•
High Rise Tower Units: As an urban neighborhood, Brooklyn Basin also offers high rise living with units that will have broad panoramic views of the Estuary, Bay and Oakland hills.
A Dynamic Composition of
Building Forms and Expressions
Rather than a homogeneous or monolithic grouping of buildings, the Brooklyn Basin community is conceived as a diverse and varied skyline carefully composed to give form to the waterfront and to the public spaces and streets of the neighborhood. From a distance the community will appear as an extension of the city, with five distinctive towers spaced in a manner that maintains views to the water from the Oakland hills and upland areas. Along the Embar- cadero and the I-880 freeway, the building wall will be varied in height and broken at regular intervals by streets and open spaces that provide views to the Estuary and shoreline parks. Within the community, the height and massing of buildings serve to dramatize the visual setting of the waterfront and open space, spatially define 12 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Eighth Avenue will have an urban village character with tree-lined sidewalks defined by ground level lobbies, townhouses and loft units.
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 13 key public spaces, and lend diversity and interest to the public environment. The composition of buildings is predicated on the following principles:
•
Four-Sided Architecture: Although Brooklyn Basin is a
waterfront community with dramatic views up and down the Estuary, the waterfront edge is not given priority over any other edge. In order to ensure strong integration with the remainder of the city, a high quality of architectural treatment is planned on all sides, those facing the Embarcadero and I-880 freeway, internal streets and pedestrian ways, as well as the public open spaces and waterfront.
•
Multiplicity of Architectural Expressions: Buildings within Brooklyn Basin are not restricted to any specific architectural style. Rather, a variety of architectural expressions are encour- aged as a means of enhancing the diverse mixed-use, urban character of the community. Each development project will, by use of massing, articulation, materials and detail, contribute to a coherent form and structure within the new community.
•
Buildings that Provide Strong Spatial Definition: Individual buildings are not conceived as isolated or stand-alone projects, but instrumental in shaping and defining the public spaces and streets of the community. Buildings will be generally built to the property lines of streets and parks to provide such definition and overlook, but will be massed and articulated to avoid the creation of an undifferentiated and monolithic environment.
Building walls will become lively and delightful edges to streets and open spaces through the variation of building materials and planes, and the introduction of architectural elements like balconies, loggias, moldings, stepbacks, etc.
•
Towers that Punctuate the Urban Landscape: The place-
ment of tower buildings up to 240 feet in height has been carefully considered relative to the surrounding waterfront context and the overall skyline. Five towers are located where they will have minimal impact on the shading of public spaces, and where they will have a positive effect in creating gateways, defining major public places and in creating an exciting and dynamic urban environment. Three towers flanking Clinton Basin will accentuate the primary importance of this urban water space and create a dramatic gateway from both the water and the land. T wo additional towers, one facing Channel Park and the other Shoreline Park provide a visual counterpoint to the horizontal plane of water and open space, and strong gate- ways along Embarcadero and I-880 Freeway. The spacing of the towers ensures that views from upland areas as well as from within the community are maintained.
14 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) TOwER ZONE
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 15 Building Height, Massing and Treatment
Design Intent
The massing of buildings should contribute to the overall form and structure of the community, to the spatial definition of public spaces and streets, and to the visual diversity and interest of the public realm. Taller buildings up to 240 feet in height should be designed and sited to accentuate the form and importance of Clinton Basin, and to mark the key gateways into the commu- nity. Mid-rise buildings up to 86 feet in height should be utilized to define internal streets, and building edges should step down to 55 feet along the remainder of the Clinton Basin and along more intimately-scaled residential mews. Portions of buildings should also be permitted to a height of 120 feet where such massing can be visually supported by the adjacent public open space. Within these overall massing envelopes, additional variation and articu- lation should be provided in both the horizontal plane and the vertical profile of buildings to break down their perceived mass and bulk, and to promote a finer increment of development. Building massing should provide additional variation and architectural interest that promotes a cohesive community scale and an attractive pedestrian environment.
a.
Building v
olumes should be articulated separately to break
down the perceived scale and mass of the structure and to provide visual interest.
b.
