Draft Design Guidelines 8.7.12

We are heading back to meet with the Waitsfield Design Review Board for preliminary master plan review again on August 14th. We've submitted three updated documents: 

1) Draft Design Guidelines

2) Program by Phase

3) Site Plan by Phase

See below for these documents.

Yestermorrow Building Design Guidelines – Draft 8.6.12

Introduction

The overall master planning process at Yestermorrow is guided by a set of principles which include, among others, that each building reflects the same principles and processes that support the development of the Master Plan. As such, the development of the Plan is intended to be holographic in that every piece reflects the pattern of the whole.

In adhering to this principle, Yestermorrow intends to follow a set of building design guidelines that will allow for the achievement of the following overarching goals:

·         Enable the core design/build experience of the school.

·         Demonstrate regenerative design principles that improve the site from the perspective of natural systems, students, supporters, and the local community.

·         Meet or exceed the requirements of Waitsfield’s Adaptive Redevelopment Overlay District (AROD).

Design Principles

All structures housing year-round functions shall be designed and permitted subject to the following Design Guidelines:

Building Footprint  

Final configuration and the building footprint shall be located within the building envelope shown on the Master Plan. Minor modifications to the envelope may be made, subject to Administrative Approval from the DRB, but in no case such that setbacks or other permit constraints are violated. In no instance may the building footprint be adjusted such that it reduces total net solar gain for the campus.

Building Height

No building shall exceed 40 feet in height as measured from the average grade to the highest point on the building (not including monitors, cupolas, antennae or “widows’ walks”). Building designs must respect the height of adjacent buildings and assure harmonious proportions and coherence through every phase of the project. Minor modifications may be made subject only to Administrative Approval from the DRB.

Building Square Footage

Total building square footage shall not exceed 30% of the total site acreage, which will allow for achievement of the 70% PUD requirement. Buildings with a footprint of 3000 ft² or less shall require Administrative Approval from the DRB once design development is complete but prior to full construction documents. Any building with a footprint over 3,000 ft² shall require review from the entire DRB.

Building Uses

To be limited to uses allowed under AROD and as defined specifically within the Master Plan Application and Permit.

Universal Design

Buildings and pathways, roads and byways shall conform to appropriate and applicable ADA criteria as well as the Seven Principles of Universal Design.

1.       Equitable Use

2.       Flexibility in Use

3.       Intuitive in Use

4.       Legibility of Essential Information

5.       Tolerance for Error

6.       Low Physical Effort

7.       Size and Space for Comfortable Use

Architectural Themes

The buildings shall adhere to the cohesion principle, with each building designed to reflect the pattern of the whole so that a cohesive campus Master Plan may be achieved over the three-phase expansion project. Each phase and sub-phase shall be coherent within itself as well as within the context of the whole. 

While architectural styles such as Federal, Greek Revival, Colonial, etc. shall not constrain the architecture of campus buildings, the underlying vernacular precedents found in New England, and the Mad River Valley in particular, must be maintained. 

Specifically:

1.       Buildings shall not be made to look older or younger than they are, nor shall they derive form or material configuration from foreign regions.  All campus architecture shall be a product of its time and place – vernacular.

2.       Sloped roofs are preferred over flat or low pitched roofs.

3.       “Green roofing” is permissible in flat roof applications in which planting is employed to moderate heat swings and reduce energy use and carbon footprint.

4.       Roof overhangs must be generous and in no case less than 2’-0”.

5.       Fenestration must not employ glass areas larger than 100 square feet without mitigating muntins or other features to insure appropriate human scale. All fenestration features in excess of 100sf must gain written Administrative Approval from the Design Review Board.

6.       All points of entry must be architecturally obvious and protected from inclement weather.

7.       Traditional materials used in local buildings of similar function are preferred.  No more than 15% of publicly observable materials may be other than the following:

a.      Stone: field stone, slate, shot rock, exposed aggregate, pavers

b.      Masonry: brick, stucco, plaster, clay tile; ceramic tile,

c.      Wood: board & baton, tongue & groove (all profiles), clapboard, rough-sawn boards, shingles, shakes, heavy timber; logs, truss-work, trim, ornament, grillwork and paneling.

d.      Glass: single strength, tempered, insulated, Plexiglas, colored art glass, photovoltaic collectors.

e.      Metal: standing seam metal, sheet metal, barn siding, silo parts, other barn parts, flashing, gutters, ornament and truss-work. 
NOTE: No aluminum siding of any kind.

f.        Recycled composites designed to look like any of the following: composite shingles, trex decking, hardipanel clapboard, etc.

g.      Synthetic materials may be used discretely for maintenance purposes only.

