4. PCSR 05-11-2004 S Item # 4
City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planner nt
/'
DATE: May 11, 2004
SUBJECT: Design Standards for Elk Ridge Center.
Request
Attached are the proposed design standards for Elk Ridge Center. The conditional use
permit for the Elk Ridge Center PUD was approved by the City Council in February. One of
the conditions of the approval was that the design standards be approved by the City
Council. At that meeting, the Council asked that the Planning Commission have an
opportunity to comment on the standards.
The design standards reflect a north woods theme and are quite detailed. A preliminary
review process is outlined where potential designs are reviewed by the developer prior to
being submitted to the city. Included in the Development Design Standards are architectural
standards, building design standards, sign standards, and lighting and landscaping standards.
Also included are figures that illustrate the different guidelines.
Development Design Standards
ELK RIDGE CENTER
DEVELOPMENT DESIGN STANDARDS
April 30, 2004
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Prepared for:
MORCON Real Estate and Development
By:
MILLER DUNWIDDIE Ma
gin
Miller Dunwiddie Architects Hoisington Koegler Group Inc.
123 North Third Street 123 North Third Street
Suite 104 Suite 100
Minneapolis, MN 55401 Minneapolis, MN 55401
® 2004
1 ELK RIDGE CENTER
Development Design Standards
PURPOSE
These Development Design Standards control site design quality, the use of harmonious materials, and
compatibility between buildings. In addition to establishing an overall aesthetic for Elk Ridge Center, the
intent of these Development Design Standards is to ensure that commercial structures maintain a level of
design quality that is compatible with the design goals and theme of Elk Ridge Center. The standards
further serve to maintain the design character of the Elk Ridge Center development by describing building
massing, siting and materials which reflect important aspects of the desired architecture for the
development.
These Development Design Standards are organized into three sections — Purpose, Design Character/
Northwoods Theme and Architectural Standards.
This document is written with Intent statements and Guidelines. The Intent statements present the
overall goal for development and describe a desired outcome within the site or building design category.
The Guidelines provide the direction as to how the goals of the intent statement can be met.
These guidelines serve the purpose of educating the applicant on the expectations of the Master
Developer and the type of design criteria and elements that can be incorporated into a project from the
beginning. All construction is subject to all codes and ordinances as adopted by the State of Minnesota,
Sherburne County, and the City of Elk River, and all other pertinent regulations. The most stringent
regulations shall apply in the event of a conflict.
PRELIMINARY REVIEW PROCESS
Intent
The Preliminary Review process tests the building and site
concept. The purpose of the Preliminary Review is to review
3 '.: designs at an early stage and obtain comment on designs that
,..''ill., = may not be in keeping with these Commercial Rules & Design
Guidelines.
_ , ��
,,0 ;_, Guidelines
R.1 Preliminary Review is required. The Preliminary Review
process tests the building and site concept. Concerns or
il
' all objections are easier to address and less costly when they are
identified at the beginning of the design process. There is no fee
a le I fit for the Preliminary Review. Preliminary review will be made by
the Seller prior to formal application to the City.
R.2 The applicant is encouraged to provide as much information
a _- -`LT as possible for the Preliminary Review, as it allows the Buyer to
obtain Seller advice regarding conceptual designs before final
, construction drawings are prepared.
R.3 Should the Seller require changes that effect the building's
structure, exterior materials or exterior details, it is much easier
to deal with them prior to completing final construction budget
and drawings; and/or applying for PUD permits.
R.4 Preliminary Review shall not be deemed to be a final
approval for the construction of the improvement(s).
2 ELK RIDGE CENTER
Development Design Standards
DESIGN CHARACTER & NORTHWOODS THEME
ECOLOGICAL INFLUENCES
• The area has a cold climate with a short growing season.
• Summer is lush and green accented by the whiteness of birch tree trunks.
• The landscape is relatively flat, with many lakes and bogs.
• The groundwater table is high.
• Coniferous forests prevail over deciduous forests.
• In winter,frost depth ranges from 4 feet to 8 feet.
• Snowfall can reach 70 inches.
• Snow stays on the ground all winter.
• Prevailing winds are from the northwest.
• The landscape is intimate, with most views closed off by trees.
• The summer climate is muggy and buggy.
• Lakes and wetlands provide the main openings for views.
• Riparian zones protect the integrity of lakeshores and water quality.
CULTURAL INFLUENCES
• A strong tradition of well-constructed and well-crafted structures endures.
• Early white settlers were Scandinavian, Irish, French, and northern European.
• Early structures were log homes.
• Settlements were traditionally close to water for transportation.
• Culture was shaped by tens of thousands of lakes.
• Waterfront sites are desirable for structures but are highly regulated and require setbacks.
• Hunting, cross-country skiing, and fishing (including ice fishing) are popular activities
SITE
The site layout of Elk Ridge Center is designed to minimize auto movement once a vehicle is
parked by offering easy, safe pedestrian movement between buildings. Parking islands and other
unpaved areas will be planted with species of grass, shrubbery and trees native to the Midwest
area. Most of the buildings are spaced closely together on the widest portion of the site,
concentrating density and creating a close, more urban space. This urban feeling is enhanced by
wide sidewalks with generous planting beds, pedestrian scale lighting and other site amenities
• including benches, bike racks and textured, tinted paving. Larger site amenities and building
enhancements include timber pergolas and arbors, awnings, sunshades and a timber and steel
clock tower at the visitor's plaza. This plaza will be a public gathering area to relax while
shopping or enjoy a meal outdoors with stone-faced retaining walls and a naturally planted pond
for a backdrop. The plaza and other portions of the site are connected to the neighborhood by
several walkways, encouraging non-motorized access to the development. Signage will follow
city and design standards with a common theme throughout the development. No pylon signs will
be used. All site lighting will be of full-cutoff design to minimize light pollution off site, especially
adjacent to residential areas.
