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La Plaza Vieja Character Overlay

What design standards should be included in the La Plaza Vieja character overlay?

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33 registered responses


Why do you think window consistency should or should not be included?

Answered
22
Skipped
11

Do you think the character overlay should allow shed roofs on garages, detached accessory dwelling units (ADUs), storage sheds and similar structures? NOTE: ADUs are limited to 800 square feet by the current city code and are also allowed over garages.

Response Percent Response Count
Yes - good idea 74.2% 23
Neutral/Unsure 12.9% 4
No - bad idea 12.9% 4

Why do you think shed roofs should or should not be allowed on accessory structures?

Answered
17
Skipped
16

Do you think the character overlay should allow a single-family home or duplex with only a single shed roof with no other roof plane adding variety to the home?

Response Percent Response Count
Yes - good idea 64.5% 20
Neutral/Unsure 22.6% 7
No - bad idea 12.9% 4

Why do you think shed roofs should or should not be allowed on homes?

Answered
11
Skipped
22

Do you think that any allowance for shed roof single family homes and duplexes should include a requirement that the roofline integrate two contrasting roof planes?

Response Percent Response Count
Yes - good idea 29.0% 9
Neutral/Unsure 25.8% 8
No - bad idea 45.2% 14

Why do you think any shed roof standards should or should include a requirement for contrasting roof planes?

Answered
16
Skipped
17

Do you think the character overlay should include standards for roof orientation?

Response Percent Response Count
Yes - good idea 15.6% 5
Neutral/Unsure 25.0% 8
No - bad idea 59.4% 19

Why do you think roof orientation requirements should or should not be included?

Answered
19
Skipped
14

What elements of design are most important for a new character overlay to regulate in order to preserve the neighborhood character of la Plaza Vieja?

Average priorities over 33 responses

  1. Varying the face plane of a new building (facade articulation) is one of several ways to break up the massive appearance and larger scale of a building. Facade articulation refers to the surfaces of the building, whether they are flat, pushed up to the street, or pushed back.  Some examples include:

    • Roofline changes 
    • Covered entries or porches
    • Changes in the color and pattern of the materials between floors of the building
    • Building Modulation - requiring every 10-35 feet that the building jog in or out to mimic smaller buildings
    • "Other" vertical features, like chimneys or dormers
    Building Face (Facade) Variation (Articulation)

  2. The purpose of upper floor definition standards would be to reinforce the neighborhood’s character of one-story buildings by clearly defining each floor level for two- and three-story buildings. This floor defining articulation allows anyone to easily recognize the number of floors and reduces the appearance of one tall wall that has no definition or change of plane.

    Upper Floor Definition (Articulation)

  3. Many homes in La Plaza Vieja have a simple covering supported with brackets mounted to the wall. A requirement for a covered entry or porch could be scaled to require something small, like a covered entryway, or something larger such as a full porch.

    Covered Entry or Porch

  4. The change in a roof’s visual profile (roof modulation standards) could apply to buildings longer than 30 feet with the goal of creating visual interest by not having excessively long and continuous roof lines. A variation in roof forms can add visual interest to a building by breaking up the building’s appearance against the skyline.

    Change In Roof Profile (Modulation)

  5. Traditionally, homes in the La Plaza Vieja neighborhood have had parking and driveways located to the side or rear of buildings.  If included in a character overlay, the parking requirement would include placing off-street parking coming off of the alleys (where applicable) or to the side of homes where there are no alleys. This would allow the front porch, front doors, and windows to be visible from the street and prevent larger vehicles from blocking sidewalks or pushing back the front of homes further from the street. 

    Prohibit New Parking in the Front of Homes

  6. Requiring consistency in facade windows means that all windows facing the street would have to be similarly sized, of consistent design or operation, or grouped in a way that creates symmetry and/or consistency on each floor.This would not require that any particular brand or style of window be applied but that the design of all windows be consistent across the front of the building. It would not regulate rear or side windows that are not facing the street.

    Building Face (Facade) Window Consistency

  7. Windows have been referred to as the expressive eyes of a home. They can be clearly expressed or end up reading relatively flat to a wall surface. By recessing or trimming a window with a frame, shadow lines help to create a shadowed accent that more clearly defines the window.

    Window Trim or Recess

  8. Roof orientation standards would require that gabled-end roofs face the street on typically narrow lots (if there are multiple rooflines, at least one roofline would have to meet this standard). In the case of a property with a shed roof, this orientation standard would also be applied in some manner. 

    Roof Orientation

  9. A shed roof refers to a roof that slopes on a single plane. These roof types are uncommon in the La Plaza Vieja neighborhood but have become increasingly popular in new construction due to their cost-effectiveness and their ability to create sloped ceilings and abundant usable and naturally lighted interior spaces. Similar designs have been recently called “Mountain Modern”.

    Shed Rooflines

In your opinion, are there any of the elements from the previous question that the city should NOT regulate and why? (Use one blank for each element)

Answered
15
Skipped
18

Are there any other thoughts or opinions you would like to share with the project team and the La Plaza Vieja Neighborhood Association?