All material palettes must be presented to the Design Review Board for Administrative Approval. If the DRB has not responded to the color proposal within 14 days, it is assumed that there is no objection and the palette for that building has been approved. Any such approval does not necessarily establish precedent for future material palettes.

8.       Colors found historically on buildings of similar function are preferred.  Although no specific color palette is mandated, extremely jarring colors shall be avoided.  No more than three different colors (not including white or black) may be applied – by paint or other means - to a single façade.  Not more than six colors shall be applied to an entire building’s exterior.  The natural color and texture of a building material is not “applied” and does not count in this palette restriction. 

All color schemes must be presented to the Design Review Board for Administrative Approval.  If the DRB has not responded to the color proposal within 14 days, it is assumed that there is no objection and the palette for that building has been approved. Any such approval does not necessarily establish precedent for future color schemes.

9.       Facades shall harmonize in scale, proportion, material, texture and color with neighboring buildings, or buildings connected by porches, stairways or breezeways.

Construction Duration

No unfinished buildings shall be permitted unless the DRB has given Administrative Approval for a particular project to be completed over more than two years.

Temporary educational building projects shall not be constrained by this, the Architectural Themes section of the Design Guidelines.  As such, these buildings must be screened from the public view and may not be maintained on the campus for more than one building season without written Administrative Approval from the Board.

Pre-existing Structures

At least 75% of the main school building (formerly the Alpen Inn) shall be retained as swing space for various uses on campus. Five seasonal occupancy cabins shall remain in place and be reused for lodging, with the exception of the Pine Cabin and Yurt, which will be moved to new locations on campus prior to reuse.

Exterior Lighting

Exterior spaces, parking lots and walkways and entrances shall be well lit to provide safe access for site users while avoiding off-site lighting and night sky pollution. All outdoor lighting (on the buildings or in the landscape) shall minimize light pollution using approved semi-cutoff or full cutoff fixture designs. Signage shall be designed with top-mounted fixtures shielded to shine light only on the sign itself.

Screening

Landscaping within the 225’ setback shall screen structures from the road to the extent required to maintain the integrity of the natural context of the scenic byway, except in cases in which vegetation may inhibit solar gain, natural lighting within buildings, and solar power production.

Signage

Signage visible from Route 100 shall be designed to comply with Waitsfield's standard signage requirements. Interior campus way-finding and navigational signings shall reflect the overall design intent of the campus but shall not be required to adhere to the Waitsfield standard signage requirements.

Accessibility and Safety

A sheltered transit stop shall be incorporated in the Master Plan and shall be installed when public transit service to the site is provided.

Additional accessibility required for ADA, pedestrians, snow removal, and fire control shall be designed into the Master Plan in accordance with code requirements.

Stormwater Management

The site shall be designed to maintain or restore the water balance of the site, replicating the hydrologic conditions of the site based on historic and natural ecosystems in the region. Stormwater management design strategies may include but are not limited to pervious paving, underground storage, rain gardens, bioswales, vegetated roofs, and constructed wetlands.

Parking

A minimum of 60 parking spaces shall be provided.  Design elements within the parking areas may include but are not limited to pervious paving, vegetated islands, and bioswales.  Solar collectors shall also be incorporated to provide shade in the summer and reduce snow removal in the winter.

No more than ten parking spaces shall be configured without intervening green space. All parking areas shall be accessible by well-lit paths.

Parking design shall allow for the maximum flexibility in size and number of vehicles, accommodating single cars, small and large buses, and large delivery vehicles.

Allocation of parking spaces shall be at the discretion of the school and may vary seasonally.

The entire parking area shall be maintained for fire truck access and snow removal throughout the year.

Exceptions

Exceptions or variances for any items arising outside the Building Design Guidelines listed above may be applied for with the DRB on a case-by-case basis.