BUILDINGS
The North Woods Theme of Elk Ridge Center has been influenced by related architectural
traditions including Craftsman, Arts & Crafts and the architecture in our State Parks. The
elements common to these styles are shallow pitched roofs, deep broad eaves, multiple
casement windows, stone or rough foundation walls, quality wood and masonry exterior finishes,
and wide trellised verandas to draw nature close.
The buildings of Elk Ridge Center shall achieve the "North-Woods" theme with construction
materials having muted natural colors such as slate, sand, charcoal, evergreen and cedar while
3 ELK RIDGE CENTER
Development Design Standards
integrating corporate/tenant identity elements. Walls of brick or concrete block can be highlighted
with accents of contrasting color and/or rough texture. Building entry areas should be enhanced
with such features as canopies, timber pergolas and natural or cultured stone wainscot.
Increased transparency along public walkways is encouraged. Storefront frame color and glass,
like all other building materials, will come from a palette common to the development.
MASSING AND SCALE
• Make the base of the structure strong to express solidity and mass and to protect the building
from weather.
• Make the base of the building, especially entry areas prominent and visible by raising it and
creating color and texture that matches the surrounding landscape.
• Foundations-usually of masonry; often flared downward.
• Visual planes -angular; usually orthogonal; very rarely rounded or curved.
STRUCTURE
• Expose and celebrate structural elements such as brackets,trusses, and vaulted ceilings in
public areas of buildings.
• Make vertical structure oversized to convey a sense of permanence and to appear massive
enough to support the snow loads.
• Posts and columns- usually heavy in appearance; always with right-angled comers; often
flared downward; often of mixed materials with natural or dressed stone or concrete under.
MATERIALS
• Use rock, stone, and other natural materials that harmonize with the surrounding landscape.
Ashlar or cut stone and larger blocks or slabs are appropriate.
• Use manufactured stone and siding products if selected and installed with care.
• Craftsmanship, good-quality materials, and a high level of detailing are expected.
• Create a hierarchy of materials for a balanced composition rather than mixing and matching
materials.
COLOR
• Choose colors that reflect local geology, vegetation, and culture, taking cues from earth
tones, including rock, leaves, birch bark, and so forth. Darker colors predominate in the color
scheme.
• Make color contrasts subtle.
• Use muted colors while incorporating corporate/tenant identity.
• Use materials that weather naturally to attractive colors and tones.
4 ELK RIDGE CENTER
Development Design Standards
ARCHITECTURAL STANDARDS
A - SITE DESIGN AND LAYOUT [see sheets A-1 , A-2, L-2 & L-2]
A.1 BUILDING SETBACKS AND THE BUILDING EDGE
Intent
Creating a good, comfortable sidewalk area for the pedestrian is the primary objective and
building setbacks help define the character of the sidewalk area as public spaces. The height of
the buildings, the setbacks, and the character of the landscaped areas determine the sense of
spaciousness or, conversely, enclosure. The location and height of buildings, awnings and
canopies, trees, and parking all contribute to the pedestrian's sense of comfort while on the
sidewalk.
Guidelines [see figures A& B]
A.1.1 The building fronts shall be located at the building line to define the sidewalk edge and
create a sense of vitality for the public sidewalk.
A.1.2 Structures can set back from the building line to allow for outdoor dining areas, patios,
plazas, and entranceways as long as the facade continuity is not interrupted.
A.1.3 Development that is visible from or adjacent to roads, open space and residential areas
shall have well designed facades on all sides. This is considered a "360 degree" design
treatment.
A.1.4 Certain architectural features may project into required setbacks as follows: cornices,
canopies, eaves, belt courses, sills, or other similar architectural features. All encroachments
must comply with all applicable codes and ordinances.
A.1.5 Buildable Area and Setbacks:
see ELK RIDGE CENTER Master Development Plan
A.2 BALANCING PEDESTRIAN AREAS AND PARKING
Intent
The creation of a comfortable street zone has a balance maintained between parked cars and
pedestrians. Refer to Master Development Plan
Guidelines [see figures B & C]
A.2.1 Parking lot designs should provide for the necessary parking spaces and related
landscaping and pedestrian access. At least one paved, continuous and direct pedestrian
walkway through the parking lot to the building shall be provided. When the walkway crosses a
driveway, the walkway paving treatment shall be continuous. Refer to MASTER DEVELOPMENT
PLAN regarding parking lot and pedestrian walkway locations.
A.2.2 Trees, shrubs and ground covers shall be used in islands to break up large expanses of
paving.
A.2.3 Parking areas should be separated from buildings by either walkways or landscaped strips,
preferably both.
A.2.4 All driveways deviating from the master development plan are subject to City of Elk River
review and approval. Driveways must be asphalt. Concrete aprons at driveways shall be a
minimum 8" thick. Walkways should be designed to enhance the entry and connect the building
to the development. Buildings shall be constructed as close as possible to the back of sidewalks.
A.2.5 Walkways along Primary Buildings. Continuous pedestrian walkways no less than twelve
feet(12')wide shall be provided along the full length of a primary building along any facade
featuring a customer entrance and along any facade abutting customer parking areas.
5 ELK RIDGE CENTER
Development Design Standards
A.2.6 At each point that the on-site pedestrian walkway system crosses a parking lot or internal
street or driveway,the walkway or crosswalk shall be clearly marked.
A.3 LANDSCAPING AND STREET TREES
Intent
All plant material selection and placement should evoke the Northwoods theme consistent with
the architectural character of the development and the natural setting of the City of Elk River.
Guidelines [see figures C, .1, R,T& U]
A.3.1 Contiguous property owners shall work together to create a continuous flow from one
property to the next avoiding any straight-line delineation of property lines.
