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For example, a question in the online survey asked about whether single-car driveways
<br /> would be more appropriate for narrow parcels in the downtown area since two-car
<br /> garages (and associated curb cut) eliminate the possibility for the homes to have a
<br /> living space and porch on the ground floor fronting the street and also reduce on-street
<br /> parking and impact placement of street trees. Feedback thus far from the Commission
<br /> on whether single-car driveways would be more appropriate for narrow parcels is mixed,
<br /> as all three options have been submitted (single-car preferred, two-car preferred, and
<br /> undecided).
<br /> • Building Orientation: It is generally considered important for buildings to face public
<br /> streets and semi-public spaces like open spaces and walks such that the building
<br /> "frames" these spaces. Further, placing the building alongside these types of spaces
<br /> while at the same time placing parking behind the buildings reduces the negative visual
<br /> impact that vehicular parking can impose on these spaces.
<br /> A question regarding Irby Ranch in the online survey specifically asked about whether a
<br /> home located on an alley should face a garage or other homes. As noted in the
<br /> December 9 memorandum provided the Commission, alleys are used to reduce the
<br /> impact of garages on front elevations and reduce circulation impact on streetscapes but
<br /> are most successful when garages are located on both sides of the alley. In the Irby
<br /> Ranch project, some of the homes are situated such that they face the alley. In
<br /> response to the question about whether homes located on an alley should face a
<br /> garage or other homes, online responses thus far uniformly indicate homes should face
<br /> other homes.
<br /> • Building Design: Entry stoops, porches, front doors and living spaces facing the street,
<br /> open spaces, and pedestrian walkways enhance security through informal surveillance;
<br /> secondly these spaces are enlivened with residents' frequent use and circulation.
<br /> Specifically, a question in the online survey asked about whether elements intended for
<br /> façade articulation should also be usable. Responses to this question are mixed, as
<br /> some responses indicate the respondent values practicality over aesthetics, another
<br /> indicates the respondent values aesthetics over practicality, and another indicates that
<br /> open space elements (e.g., porches, terraces, stoops) should be usable, but other
<br /> elements such as sunshades and shutters need not be.
<br /> Another question asked about whether low fences and walls (as opposed to taller
<br /> elements) should be used such that visibility from homes to the path is not
<br /> compromised; visibility from homes to pedestrian pathways or common areas increase
<br /> informal surveillance in a neighborhood. Responses to this question submitted thus far
<br /> were also mixed, as several commissioners indicated taller, full-height fences and walls
<br /> are preferable and another indicated low fences (e.g., 3 to 4 feet tall) are preferable.
<br /> • Building Articulation: The size or scale of the building can be visually reduced through
<br /> massing, articulation and façade design; often one can look at a building and
<br /> understand that it has a base, and middle and a top to the building façade which is a
<br /> traditional façade pattern.
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