2)

Program by Phase with Square Footage

DRAFT 08.06.12

*note: based off document “YM Draft Program - Master Planning Phase 2 - 8-26-11.xlsx”

Phase 1

New Construction

#	Building	Square Footage	Capacity
5	Intern Housing	2000	8 interns
8, 4, 3	Semester Program Studio/ Semester Program Office (upper) Tool Storage/Facilities Office (lower)	3000	16 students, 3 faculty
1	Semester Program Shop	1500	16 students
6	Semester Program Dormitory	4000	16 students
15	Bath House	600	For cabin/camping
24	Greenhouse	700
	SUBTOTAL	12,120

Existing Infrastructure Plans

#	Building
25	Main Building- current functions to stay the same (studio, shop, office, kitchen, dormitory). Facilities office to move to new building.
33, 53, 32	3 cabins remain (Strawbale, Timberframe, Slate)
34, 52	2 cabins to be relocated  (Pine Cabin and Yurt)
42	1 cabin (Fabric Formed Concrete) to be removed
45, 46, 47	Composting Toilet and Solar Shower to be removed or relocated
48	Chalet to be removed once new intern housing is built
43	Trilithon to be removed
49	Driveway and parking area to remain in current location

Site Infrastructure

#	Building
	Develop drive/fire access to residential zone
30	Develop drive/fire access to semester shop and studio
	Initial sitework/earthmoving to create terraces so that each structure has entry on both ground floor and 1st floor.
	Remove culvert to daylight stream in cabin area
56	Wastewater systems (phase 1)

Phase 2

#	Building	Square Footage	Capacity
1	Woodworking Shop/ Woodworking  Drafting Studio	2300	10 students
9	Carpentry Shop	1500	10-12 students
2	Outdoor Covered Work Areas	1000	Adjacent to/between shops
14	Student Housing	3000	24 students
13	Instructor Housing	2000	6 instructors
	SUBTOTAL	9,800
24	Vehicle Storage (unconditioned)	800	4 vehicles, 10x20 each
8	Wood Storage (unconditioned)	800
23	Parking Area	9000	60 spaces @150 s.f. ea

Existing Infrastructure Plans

#	Building
25	Main Building- Existing Woodshop and Dormitory functions to move out into new space. Kitchen/Dining area expands on 1st floor into design studio, offices expand on 1st floor into conference room, conference room moves to South Studio space, classroom space developed on ground floor in former dormitory rooms, lounge area developed in former shop space.
23	Redevelop tennis court area as parking, but driveway remains in current position.
38	Remove storage shed (“carrot hut”) on edge of tennis courts.

Site Infrastructure

#	Building
56	Wastewater systems (phase 2)

Phase 3

	Building	Square Footage	Capacity
	New Entry Building including:
19	All Purpose Classroom/ Lecture Hall	1500	80 people lecture style
17	Design Studio	1500	16 students
17	Administrative Offices	1440	8 staff, 8 interns
19	Conference Room	250	16 people
21	Library/Computer Lab	600
20	Entry/Lobby	400
18	Dining Area	900	60 people
18	Kitchen & Kitchen Office	700
	Storage	200
	Toilets	500
	Outdoor Dining Area	300
	Bus Shelter *if bus exists*	100
	SUBTOTAL	7,990

Existing Infrastructure Plans

#	Building
54	Remove garden shed and garden
25	Move office, library, kitchen/dining and design studio functions out of existing main building.Potential uses for Alpen Inn building at this point: rental space, tool storage, lecture hall, community meeting space, small business incubator.

Site Infrastructure

#	Building
	Build new driveway entry and curb cut
	Convert current driveway to pedestrian path
26	Build Mad River Path connection pedestrian trail
56	Wastewater systems (phase 3)
	Build service entrance to kitchen/dumpsters

(site plan by phase PDFs coming soon...)

Master Planning Update 07.25.12

The Core Team has been busy at work the past six months preparing for a second presentation to the Waitsfield Development Review Board (DRB) on Tuesday, July 24, 2012. This meeting is a follow-up to the January 24, 2012 meeting in which Yestermorrow presented to the DRB a sketch plan for adaptive redevelopment (minutes from this meeting can be found here: January 24, 2012 DRB Meeting Minutes). The DRB offered feedback on the sketch plan, tasking the team with several items that helped guide the next stage of design development. Efforts to prepare for the meeting focused on the topics listed below.