A.3.2 The Master Development Plan indicates"High Amenity Zones'requiring a mixture of
unique planting areas amidst the pedestrian walks, parking and building fronts. Sheet A-2
provides an outline for the preferred layout and spacing of the planting beds and walks, while
Sheet L-2 provides guidelines for preferred species and proper spacing of plant material for each
unique condition.
A.3.3 Preferred species for individual specimen trees to be located along streets and drives and
within parking lot islands are identified on Sheet L-1.
A.3.4 Preferred species for groupings or groves of trees and their general placement are
identified on Sheet L-1.
A.3.5 Adding seasonal color through the use of annual and perennial plant material within
moveable containers is encouraged. This can occur within the High Amenity Zone areas to
further define outdoor seating areas, walkways and entries. All containers shall be pre-approved
during the preliminary review process.
A.3.6 An underground automatic irrigation system is required. The irrigation system needs to be
designed to irrigate both lawn and shrub areas with separate zones, and all spray heads must
have pressure-regulating capabilities.
A.3.7 Xeriscape landscaping concepts for water conservation can be incorporated by utilizing
native plant material and organic mulches in landscaped areas.
A.3.8 All landscaping shall be installed in conformity with the City's line-of-sight regulations.
A.3.9 Provide all season screening between commercial and residential areas per City Guidelines
and Master Development Plan.
A.4 MECHANICAL EQUIPMENT AND SERVICE AREAS
Intent
Service facilities should be unobtrusive and the location and methods of screening for service
access and mechanical equipment should be carefully considered.
Guidelines [see figure T]
A.4.1 Service, loading and storage areas should be located out of view of the primary pedestrian
areas, and be screened with fences or landscaping. Where feasible, service access and loading
areas should be accessible from parking lots located at the rear of buildings.
A.4.2 All service and loading areas shall be screened from adjacent residential uses by means of
architectural treatments, walls, or landscaping.
A.4.3 When not provided by other structures, each commercial building shall have a screened
service yard enclosing garbage, recycling, and trash containers, landscape debris, outdoor
maintenance equipment and so forth. Service yards must be screened from view of other
buildings or roadways. Chain link enclosures are prohibited. Minimum height 6 feet.
A.4.4 All roof-mounted equipment shall be screened behind parapets or by other means so that
they are not visible from any of the adjacent streets.
6 ELK RIDGE CENTER
Development Design Standards
A.4.5 All exterior elements of heating and/or cooling systems must be screened from the view of
neighboring building sites and roadways and must be constructed to reduce noise transmission to
acceptable levels at adjoining properties. Materials to screen around HVAC systems shall match
or complement adjacent building materials.
A.4.7 All connections from trunk lines to individual structures must be underground; exposed
plumbing, electrical, and all other utilities and services are prohibited. All areas of excavation for
site utility work must be restored (see Landscaping). Utility trenching should be laid out in a
manner to minimize the impact on trees'critical root zone.
A.4.8 All utility meters (gas and electric) shall not be visible to roadways or neighboring building
sites. They shall be installed according to the guidelines provided by the utility companies. All
meter housings and junctions must be painted to match the siding color of the building or
accessory structure.
A.5 SITE AMENITIES /FURNITURE/EXTERIOR DISPLAY
Intent
Common amenities, like a common landscape, blend multiple uses within the development.
Within the pedestrian zone amenities such as waste containers, bicycle racks, benches and
planters contribute to customer and visitor interaction and create an inviting image for both
customers and employees.
Guidelines [see figure A]
A.5.1 Waste containers, bicycle racks, planters and benches shall share a common theme and
be the same model or type throughout the development.
A.5.2 Permanent exterior display yards for retail sites shall be limited to enclosed display areas
surrounded by walls and or fences.
A.7 SECURITY
Intent
To lessen the likelihood of crime within and around the development, integrate planning principles
such as surveillance of common areas, proper lighting and access control.
Guidelines
A.7.1 Define spaces within the development to create a sense of ownership such that intruders
and strangers stand out.
A.7.2 Maximize a spaces visibility through thoughtful design of building orientation, window
placement, entry/exit location and landscaping.
7 ELK RIDGE CENTER
Development Design Standards
B. BUILDING DESIGN
New buildings should be compatible with the development by respecting established pattems of
building orientation, style, massing, height and scale. New buildings will utilize complementary
architectural features and materials. Design elements and features include building heights,
architectural style, building form, the rhythm of building bays and openings, details, materials,
textures, and color. The goal is to develop new buildings consistent with the NORTH WOODS
THEME but also allow for individual buildings and businesses to present their unique image.
Another goal is the creation of pedestrian-friendly streets with design elements such as display
windows, awnings, canopies, seating, and extending interior uses, such as dining, into the
sidewalk area. Facades of Elk Ridge Center buildings should typically have recessed ground
level entries and large glass display windows.
B.1 MASS AND SCALE
Intent
New structures must be compatible in scale with the surrounding buildings and respect the
pedestrian-oriented nature and urban goals of Elk Ridge Center. The mass, form and scale
should relate to the pedestrian scale of the street. Building mass can be defined as the building's
volume or bulk and is usually used in reference to large structures. Buildings are encouraged to
promote pedestrian orientation and appropriate scale.
Guidelines [see figures C, D, E, F, G & R]
B.1.1 Prominent Entrances Required- Each primary building on a site, regardless of size, shall
have clearly-defined, highly-visible customer entrances with features such as the following:
• Canopies or porticos
• Overhangs
• Recesses/projections
• Arcades or pergolas
• Raised corniced parapets over the door
• Peaked roof forms
• Arches
• Outdoor patios
• Display windows
• Architectural detail such as tile work and moldings integrated into the building structure and
design
• Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
6.1.2 Facades facing pedestrian zones shall be subdivided and proportioned using features such
as windows, entrances, arcades, arbors, awnings, and trellises with vines or alternate
architectural detail that defines human scale.