Corner locations, visual termini, major entries and other visible building fr
ontages should receive special emphasis and treatment.
c. A varied building silhouette is encouraged thr
ough significant
changes in massing at rooflines.
Tower Location and Massing
Buildings above 120 feet and up to 240 feet in height are limited to particular tower zones (see diagram) located in areas that will have less shadow impact, and that will reinforce the overall form and structure of the community. T ower zones are established: at the edges of Clinton Basin and Gateway Park, along the Embar- cadero at Channel and Shoreline Parks, and near the foot of Eighth Avenue. Within each of these zones, one tower will be permitted, subject to the following guidelines:
1. The tow
er should be sited and shaped in a manner that rein-
forces the spatial characteristics of the public space and/or street on which it is located.
DESIGN GUIDELINES
16 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Special treatments (e.g. shaping, fenestration, materials, etc.) like these examples in Vancouver should be employed to accentuate the vertical proportion of towers.
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 17
2. The maximum floorplate of all tow ers should not exceed 15,000 square feet with the exception of the tower at the foot of 8th Avenue, which shall not exceed 12,000 square feet. T owers should have compact floorplates with no dimension exceeding 165 feet.
3. The tow
er should be spaced such that one tower is at least 200 feet away from another tower.
4. Architectural tr
eatments should be employed to accentuate the
vertical proportion of the towers through shaping, fenestration, materials, etc.
5. Special tr
eatments should be introduced to vary and create inter- est across and enhance the skyline appeal and visual appearance of the structure (e.g., reduction of floorplate size and/or increase in floor-to-floor dimension on top floors, change in fenestration, spires, introduction of special materials or visual features, etc.).
6. The tow
er should be designed to provide an interesting silhou- ette, profile and volumetric form on the skyline through varia- tion of building material, building shape, plane and stepbacks.
7. The topmost floors of the building should be architecturally differ
entiated through the use of stepbacks or changes in mate- rial and fenestration as appropriate to the overall architectural expression of the building.
8. The tow er should be architecturally integrated with the perimeter block architecture at its base, differentiated by a change in plane, material and/or fenestration. While stepbacks may be appropri- ate to create a building base, vertical expression of the tower is also encouraged; “wedding-cake” buildings are discouraged.
9. The use of mirror
ed or highly reflective glass is discouraged in
favor of tower buildings that combine transparent curtain wall glazing with punctured wall treatments.
10. P
lacement and design of balconies should avoid repetitive egg- crate patterns, but rather be located and designed to reinforce the overall building form.
The topmost floors of towers should be architecturally differentiated through the use of stepbacks, changes in material, building shape, etc. 18 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014)
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 19 Variation in Overall Building Height
Apart from the tower zones, the predominant building height within the Brooklyn Basin community is 86 feet. T o promote additional variation in building height and to avoid a “pancake” or benching effect on the skyline, buildings will be permitted addi- tional height of up to 120 feet, subject to the following guidelines:
1. The additional height is located along edges that will not result in ex
cessive shading of public and pedestrian-oriented spaces.
Acceptable locations include the 9th Avenue/Shoreline Park edge, on Parcels B, C, D, and H of the Preliminary Develop- ment Package.
2. The additional height is employ
ed in areas that articulate key
intersections, gateways, and/or street and building geometries.
3. The additional height does not exceed 50% of the ar
ea of the
topmost floor below the 86-foot height.
4. A reduction of building height is encouraged belo
w 86 feet
(equivalent to the total floor area of the additional height above 86 feet); these reduced height areas should be located in areas that will result in increased solar access to streets, mews, or other public spaces.
Variation in Street Wall Building Volume and Plane
Within a clear and coherent architectural composition, building facades should be articulated by means of recesses, changes in plane, bays, projecting elements, variations in exterior finishes or a combination thereof. Articulation strategies may include emphasis of groupings of dwelling units or occupied spaces, establishing vertical and horizontal rhythms, creating a varied building silhou- ette, adding visual accents and similar architectural strategies. Long unarticulated street walls should be avoided. The following guide- lines apply to buildings of 86 feet in height or less:
1. Buildings should intr
oduce a differentiated architectural expres-
sion and/or a step of at least 5 feet, above a height of 65 feet, to allow for the uppermost floors to be articulated, and to maintain a perceived street wall height roughly equivalent to, or less than, the building face-to-face dimension across the street. Along Clinton Basin, such expression should be provided above a height of 55 feet. (In order to encourage vertical expression, this stepback does not apply to tower buildings, corner elements, or to areas where additional height above 86 feet is permitted.)