Slope and Sunlight Analysis: The initial master plan included many smaller buildings at the base of the slope. A closer slope analysis revealed the steepness of the lower portion of the hill, which resulted in recommendations to move the buildings down slope to limit disturbance to the hillside. A corresponding sun study showing exposure in various seasons and times throughout the day affirmed the best areas for siting buildings to permit natural lighting and solar heat gain.  As a result, proposed buildings have been shifted to the west, away from the shade of the hillside, in an effort to capture additional solar gain.

ACT 250 9(b) Initial Permit Submittal: The team conducted an initial analysis of on-site soils in an effort to gain a preliminary understanding of whether or not agriculturally sensitive soils exist on site. It was discovered, in fact, that the meadow on the southern portion of the Yestermorrow campus is designated by the Natural Resources Conservation Service (NRCS) as prime agricultural soils. The new entry driveway is proposed to enter the site at the campus’ southernmost tip, running along the base of the southeastern slope, slightly weaving in and out of the prime agricultural lands. This location was chosen due to the need to avoid the Class II and III wetlands and to redirect traffic from the center of the campus to the edge to encourage a more open and pedestrian-friendly feel to the landscape. As per ACT 250, prime agricultural lands shall not be developed unless a plan for mitigation of conservation lands is adopted; therefore, Yestermorrow proposes an on-site mitigation plan by designating the remainder of the meadow as agricultural lands for food production by Yestermorrow (for on-site kitchen use) or Kingsbury Market Garden/Vermont Foodbank.  Two representatives from ACT 250 visited Yestermorrow on July 25, 2012 to conduct a site analysis. They will be researching prior ACT 250 permits and will provide us with an update as soon as they gather a better understanding of past uses of the land.

Building Design Guidelines: A set of design guidelines was drafted by the Core Team and the Design Amigos to help guide the future master planning design and build process. Since one of the overarching goals of the master plan is to engage students in the design and building of elements of the master plan, Yestermorrow is seeking initial approval from the DRB on overarching design guidelines so that each time a design/build project is proposed for a building or site feature, Yestermorrow would only need to receive administrative approval rather than going through the long and arduous process of a complete zoning permit. These building guidelines would support the overarching goals to improve student experience, demonstrate regenerative design principles that improve the site from the perspective of natural systems, the students and supporters, as well as the local community, while also meeting the requirements of Waitsfield’s Adaptive Redevelopment Overlay District (AROD). 

The guidelines include details on the following principle categories:  Building Footprint, Building Height, Building Square Footage, Building Uses, Architectural Themes, Existing Structures, Materials Palette, Screening, Accessibility and Safety, Stormwater Management, and Parking.

Forest Management Plan: Fountains Forestry was hired by Yestermorrow as a consultant to prepare a Forestry Management Plan for the campus. The Management Plan will be based on a systematic inventory of the forest and Yestermorrow’s objectives, and will consider all significant resources. The plan may delineate areas to be managed for timber, and areas to be put to other uses such as residences, wildlife habitat, ecological or recreational activities. Preserving forestry potential on the property is an important element of the master planning process, as Yestermorrow teaches sustainable forestry techniques through demonstration small-scale logging practices on-site. The amount of clearing proposed in the School’s master plan will provide demonstration opportunities that will promote educational opportunities while not interfering with future forestry operations. A kickoff meeting and initial site analysis was conducted by Fountains Forestry, and a Plan is expected to be completed and presented to Yestermorrow within the next month.

Wetlands and Stormwater: An analysis of existing wetlands and associated setbacks revealed to the team that the majority of the northern portion of the site is made up of Class II and III wetlands that require a 50’ buffer. Additionally, the team is working with Watershed Consulting of Waitsfield to come up with 3 concept designs for how to daylight the existing culvert which runs from the waterfall to the new stormwater pond on the north edge of campus.  While currently the water flows through a culvert there are no setbacks, but we anticipate that once the stream is naturalized we will need a 50’ setback from development on each side of the stream.