B.1.3 The sidewalk in front of a building shall be designed with elements that create a pedestrian
friendly environment. Design elements shall be used to visually reduce the mass of the building.
B.1.4 Building Height (see City of Elk River Zoning Ordinance— C-3 Highway Business)
B.1.5 Each building shall have a well-designed base, middle and top. Architectural detailing or a
change of materials or color at the ground level may be used to create the base. The different
parts of a building's facade shall be emphasized by use of color, arrangement of facade
elements, or a change of materials.
B.1.6 No wall that faces a street or connecting pedestrian walkway shall have a blank,
uninterrupted length exceeding thirty(30)feet without including architectural features such as
columns, ribs, pilasters or piers, changes in plane, changes in texture or masonry pattern, or an
equivalent element that subdivides the wall into human scale proportions.
8 ELK RIDGE CENTER
Development Design Standards
B.2 ARCHITECTURAL DETAIL
Intent
The details included in the building's facade should contribute to the richness of the Elk Ridge
Center's architecture. The details included in the building façade should assist in reducing the
visual scale of a large building. Building designs must be compatible with the context of the
surrounding built environment
Guidelines [see figures A, C, F, I, J &T]
B.2.1 Patterns and rhythms in the facade of the building can be created with recessed windows,
columns, ledges, changes of materials, and other architectural features.
B.2.2 Recessed entries to individual storefronts are encouraged as it creates a transition from the
sidewalk to the interior of a commercial building. The recessed entry emphasizes the entrance,
increases window display area, and provides a safe place for the entry door to open without
extending into the sidewalk area.
B.2.3 Setbacks and patio areas to allow for outdoor dining and seating areas are encouraged.
B.2.4 Buildings should have their primary entry orientation toward the pedestrian and parking
area rather than Hwy 169. Parking areas should be designed so as to link the buildings they
serve to adjacent street sidewalk or other pedestrian systems, and to give the impression of
buildings as an extension of the pedestrian environment. This can be accomplished by using
design features such as walkways with enhanced paving, trellis structures, or landscaping
treatment.
B.2.5 Trash storage areas, mechanical equipment and similar areas shall not be visible from the
surrounding neighborhood. (See A.4)
B.2.6 Loading docks shall be screened so as not to be visible from the street.
B.2.7 Fenestration, projecting bays, and all other architectural features shall be coordinated on all
sides of the building. Integrating architectural elements around the building will enhance it as a
whole and should augment the architectural character of the building.
B.2.8 No exterior satellite receivers or transmitters, television antennas, radio antennas, or other
receiving device shall be placed on any building or structure without review. Satellite dishes over
18 inches in size are not permitted on buildings or sites. Location of receiving devices must be
inconspicuous and pre-approved before placement. Landscape screening may be required in
some cases.
B.2.9 In the design of commercial buildings, which propose the use of a composite of exterior
materials, consideration shall be given to appropriate balance, both in terms of the amount of
each material, as well as the specific areas of their use. Building walls of more than one material
shall change materials along horizontal lines, projecting bays, or other architectural features.
Some building designs will be required to have exposed rafter tails, brackets, or other visible
architectural elements to enhance design. Heavier appearing materials shall be used only below
lighter appearing materials.
8.2.10 Heavy timber style buildings may be appropriate on restaurant and office sites.
8.2.11 Exposed and articulated connections between materials is encouraged - Metal straps,
ties, brackets, tie rods etc.
B.3 EXTERIOR ELEMENTS
Intent
Awnings and sunshades serve as a transition between the building, the sidewalk and the street,
helping visually unite them, and providing pedestrian scale to the development. Awnings,
canopies and pergolas provide shelter and shade to pedestrians and reduce glare. They can also
provide a color accent to a building and the opportunity for store identification.
9 ELK RIDGE CENTER
Development Design Standards
Guidelines [see figures B, H, J, K & L]
8.3.1 Awnings are encouraged at retail and pedestrian settings. If provided, awnings shall fit the
window bays to blend with or augment the architectural character of the building. The awnings
must be constructed of a material selected to complement the body color of the building. No
stripes or patterns will be permitted. Glass, metal, wood or fabric are acceptable awning
materials. (See also B.8 Signs)
B.3.2 Awnings shall fit in proportion to the module of the individual storefront rather than
extending beyond a single bay. Awnings can also be placed over entries to bring attention to
them.
B.3.3 Canvas awnings can be either fixed,flat awnings or retractable.
B.3.4 Awnings can be an attractive means for store identification with graphics, emblems and
store names. Backlit awnings are not allowed.
B.3.5 Canopies can be either metal, glass or timber and can be located at the major entries to a
building or over windows.
B.3.6 Large panelized products, such as standing seam metal, are appropriate for awnings or
canopies only when used at an appropriate scale.
B.3.7 Acceptable materials for exterior elements are as follows:
• • Cast concrete, brick and stone masonry, wood or fiberglass columns, posts, piers and
arches
• Wood, brick, concrete and stone masonry decks, stoops, stairs, porches and balconies
• Stone, masonry or wood lattice screen for undercroft of porches or decks, compatible
with adjacent wall materials
• Wood, welded steel or iron trellises
• Railings, balustrades and related components may be wood, painted welded steel or iron.
B.4 BUILDING MATERIALS
Intent
The use of quality building materials for new structures reinforces the image and character of Elk
Ridge Center. Particularly on the ground floor of buildings, quality building materials convey a
sense of richness to the pedestrian environment. Quality, durable materials are encouraged.
Guidelines [see figures E, J, K& M]
B.4.1 Exterior material treatment used on the building walls shall be continuous and consistent on
all elevations in order to achieve a uniform and complete design and must avoid a "veneer" look.