2. Significant changes in building massing should be pr ovided
above a height of 30 feet. Such changes are defined as a building offset of not less than five (5) feet for 20% of the building frontage along a public street or open space, incorpo- 20 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Buildings should introduce a differentiated architectural expression and/or a stepback of at least 5 feet above a height of 65 feet.
Varied fenestration, balconies, bay windows, loggia etc., are encouraged to promote variation and articulation along streetfronts. (REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 21 rated at particular intervals depending upon the frontage and the scale of the adjoining street or public space. These intervals are as follows:
• 150
feet along M
ain S
treet, Clinton B
asin, S
horeline P
ark,
the Embar
cadero, and Channel Park;
• 100 feet along all other internal str
eets; and
•
60 feet along pedestrian me
ws.
3. T o pr
omote additional variation and articulation, changes in building materials are encouraged, consistent with a coherent volumetric approach to the overall massing and architectural expression. Varied fenestration, balconies, bay windows, loggia, etc. are also encouraged.
Parking Garage Facades
While parking garages are encouraged to be encapsulated within buildings, it is anticipated that some frontages may have portions of garages exposed to public street fronts. In such cases, special architectural treatments should be implemented to reduce their visual dominance and to integrate them into the overall form and character of the primary building, without masking the function of the structure for parking. Exposed parking garage facades should comply with the following guidelines:
1. The parking garage façade should be ar chitecturally integrated with the façade of the occupied space served by the garage.
2. Patterns of openings at garage facades should be similar in rhythm and scale to other openings within the building.
3. Building materials should be the same as those utiliz ed in the
occupied portion of the building.
4. Awnings, canopies, sunscr
eens, planters, ornamental railings,
and other elements should be utilized to provide visual richness.
5. T ranspar
ent glazed or unglazed openings should not exceed
50% of the wall area visible from any public street front.
6. Interior lighting of garages should be designed to pr event direct
view of the light source from streets or public access areas to the greatest degree practicable.
7. Exposed par
king garages are not permitted along Clinton Basin,
Shoreline Park or Channel Park.
22 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Windows
The proportion and subdivision of typical windows should reflect the overall proportion and character of the building.
1. Windo
w materials, trim (if any), and detailing should be of a good quality and consistent with the architectural character of the building.
2. Windo
ws set flush with cement plaster (stucco) finish without provision of trim, projecting sills, or other perimeter detailing are discouraged unless it can be demonstrated that the detail is critical to the architectural expression of the building. A recess dimension of not less than 2.5 inches should be the appli- cable general rule with larger recess dimensions encouraged to provide shadow lines and visual interest.
3. Glazing should be transpar
ent to the maximum extent prac-
ticable. Reflective glazing, except at special locations that are consistent with the overall architectural design, is discouraged.
4. Punctur
ed windows inset within an opaque wall should
predominate in the lower portions of the building, where they can help to give scale to the public realm. Curtain wall glazing should be primarily utilized on the upper portions of buildings where vertical expression is more desirable.
Roofs should be designed to be visually interesting, using non- reflective materials and colors.
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 23 Rooftop Treatment
Since many roofs will be visible from surrounding structures, they should be designed to be visually interesting, using non-reflective materials and colors.
1. T erraces and open spaces for the use and enjo
yment of residents
are encouraged.
2. Appliance v
ents, exhaust fans, and similar roof penetrations
should be located so as to not be visible from streets or open spaces. Exposed metal penetrations and roof accessories should be finished to match or blend with the roof color.
3. Any screening devices emplo
yed should be consistent with the
architectural character and composition of the building.
Exterior Wall Materials
All exterior materials should be durable and of a high quality.
Acceptable materials include: cement plaster (stucco), cement boards or pre-cast panels, concrete, metal panels, stone, brick and split face block. EIFS (Exterior Insulation and Finish Systems), unfinished concrete block, hardboard or plywood siding, vinyl or aluminum siding are not allowed.