Wastewater:  A task team was convened to discuss various options for wastewater treatment on-site.  The basic strategy is to create a series of smaller treatment systems as the phases are developed versus one large traditional septic system. The team feels confident that there is plenty of area available on the site for septic capacity. In addition to the previously permitted “upper meadow”, we dug test pits in the current dirt parking lot to determine whether those soils could also potentially be used for wastewater distribution.  Tests were positive for well-drained soils so that allows us even more flexibility in the siting of wastewater systems. 

Next Steps: The DRB reviewed these efforts and a preliminary master plan, and has requested additional feedback on specific items, which are to be presented at the next meeting on August 14, 2012.  These items include a more detailed landscape plan, more specific design guidelines, proposed reuse plans for the existing main campus building, and additional plans which better demonstrate the planned phases over time.

Campus Master Plan Overview

Yestermorrow's next step in the master planning design process is to go through a Preliminary Plan Review with the Waitsfield Development Review Board (DRB). A meeting is scheduled for today, July 24, 2012. In preparation for this meeting, Yestermorrow submitted the project description shown below to the DRB. The description, which was formulated from an intensive planning process with Regenesis, staff, and the Yestermorrow community over the past year, offers an overview of the project's features and goals. It will serve as a guide in the multi-phased planning and construction process.

Yestermorrow Design/Build School Campus Master Plan
Project Description

Yestermorrow Design/Build School in Waitsfield, Vermont teaches over 150 hands-on workshops a year in design, construction, woodworking, and architectural craft and offers a variety of courses concentrating in sustainable design. The intensive, hands-on courses are taught by top architects, builders, and craftspeople from across the country for people of all ages and experience levels, from novice to professional.

Yestermorrow currently employs 10 FTE staff and over 150 instructors. Short courses and certificate programs are currently taught at the main Waitsfield campus and the new Semester Programs started in 2011 are taught at the Vermont College of Fine Arts in Montpelier.

Yestermorrow's Master Plan is designed to accommodate the school's growth over the next 20 years on its campus in Waitsfield, as the school expands its programs. The overarching goal of the process of campus development is to improve student experience, and demonstrate regenerative design principles that improve the site from the perspective of the natural systems, the students, staff and supporters, as well as the local community.

This plan is designed to accommodate up to 4 simultaneous courses and a maximum daily capacity of 100 people, with on-site lodging for up to 50 people.

Major theme: Some of the major themes of the plan include:

·        Move the campus out of the floodplain and into the foot of the hillside, protecting wetlands and allowing for forest access for sustainable harvest.

·        Slow the water as it travels through the campus, and make sure it is clean as it moves into the river.

·         Create a gradient from public space to private space as you move from south to north, with the kitchen, dining and administrative spaces in the most public areas adjacent to parking, learning spaces in the middle of the campus, and lodging in the most private areas.

·        Design buildings in residential-scale modules that will be designed and built by students using a variety of design and building techniques and technologies.

·        Encourage the participation of the Yestermorrow community in the creation of the campus.

·        Entrance to the site should point people to the main public building.

·        Restore agricultural use of field adjacent to Route 100.

Construction Phasing: We have divided the plan into three main phases in terms of priority:

Phase I: Bring semester programs on campus (build classroom, shop and dormitory for 16 students), replace existing intern housing, and initial site infrastructure including a greenhouse.

Phase II: Expand classroom spaces through the construction of an additional studio and woodshop buildings, together with lodging for students and faculty.

Phase III: Create new main administrative, kitchen, dining and studio space and relocate entrance driveway.

Throughout these phases the current main building will serve as swing space as needed; its final purpose to be determined once Phases 1-3 are complete.

Features of the Plan

·        The entry driveway and curb cut will be repositioned to enter the campus along the south edge of the property.

·        Buildings will be oriented to maximize solar access, both for passive solar heating as well as photovoltaic electricity production on roofs.

·        Culverts will be minimized, and stream flows returned to a naturalized state.

·        Wastewater systems will include advanced pre-treatment and instead of building one large conventional septic system, we will build smaller cells to treat wastewater as each phase is developed.

·        Heating systems will be distributed and use residential-scale technologies (vs. one large centralized unit).

·        The parking areas will incorporate areas for growing (orchards, gardens) and potentially energy production via solar shades.