Exterior siding material must be carried down to within eight inches of grade. Only eight inches of
exposed foundation is permitted on any exterior elevation.
B.4.2 The use of masonry materials may be exempt from the one treatment look. Many times
these materials may be used in conjunction with other approved siding materials to enhance the
architectural style and appeal of all sides of a building. When masonry is used on the front of a
building and it extends to any front corner, it must be return at least 48"around the corner and be
terminated by an appropriate architectural element.
B.4.3 Quality materials promote a sense of permanence and are encouraged. Building materials
and texture on the ground floor add to the pedestrian experience.
B.4.4 Within the development, the materials, texture and color of materials of the individual
buildings should be varied. Contrasting colors for architectural details, awnings, and at entrances
should be used to create interesting architectural features.
B.4.5 Parapets, banding, belt courses, pilasters, reveals, and other types of architectural details
in different materials should be incorporated to add visual interest and texture.
B.4.6 Any material used in the public realm should be able to be easily fixed or replicated.
B.4.7 Materials such as stone, brick, precast concrete, cast stone and architectural metals can be
combined to enrich the appearance of a building and highlight architectural features.
10 ELK RIDGE CENTER
Development Design Standards
B.4.8 All exterior metals and plastics (vents, flashing, gutters, etc.) must be screened from view,
painted or treated to blend in with the adjacent surrounding material. All utility meter housings
must be painted to match the body color of the building.
B.4.9 The following materials are recommended for use on exterior walls:
• Wood (treated with semi-transparent or solid body stains or paints), shingles and the use
of lap wood and cement-based siding material are approved. Board and batten type
siding,
• Brick
• Natural and cultured stone.
• Textured masonry block units are not to exceed eight inches in height.
• Exposed cast-in-place concrete using dimensional wood form boards.
• Flat seam or Standing seam, prefinished steel or aluminum panels if not the primary
material.
• corrugated metal
• Precast architectural concrete or cast stone having a pattern or veneer resembling
masonry or stone.
• Stucco and synthetic stucco
B.5 OPENINGS
Intent
Visual connection between interior and exterior spaces enhances the pedestrian and shopping
experience and allows greater display area without interfering with movement. Storefront
windows along pedestrian sidewalks are encouraged. Access to exterior dining areas should be
integrated with overall architectural design.
Guidelines [see figures E, H&J]
B.5.1 Clear, transparent or translucent windows should be used for all ground floor retail uses. No
reflective glass is allowed.
B.5.2 Wood or prefinished metal frames and sashes are allowed. Aluminum windows, door
frames and skylights must be factory painted, or clear anodized. Multiple vertical windows may
be grouped in the same horizontal opening provided they are separated by 4 inch minimum
posts.
B.5.3 Hinged glass doors (not sliding), where visible from the street, are allowed.
B.5.4 Wood or fiberglass shutters are allowed.
B.5.5 Bay windows shall extend to the floor level and be visibly supported by brackets, or extend
completely to the ground.
B.5.6 Entry and overhead doors shall be hollow metal or aluminum framed. Overhead doors
should be located in a way to accommodate vehicle loading and unloading, but not located such
that they are visible from the street. Overhead doors may be metal, but should be painted to
match color of adjacent building material.
B.5.7 All glass, plastic or other transparent skylight or solar device shall be treated to eliminate
reflective glare. Clear, bronze or gray glazing is preferred over white translucent. Flat skylights
are preferable to domes.
B.6 EXTERIOR COLORS AND STAINS
Intent
Choose colors that reflect local geology, vegetation, and culture,taking cues from earth tones,
including: medium-brown pine bark, light gray bark, low deciduous shrubs, grey granite rocks and
slate green pine needles.
11 ELK RIDGE CENTER
Development Design Standards
Guidelines
B.6.1 Using subtle yet rich colors rather than intense, bright colors is in keeping with the North
Woods Theme. Colors should be harmonious with those colors found on adjacent buildings and
the environment. Light to medium intensity colors with low reflectivity are preferred as the
background building color. The warm, subdued hues of natural, earth colors are encouraged.
B.6.2 Color can be used to impact the scale of a building by highlighting various architectural
elements.
B.6.3 Signage and awnings, which are color coordinated, can be used to introduce more intense
colors.
B.6.4 Large areas of white or cool grays and reflective glass curtain wall systems are
discouraged.
B.6.5 Bright corporate colors should be limited in use to signage and entry areas. Integrate
corporate or tenant identity color sensitively.
B.6.6 Exterior color treatment shall be continuous on all elevations.
B.7 ROOFS AND PARAPETS
Intent
The roofline, cornice and parapet are important architectural features that should be strongly
defined on commercial buildings. Rooflines should be varied to add visual interest in large
buildings.
Guidelines [see figures C, E, G, L& M]
B.7.1 The roof designs should relate to the pitch and shape of roofs found in neighboring
structures. Flat roofs behind a parapet are typical in the larger retail structures. For smaller scale
restaurants and office structures roofs can be pitched and have gables, dormers and other
elements typical of a more residential scale.
B.7.2 Parapets should be used to screen flat roofs and should be designed as an architectural
feature. A distinctive cornice can be used to emphasize a varied roofline in the design of a
building. Classical cornice designs and historical references other than those compatible with the
DESIGN CHARACTER are discouraged.
B.7.3 Buildings at corners can have special roof shapes in order to emphasize their corner
location.
B.7.4 A varied roofline should be a strong design element because it adds interest to a building's
silhouette.
B.7.5 Variations in rooflines can include gables, dormers and well-defined parapets. Offsets in the
roofline break up the mass of the roof and are encouraged.
B.7.6 Roof overhangs at pedestrian entries provide protection for shoppers and are encouraged.