Roofing Materials for Sloped Roofs
Concrete or clay tile, high quality composition shingles, slate, and standing seam metal roofing are permitted roof materials for slopes of 2:12 or greater. Sheet or roll roofing, synthetic shakes or shin- gles, high glaze tiles or glossy painted concrete tiles are discouraged.
Exterior Color
Each project should create a cohesive color palette that takes into consideration the finish of all exterior elements, and that comple- ments the architectural character and composition of the building.
Projects are encouraged to employ more than one body color to articulate the form, rhythm and scale of the building. Accent colors are encouraged where they enhance the architectural character of the development project.
Mechanical Penetrations at Facades
Mechanical penetrations at building facades, including kitchen and dryer vents, bath exhausts and other penetrations should be mini- mized to the maximum extent practicable. Where necessary they should be aligned horizontally and vertically with other penetra- tions, window openings and/or other architectural features to present an organized appearance, consistent with the architectural character and composition of the building.
24 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) BUILDING FAçADE AND STREET FRONTAGE LINKAGE
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 25 Building Orientation and the Public Realm
Design Intent
Buildings should contribute to the spatial definition and to the activation of public spaces and streets, through appropriate massing, orientation and treatment. A diversity of conditions should be established throughout the community, to create a rich pedestrian environment suitable to the particular location and to the spatial characteristics of the adjacent public space or street. Six predomi- nant conditions are envisioned for the Brooklyn Basin community:
retail edges, commercial and live/work edges, streets with a mixture of edge conditions; the mews edges; edges along the parks and waterfront; and the Embarcadero edges (see diagram). T reatment of blank walls, service areas, waste handling, etc. should also be carefully considered to minimize any negative effects on the public realm. More specifically:
Retail Edges
Along Main Street (between 8th Avenue and the Embarcadero), and along the Clinton Basin frontage, at least 75% of the building front- age should be in retail use including shops, restaurants, and cafes.
These building frontages should adhere to the following guidelines:
1. The ground floor-to-floor dimension should pr
omote viable
retail uses that are welcoming and transparent in nature.
2. The minimum depth of retail space fr
om storefront to rear
should be at least 40 feet to promote viable uses.
3. The retail fr
ontage should be built to the property line at the
back of the sidewalk, except where an additional setback is required by zoning, or occupied by an outdoor café.
26 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014)
4. The interior finished floor elevation should be generally flush with the adjacent str
eet or promenade frontage.
5. Building entries should be oriented to the str
eet or promenade
at intervals of approximately 50 feet, except for major anchor tenants such as grocery or drug stores, which could be a greater interval.
6. Shop fronts with a high level of transparency – at least 75% - should be established along these fr
ontages.
7. The use of canvas awnings and metal canopies ar
e encouraged
to provide shelter and shade to the pedestrian, and color and life to the building façade (see awnings and canopies below).
TYPICAL BUILDING SECTION: MAIN STREET RETAIL CLINTON BASIN PROMENADE SECTION
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 27 Commercial and Work/Live Frontages
Along Main Street (between 8th and 9th Avenues, and along Gateway Park (see diagram), at least 75% of the building frontages should be developed with a retail frontage as described above, and/ or with a commercial work/live frontage that includes ground floor work spaces (e.g., workshops, studios, galleries, offices, etc.) with a direct orientation to the street or public space. These building frontages should adhere to the following guidelines:
1. Gr
ound floor uses should have their primary access from the street or public space.
2. The ground lev
el use should be accessible to the public, and as
such generally flush with the elevation of the adjacent sidewalk or promenade.
3. The commercial fr
ontage should be built to the front yard
setback or build-to line, except where an additional setback is occupied by a publicly accessible entry court that is visible from the street or promenade.
4. Building entries to gr
ound level work-live or commercial space
should be oriented to the street or promenade at intervals of approximately 50 feet or less.
TYPICAL BUILDING SECTION: MAIN STREET LIvE/wORK COMMERCIAL
5. Building fronts should include a moderate to high level of transpar
ency – at least 50% - to promote pedestrian interest
and security.
6. The use of canvas awnings and metal canopies ar
e encouraged
to provide shelter and shade to the pedestrian, and color and life to the building façade.