Answered
17
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16
Name not available outside City Limits
January 12, 2023, 5:20 PM
  • Considering the project area in the map above, do you (select all that apply):
    • Other - Would love to live there but probably priced out as a local worker
  • In theory, do you agree that the City of Flagstaff should craft and adopt some basic design standards to reinforce La Plaza Vieja's character?
    • Agree - good idea
  • Why do you agree or disagree with this approach?
    A cohesive design approach would help maintain historic character and avoid the genericizing of big money development happening all over Flag
  • Do you think one-story homes (both existing and new) should be exempt from any adopted design standards?
    • Neutral/Unsure
  • Why do you think exempting one-story homes is a good or bad idea?
    Older homes could be grandfathered into/exempted from new design standards. New single family developments (if any) should adopt the new standards
  • Do you think the character overlay should include building face variation (façade articulation) standards?
    • Yes - good idea
  • Why do you think facade articulation should or should not be included?
    But do not use articulation as an easy bypass over smart, condense footprinting
  • Do you think the character overlay should include upper-floor articulation standards?
    • Neutral/Unsure
  • Why do you think upper-floor articulation should or should not be included?
    Would not add articulation for its own sake but try to look at early Craftsman or Basque/Spanish standards, to reference historic Flagstaff sensibilities
  • Do you think the character overlay should contain requirements for a change in roof profile (roof modulation standards)?
    • Yes - good idea
  • Why do you think roof modulation should or should not be included?
    No response.
  • Do you think it's a good idea to NOT regulate building materials in the character overlay?
    • Yes - good idea
  • Why do you think building materials should or should not be regulated?
    The variety directly reflects Flagstaff's material history
  • Do you think standards for window trim or recess should be included in the character overlay?
    • Neutral/Unsure
  • Why do you think window trim or window recessing should or should not be included?
    Have experienced difficulty in getting plans approved by the city for the smallest detail that has no overall impact on building efficiency or visual character. Windows would fall into this category. In favor of the most flexible regulation centered purely on energy efficiency, if any
  • Do you think the character overlay should include a covered entry roof or porch requirement?
    • Neutral/Unsure
  • Why do you think requirements for a covered entry or porch should or should not be included?
    Too restrictive to demand a porch for all structures. The city would need regulate the details of porch characteristics.
  • Do you think the character overlay should restrict the location of off-street parking to areas located off of alleys or to the side of homes?
    • Yes - good idea
  • Why do you think parking location restrictions should or should not be included?
    Create a less vehicle-centric space
  • Do you think requirements for window consistency should be included in the character overlay?
    • No - bad idea
  • Why do you think window consistency should or should not be included?
    Too much regulation for interesting or useful design
  • Do you think the character overlay should allow shed roofs on garages, detached accessory dwelling units (ADUs), storage sheds and similar structures? NOTE: ADUs are limited to 800 square feet by the current city code and are also allowed over garages.
    • Yes - good idea
  • Why do you think shed roofs should or should not be allowed on accessory structures?
    Allow the diversity in--this sensibility is in keeping with Vieja's overall varied constructions
  • Do you think the character overlay should allow a single-family home or duplex with only a single shed roof with no other roof plane adding variety to the home?
    • Yes - good idea
  • Why do you think shed roofs should or should not be allowed on homes?
    No response.
  • Do you think that any allowance for shed roof single family homes and duplexes should include a requirement that the roofline integrate two contrasting roof planes?
    • Yes - good idea
  • Why do you think any shed roof standards should or should include a requirement for contrasting roof planes?
    No response.
  • Do you think the character overlay should include standards for roof orientation?
    • No - bad idea
  • Why do you think roof orientation requirements should or should not be included?
    Don't be too restrictive with design. Instead, make sure drainage plans are good
  • What elements of design are most important for a new character overlay to regulate in order to preserve the neighborhood character of la Plaza Vieja?
    No response.
  • In your opinion, are there any of the elements from the previous question that the city should NOT regulate and why? (Use one blank for each element)
    • Window consistency - too much regulation or restriction hinders unique or useful design
    • Window trim or recess - too much regulation or restriction hinders unique or useful design
    • covered entry or porch - too much regulation or restriction hinders unique or useful design
    • Roof orientation - too much regulation or restriction hinders unique or useful design
  • Are there any other thoughts or opinions you would like to share with the project team and the La Plaza Vieja Neighborhood Association?

    Too much design regulation can kill innovative design and unique character. La Plaza Vieja stands out precisely because of its heterogenous character, as earlier designers and builders used the varied techniques and materials within their grasp. This makes the history of the neighborhood come alive, much unlike other parts of Flagstaff that are being re-developed and look all the same. Try to focus regulations on sustainability and energy efficiency. If there are to be any restrictive regulations, refer back to historic styles used in early Flag (like Craftsman, Spanish, Basque, and native styles). For example, native masonry and Basque-style communal courtyards. Incentives could motivate; the city could give "discounts" or allowances on other aspects of development plans if designers choose historic styles over the more commonplace modern ones.

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Where would the overlay design standards apply?

While La Plaza Vieja includes commercial areas, the design standards will only apply to single-family and duplex homes within the neighborhood core on the map below. 

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