B.7.7 Roofing materials shall be of a color and material consistent with the architectural character
of the building and should convey a sense of permanence and quality.
B.7.8 Roof-mounted mechanical equipment shall be concealed from public view on all sides by
screening in a manner consistent with the character of the building.
B.7.9 Gutters are recommended in and may be required on some buildings. All gutters and
downspouts shall be designed as a continuous architectural design feature. Exposed gutters and
downspouts shall be colored or painted to blend in with the surface to which they are attached.
All drainage pipes connected to downspouts must be concealed from the view of neighboring
properties. In addition, this drainage must tie into the site storm water management system.
Prefinished metal gutters, scuppers and painted metal downspouts are acceptable roof accessory
materials for Elk Ridge Center.
B.7.10 Slate, concrete tiles, wood simulated shakes, composition roofing (with at least a 25-year
warranty) and preformed metal roofing and textured metal with a matte finish are acceptable
12 ELK RIDGE CENTER
Development Design Standards
roofing applications for Elk Ridge Center. Roofing applications will be reviewed on an individual
building basis. Even though the product is approved, some colors will not be permitted on
buildings in Elk Ridge Center.
B.7.11 Low slope single ply membrane roofs are permitted.
B.7.12 Where sloped roofs are used, main roofs shall be 4:12 minimum to 14:12 maximum slope
with symmetrical gable or hip configuration. Eaves shall be continuous except at sheds and
dormers. Shed roofs shall be attached to main building wall or roof ridge, with a minimum 3:12
slope. Eaves shall overhang at least 36 inches and shall be visibly supported by exposed rafter
ends, braces or brackets.
B.8 SIGNS
Intent
Signs are an important element that can be an integral component of the building. Pedestrian-
oriented signs can be fairly small, and the design and uniqueness of the sign can relay the
character of the store. Hanging signs perpendicular to the building are attractive and easily read
by pedestrians. In order to reduce visual pollution and be sensitive to the surrounding
• neighborhood, Elk Ridge Center will not allow individual free standing signage for each tenant.
Monument signs posted at prominent locations on the site will offer shared, offsite signage for
tenants. In addition to these monuments, on premise signage following City standards and the
following guidelines is allowed. Signs shall be designed and installed to enhance both the
building and the street.
Guidelines [see figures E, I, N, P &Q]
B.8.1 Signs should have a minimum clearance of eight feet above the sidewalk for public safety.
B.8.2 Internally illuminated signs are not allowed within 150' of any residence.
B.8.3 Businesses shall be allowed a maximum of three(3) wall signs and one (1) projecting sign.
B.8.4 Wall Signs: Maximum sign size shall be 5% of ground floor facade to which the sign is
affixed. Maximum sign height shall be 18 feet above the sidewalk. Applied lettering may be
substituted for wall signs.
B.8.5 Awning and Canopy Signs: Maximum sign area shall be 10 square feet on main awning
face, and 4 square feet on awning valance. Lettering may appear but shall not dominate sloped
or curved portions, and lettering and signboard may be integrated along the valance or fascia, or
free standing letters mounted on top of and extending above the fascia. Awning and canopy
signs cannot be internally illuminated. Awning and canopy signs shall be included as wall signs.
B.8.6 Projecting Signs: Maximum sign area shall be 6 square feet. Distance from the lower edge
of the signboard to the ground shall be a minimum of 7 feet. Top signboard edge shall be no
higher than the wall from which it projects. Maximum signboard width shall be 3 feet.
B.8.7 Monument Signs: Elk Ridge Center offers shared space on 3 site monument signs.
B.8.8 Signs shall be backlit, or lit with single or multiple shaded, focused sources.
B.8.9 Prohibited Signs:
• Signs on roofs.
• Billboards
• Off-site advertisements
• Flashing, blinking, moving, or mobile signs
• Banners, except for the public events.
B.9 LIGHTING
Intent
Exterior lighting can be used in a subtle manner to emphasize distinctive architectural elements
on a building, the building entrances, and individual storefronts. The objective of the exterior
lighting requirements is to eliminate glare and annoyance to adjacent property owners and
passersby. Pollution onto neighboring properties should be avoided.
13 ELK RIDGE CENTER
Development Design Standards
Guidelines [see figures H, J & N]
B.9.1 Integrating lighting into a building can enhance the facade and architectural features, and
provide for the safety of pedestrians, but should not result in glare and light spill. Lighting can be
used to accentuate columns, indentations in the wall, pilasters, or other features on the facade.
B.9.2 Master development plan lists acceptable fixtures and recommended locations for exterior
pedestrian and parking area lighting.
B.9.3 All exterior fixtures must have downward-directed light sources (full cut-off) which are
shielded with a minimally translucent material. No fixture shall glare onto adjacent properties.
B.9.4 Colored lamps are p-ohibited — lamps providing full spectrum or white colored light are
preferred.
B.9.5 Walkway, landscape, exterior wall, pendant, architectural accent and all other decorative
light fixtures are subject to City review and approval regarding their style, location, number and
wattage. No part of the lamp may be exposed through perforated opaque material.
B.9.6 A variance for outdoor special holiday lighting is only granted between the Saturday before
Thanksgiving and the second weekend in January and at the discretion of the management
company.All holiday lighting must be completely removed by January 31.
B.10 WALLS AND FENCES
Intent
Walls, fences and retaining walls viewed from the street or parking lots should be designed to
blend with the building.
Guidelines [see figures T&U]
B.10.1 A wall design which provides frequent offsets along large expanses of wall provides
interest and is encouraged.
B.10.2 In order to soften the visual appearance of walls comprised of two or more retaining walls,
landscaping should be used at the base, the terrace between walls, and at the top of a retaining
wall.