28 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Streets with a Mixture of Conditions
Along 5th, 7th and 8th Avenues, and along Brooklyn Way and Harbor Lane East and West (see diagram), the ground level should be designed to provide an attractive building base, utilizing high quality materials (e.g., stone, precast masonry, etc.) detailing and treatments that complement the public environment. A variety of treatments are encouraged, including retail or commercial work/live frontages.
A 2 to 8 foot building setback along the mixed use streets and along the waterfront/park edges is intended to encourage a variety of urban design features at the street level consistent with ground floor uses; the urban design features may be expressed in the form of lobby entrance setback, stoops, planters and landscape buffer, with a variety of design expressions and materials. In order to create a vibrant pedestrian experience, a continuous street wall at the minimum 2 foot setback line is strongly discouraged. Aside from retail/commercial uses, proposed live/work and street level loft unit should provide appropriate setback to glass line with landscape hedges or planter buffer to provide for privacy.
1. Fr
ontages should include one or more of the following:
• Residential lobbies with ar
ticulated building entries that
pro
vide a welcoming gesture to the street;
Patio or street front gardens are permitted along residential street frontages provided that they include landscaping, garden walls and frequent entries. (REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 29 TYPICAL MIxED USE STREET SECTION
TYPICAL MEwS SECTION
2’ to 8’ 2’ to 8’
with the elevation of the sidewalk;
• Ground lev
el r
esidential units that ar
e at grade or elev
ated
abov
e the adjacent sidewalk should include other devices
that protect the privacy of the unit from the street.
2. If stoops ar
e used, they should become an attractive addition to
the ambience of the street and provide another layer of positive activities to the streetscape environment.
3. Residential str
eet fronts should incorporate landscaping in the
front yard setback including planting beds, hedges, planters, etc.
4. Gr
ound level residential windows should generally be located at least 48 inches above the elevation of the sidewalk or include elements that protect privacy.
5. Patio or str
eet front gardens are also permitted within the
setback area along residential street frontages, provided that they include attractive garden walls and landscaping to soften the edge, create a positive transition to the street and are well fitted to the scale and architectural character of the building. • Common
ar
eas and/or sales or leasing offices generally flush
30 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014)
TYPICAL BUILDING SECTION ADJACENT TO SHORELINE PARK
Mews Edges
T wo pedestrian streets providing public pedestrian and visual access between 8th Avenue and Shoreline Park should be designed as intimately scaled mews lined with residential stoops that provide primary access to individual units. The following guidelines should be followed for these frontages:
1. Gr
ound level residential or live-work units should be located along at least 75% of these frontages.
2. If the gr
ound level use is residential, it should be elevated above the grade of the adjacent sidewalk and/or incorporate devices that protect the privacy of the unit from the street.
3. If the gr
ound level use is live-work, it may be located generally flush with the sidewalk. However, provision should be made for appropriate privacy screening through low walls and landscaping.
4. If stoops ar
e used, they should be an attractive addition to the
ambience of the street and provide another layer of positive activities to the streetscape environment.
5. The mews should incorporate landscaping along the building fr
onts between entries and stoops, including planting beds, hedges, planters, etc.
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 31 guidelines should be followed for these frontages:
1. Gr
ound level common spaces such as courtyards or gardens that are accessible and visible from adjacent streets are encouraged.
2. Second lev
el terraces and balconies that overlook the open space
and provide a sense of security are also encouraged.
3. High quality materials (stone, masonr
y, terra cotta, architectural
pre-cast, etc.), architectural and storefront detailing, and deco- rative elements, should be employed on the base of the building up to a height of at least 20 feet.
4. Articulated building entries should be pr
ovided wherever appro-
priate, at intervals of at least 200 feet or one per block face.
5. Entries should hav
e a high level of architectural finish and
detailing (e.g., moldings, canopies, etc.) that is in scale with the adjacent open space.
6. Landscaping (e.g., planting beds, hedges, etc.) should be incorpo- rated in the setback ar
ea along public sidewalks and promenades.
Along park edges, buildings should introduce high quality architec- tural finishes and treatments to reinforce the public and civic nature of the open space. Ground level common spaces and second level terraces that overlook the open space are encouraged.