·        Access to the site's forest resources will allow for sustainable harvest, milling, and storage of lumber on site for campus use.

Through the campus development, a variety of existing structures will be deconstructed or moved as needed:

·        Chalet (deconstruct)

·        Pine Cabin (move to new location)

·        Garden Shed (deconstruct)

·        Lawnmower shed (deconstruct)

·        Fabric formed concrete cabin (deconstruct)

·        Composting Toilet and Solar Shower (deconstruct)

Building Development

The development will be a 3-phase process in terms of functional priority. The Yestermorrow campus is required by the local zoning requirements of Waitsfield AROD to maintain a 70% open space dimensional requirement.

Space Description	Estimated SF
Instructional – Phase 1 & 2	18,304
Administrative – Phase 3	6,449
Lodging – Phase 1 & 2	11,000
Site Development – Phase 1	3,700
Total	39,453

Core Team Minutes 07.16.12

Monday, July 16, 2012

 

Attendees: John Connell, Kinny Perot, Robin Morris, Kate Stephenson, Abby Martin, Kelly Ogrodnik

1.       DRB Application Review Meeting 

a. Tuesday, July 24, 2012; 7pm  at the Town Hall

b. Attendance - Robin, Kate, Kin, Peter Lazorchak, Andres,  JBC (currently in conflict)

c. Review Plan - Kate & John will present

d. Kelly to put together a draft version of the building design guidelines for review

2.       Design Guidelines

a. SAMPLE DESIGN GUIDELINES:

All structures housing year-round functions shall be designed and permitted subject to the following Design Guidelines:

1. Final siting of the building footprint shall not deviate from the Masterplan Site Plan by more than 10' and in no case such that any setbacks or other boundaries are intersected.

2. No building shall exceed 40 feet in height as measured from the average grade to the highest point on the building (not including monitors, cupolas, antennae or “widows’ walks”).

3. All outdoor lighting (on the buildings or in the landscape) shall control light pollution using approved semi-cutoff or full cutoff fixture designs.

4. Material choices shall be restricted to those with successful precedent in the Mad River Valley.   For walls, examples include wood, stone, brick and stucco.  For roofing, examples include composite shingle, wood shingle, standing seam metal, slate, membrane and "green" (live, planted) roofs.

5. Faux building materials must not be used.  This restriction pertains to the use of modern materials (i.e. vinyl, aluminum, PVC) to simulate traditional building products.  So, no vinyl shingles, aluminum clapboard, or PVC cornice profiles.  All designs must adhere to "truth in material use" so that a material looks like what it is.

6. No uninterrupted expanse of glass shall exceed 24 sq.ft.

7. Striking colors not commonly found in New England landscapes shall not exceed 100 sq.ft. on any side of a building that can be seen by the public.

8. Exceptions or variances for movable structures, prototypes or other temporary buildings associated with school curricula may be applied for on a case-by-case basis.

b. Design Guidelines - Kelly's summary insights

1. Quantity of buildings? Should we set a limit, or focus on a maximum square footage?

2. Scale?

3. Open space vs. Footprint. Team responded that AROD requires 70% open space for the entire site.

4. Architectural Styles and Themes - how many shall the campus embrace? Currently we have at least six different styles… Kinny suggested use of the Coherence Principle.

5. Screening – is it necessary?  Shouldn’t we try to showcase the buildings and school from the road? Team responded that the scenic byway requires a larger than normal setback.  AROD requires screening, as does Act 250.  We can include this, But we want to have an exception for solar aperture.

6. Signage - we will comply with Waitsfield's standard signage rules.  This will not include interior campus way-finding and navigational signings.

7. Main building to be 75% or more retained as swing space.

8. Accessibility - ADA, pedestrian campus, snow removal, fire control

c. Kelly to send draft of design guidelines to core team by Thursday, end of day. John Connell will send Design Amigos comments for incorporation into guidelines.

d. Guidelines should be specific enough for DRB to support future development of master plan without Yestermorrow having to resubmit every time a new building is proposed to be built, but general enough to allow flexibility in the design process.

e. Guidelines should be written in a format that all members of the DRB can understand without the need for further explanation.

3. No meeting next week, July 23, 2012. Team might schedule review meeting prior to DRB meeting on Tuesday.