B.10.3 Retaining wall terracing shall be limited to four tiers. The width of the terrace between any
two 4-foot retaining walls shall be a minimum of four feet (4') with a maximum slope of 3:1.
Terraces created between retaining walls shall be permanently landscaped or revegetated.
B.10.4 Freestanding concrete and masonry walls shall be minimum 8"thick.
B.10.5 Metal and iron fencing shall be configured in predominately vertical elements; all metal
surfaces shall be painted.
8.10.6 All fences shall be minimum six (6) feet in height unless approved by the City.
B.10.7 No tree, whether in a setback or on private property, shall be used for the attachment or
support of any fence or privacy screen.
B.10.8 Fences along access drives and parking areas shall be at least 3' away from the
pavement.
8.10.9 No cyclone, metal mesh, or chain link fences are allowed whatsoever.
B.10.10 Railroad ties,timber, and gabion-type retaining walls are prohibited.
B.10.11 Acceptable materials for Fences and Landscape/Retaining Walls are as follows:
• Concrete and stone masonry
• Architecturally detailed exposed cast-in-place concrete
• Wood pickets, lattice and boards
• Painted wrought iron, steel or aluminum
14 ELK RIDGE CENTER
Development Design Standards
FIGURE - A j f; v:
cr, r I
A.1 Structures can set back from the building line t, /` '. ...-- el,
to allow for outdoor dining areas, patios,plazas, �, I r� I I rf 4 Iii ?ii)
and entranceways as long as the facade '"' /I
continuity is not interrupted. rr� n
B.2 Setbacks and patio areas to allow for outdoor c\r+ 5 1 rr,is� ►/;`i
dining and seating areas are encouraged. _ , t w ti
ill Jr fNN i ,,.,.
, 11 +�n\i' .�e.rdi� , X41 °4%
FIGURE - B
\44.1\ I f !!&-.740 s tt 04
A.1 The height of the buildings, the setbacks, — �j � "°
and the character of the landscaped areasI I�
determine the sense of spaciousness or, f-�1∎,;_f V i f � °"0.7 „ ,..
conversely,enclosure.The location and height of - ( �rysat, __
buildings, awnings and canopies, trees, and "-""-"s,,. ilk
parking all contribute to the pedestrian's sense d �- ------__.�,,� --� ;Hi
of comfort while on the sidewalk. i f
B.3 Awnings,canopies and pergolas provide 1
Stir
tIf
shelter and shade to pedestrians and reduce
glare.They can also provide a color accent to a ," ^ 7• t1 •
building and the opportunity for store identifica-
tion. ( \ V�`**
FIGURE A j �
�f
%.�-
c cr PACI,
Jae IIi:J�`��, C i
it i
t, b
h _
�t � Irtut irYmr 1 Hsu - y
• rilatilirria"< 7711111N1 attitil, 07
ca
10% ,,,..
t N1
4\ , . ,„,,___. _
_.. _ ,,,,
s• _
. •
FIGURE - B
\\.„--
15 ELK RIDGE CENTER
Development Design Standards
FIGURE - C
B.1 Facades facing pedestrian zones shall be subdivided and proportioned using features such as windows,
entrances,arcades,arbors,awnings,trellises with vines or alternate architectural detail that defines human
scale.
il
.-... ." 11110t , A
as 4I� r il� ' _-'�I�f.r Vii" •
- M_
�•t^
FIGURE - C
FIGURE - D
B.1 No wall that faces a street or connecting pedestrian walkway shall have a blank, uninterrupted length
exceeding thirty(30)feet without including architectural features such as columns, ribs, pilasters or piers,
changes in plane,changes in texture or masonry pattern,or an equivalent element that subdivides the wall
into human scale proportions.
B.2 Patterns and rhythms in the facade of the building can be created with recessed windows, columns,
ledges,changes of materials,and other architectural features.
r
r
2.\j y � ! am
, . `«-- il � ii, h '
off t uti-1`$hlr ► iii► 1 —=
IT 'l i�I�Jf _ rt� r -
ryga it 1 lief F 41//. r: •' `�
tt e
r1 .._ •,,64,. .: ---.. . . .►.._� "r� - ---- , t 1-
I FIGURE - D
16 ELK RIDGE CENTER
Development Design Standards
greys
JJ � `
ice, y-27,
Sri :-;- ;r,
�. I� 4
J F�
_ FIGURE - E
WIAMAII —
In.
A _
-„,.:,..., , .. - ,..;..„:,
_if ,:=, maiimein stireamai
+mrneu�na '��
1 ;�' 'I�l IUllfll i c
t „...
as-FIGURE - E \.., r
B.1 Each primary building on a site, regardless of size, shall have clearly-defined, highly-visible customer
entrances
B.5 Visual connection between interior and exterior spaces enhances the pedestrian and shopping experience
and allows greater display area without interfering with movement.
B.7 For smaller scale restaurants and office structures roofs can be pitched and have gables,dormers and
other elements typical of a more residential scale.
FIGURE - F
s
— I
2
6ii ___;IIILIU;i--- _ f
FIGURE - F
B.1 Each building shall have a well-designed base,middle and top.Architectural detailing or a change of
materials or color at the ground level may be used to create the base
B.2 Recessed entries to individual storefronts are encouraged as it creates a transition from the sidewalk to
the interior of a commercial building.The recessed entry emphasizes the entrance,increases window display
area,and provides a safe place for the entry door to open without extending into the sidewalk area.