Waterfront/Park Edge
Ground level treatment of buildings facing waterfront open space including those along Shoreline Park (9th Avenue), South Park, Channel Park and Estuary Park should be designed to create a strong and visually attractive edge to the parks. While ground level activities are encouraged along these edges to the maximum extent practicable, it is particularly important for the buildings to intro- duce high quality architectural finishes and treatments that rein- force the public and civic nature of the open spaces. The following 32 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) Embarcadero Frontage
Ground level treatment of buildings along the Embarcadero should provide an attractive visual edge to this important street, while offering a buffer from the adjacent freeway. Because of noise issues and the lack of on-street parking, significant street-oriented ground level uses are not anticipated. A greater setback of 25 feet from the back of sidewalk is established along the street, with generous provi- sion for landscaping to create a suitable buffer.
1. High quality materials (stone, masonr y, terra cotta, architectural pre-cast, etc.), architectural detailing, and decorative elements, should be employed on the base of the building up to a height of at least 20 feet to create a distinctive appearance that is suit- able to this important boulevard.
2. Par
king and service facilities should be architecturally screened with finishes that are an integral part of the building design, and that render all parking and service facilities invisible from public view.
3. Gr
ound level uses are encouraged along the Embarcadero
frontage (e.g., lobbies, common areas, retail display windows, etc.) to the maximum extent practicable.
4. For the purposes of measuring setback fr
om the Embarcadero,
the back of sidewalk shall be used.
Blank Walls
Blank walls are discouraged along public streets and open spaces, but where they are unavoidable should be treated with high quality materials that are integral with the remainder of the building.
Articulated building entries with a high level of architectural finish should be provided along each block face.
(REVISED SEPTEMBER 2014) OAK TO NINTH AVENUE • BROOKL YN BASIN 33 Awnings and Canopies
Along ground level commercial street frontages, storefront awnings and/or canopies are encouraged to provide articulation and interest along the building façade, to avoid solar heat gain and glare within the buildings, and to provide sun and rain protection to pedestrians.
1. Awnings should be canv
as or of a similar durable fabric
designed for exterior use.
2. Retractable awnings ar
e strongly encouraged and preferred over
stretched framed awnings or awnings that are designed as signs.
3. Canopies should be of a lightweight material (e.g., metal) that is complementar
y with the overall design of the building.
4. Awnings and canopies should be divided into sections that r
elate to and emphasize the vertical elements and horizontal datum of the building façade.
Service Areas
Along street fronts and public access ways, service doors and gates should be designed as an integral element of the building design, and screened from predominant public view.
1. The aggregate width of ser vice doors should not exceed fifteen (15) feet within 60 (sixty) feet of any frontage.
2. Doors ex
ceeding thirty (30) square feet in area should be
recessed a minimum of six (6) inches from the primary building plane.
3. Ser
vice doors or gates should not allow any views into spaces served. Louvers required for venting or ventilation purposes are acceptable provided that they do not allow visibility into service areas.
Equipment Screening
Mechanical equipment should be screened from predominant public view. All equipment within twenty (20) feet of a street front or setback line should be screened by one of the following means:
1. By enclosur
e entirely within the structure of the building with
access provided by opaque service access doors, a portion of which may be exposed for meter reading;
2. By enclosur
e in a below grade vault or structure;
3. By pr
ovision of a fence or wall with a maximum average trans- parency of 50 percent. The top of the fence or wall should be at 34 DESIGN GUIDELINES • NOVEMBER 2006 (REVISED SEPTEMBER 2014) least equal in height to the equipment screened but not higher than eight (8) feet;
4. By combination of an open fence and adjoining planting that will r
each a height sufficient to screen the equipment within three years.
5. Residential gas meters ser
ving individual dwelling units in
groups not exceeding four meters, individual commercial gas meters, and back flow preventers for irrigation systems not exceeding 2” nominal size, are excluded from the screening requirements.
Waste Handling Areas
All waste handling areas should be either enclosed in the structure of the building or screened by a wall or fence consistent with the architectural character of the building and adequate to prevent view of trash or recycling containers from the street, public access areas, common circulation areas, or open spaces.