17 ELK RIDGE CENTER
Development Design Standards
FIGURE - G FIGURE - G (left)
/ ` B.1 Buildings are encouraged to
=S � /,, - promote pedestrian orientation and
,y. --_. ��;'a appropriate scale.„,,, , ,,Ear.n., ,, , t_ If
iii
.f amie FR ,,, 4 r
- ` --` FIGURE - H
FIGURE - H (right)
B.3 Awnings are encouraged at retail and pedestrian - fip
settings. If provided,awnings shall fit the window bays to 'n- . ;
blend with or augment the architectural character of the . I�'”-. ,
building. Awnings can be an attractive means for store //n Ai ip�
identification with graphics, emblems and store names. 1 r / 4 1f
Awnings shall fit in proportion to the module of the individual t _ql 4 n' ! �f
storefront rather than extending beyond a single bay '
Development Design Standards
\ , c c N
FIGURE -J
�.
„.,„, , t 111 + , 1{ r i i, . „. ,mow 1 i1,, it V ,,✓
�l /ii
I _wrir�rs� h t y� 77 �j 41/44,
non SA 411i Ali Mill � Arl�071 0 fart
NI 11
jraii rialmparit i { ,
� . : �4 k1IJEJL I�-Aniii
2relt
117,14.-"Til/r1.11.1111111.11.11111WMIS 1111
JS r: 4 i ♦ „rte;-±�
\Jekl r‘L\-/7)p
FIGURE - J
B.2 Patterns and rhythms in the façade of the building can be created with recessed windows, columns,
ledges,changes of materials, and other architectural features. Fenestration, projecting bays,and all other
architectural features shall be coordinated on all sides of the building. Integrating architectural elements
around the building will enhance it as a whole and should augment the architectural character of the building.
B.4 Quality materials promote a sense of permanence and are encouraged.Building materials and texture
on the ground floor add to the pedestrian experience.
B.5 Storefront windows along pedestrian sidewalks are encouraged
B.9 Integrating lighting into a building can enhance the facade and architectural features,and provide for the
safety of pedestrians, but should not result in glare and light spill. Lighting can be used to accentuate
columns, indentations in the wall,pilasters, or other features on the facade.
19 ELK RIDGE CENTER
Development Design Standards
,�'r`"i mnIiiiiiree, ; ..- FIGURE - K
IMIllialk ::
�' ■ � 1 � Eau ��'�� _ �_ ,
IS~' m e -. .. -, 1.!�h,==, i t,,....attune�
FIGU RE - K
B.3 Awnings and sunshades serve as a transition between the building,the sidewalk and the street, helping
visually unite them, and providing pedestrian scale to the development. Large panelized products, such as
standing seam metal,are appropriate for awnings or canopies only when used at an appropriate scale.
B.4 Within the development,the materials,texture and color of materials of the individual buildings should be
varied. Contrasting colors for architectural details, awnings, and at entrances should be used to create
interesting architectural features.
-- 1�ajh FIGURE - L
4 tiiIJJJJs
1 ..s.`4--,tom-4;T;,v
i
II
a'TIM,,t p„titiro_imi �i _
FIGURE - L -
B.3 Awnings,canopies and pergolas provide shelter and shade to pedestrians and
reduce glare.They can also provide a color accent to a building and the opportunity for
store identification.
B.7 Variations in rooflines can include gables, dormers and well-defined parapets. Offsets in the roofline
break up the mass of the roof and are encouraged. Roof overhangs at pedestrian entries provide protection for
shoppers and are encouraged.
20 ELK RIDGE CENTER
Development Design Standards
FIGURE - M
fi
11 ai I I=
— is 5 . go ile- i ! • ION
flIp, INit nn r 1— ____
\_-_
FIGURE - M
B.4 The use of masonry materials may be exempt from the one treatment look.Many times these materials
may be used in conjunction with other approved siding materials to enhance the architectural style and appeal
of all sides of a building. When masonry is used on the front of a building and it extends to any front corner,
it must be return at least 48"around the corner and be terminated by an appropriate architectural element.
- FIGURE - N
�� B.8 Signs are an important element
-� s that can be an Integral component
-y^-e'--,- ( of the building. Signs shall be
a e i / +^ "1,74,'y71t . 1 r backlit, or lit with •single or multiple
N",-r!"----1
- "g.;` L 1y I : shaded,focused sources.
- `A ! B.9 Integrating lighting into a
�1 - L. 3L building can enhance the facade and
u rt r. rY`5� Ga
,Ir ( , architectural features,and provide for
PP!. r,�, ( ' the safety of pedestrians,but should
. ' "Kr- r. 1 •` .� not result in glare and light spill.
f i f ! Lighting can be used to accentuate
.b j �9 t columns, indentations in the wall,
�,
$h pilasters, or other features on the
1 facade.
,.;` . -,1„4 FIGURE - N
21 ELK RIDGE CENTER
Development Design Standards
uIiIuiiIiIiIuii
„..,,..„9-11,–.
I � .
tit ,yr ._ I
I IN COMMON
NAMES
IN COMMON
\1 FONT
. iv
I ii'
t -- - TIMBER
1 l «,t...r'^'---STRUCTURE
, -r1,K k1ACE CENTER 4,!_.
.
STONE BASE
► 4. gr� el —f+'I" .i ` EXTERNAL LIGHTING
Sal i 1 _ halals` levant iiit oNLY
FIGURE - P (North and South Monument Sign)
B.8 Monument signs posted at prominent locations on the site will offer shared,offsite signage for tenants.
1 ELK C I �_ TOT HEIGHT
28-SE
!f.
{
L ` 11 , `� j+• �
•
,,,di a.�'. 1 I t men METAL ROOF
I 1ENAMT 1
1- .. ... , -TENANT SIGNAGE
'BACKLIT'
2 LIGHT LETTERS ON
DARK BACKGROUND
—ji li— t 5
-'" _ IM
TBER AND SI EEL
Cs STRUCTURE
el r. .I. $
mar
. .
el.���. l""�""r.. '=�' �� E STONE BASE
Ore lI C Ja CUP a:ttjr� iac.!
FIGURE - Q (East Monument Sign)
22 ELK RIDGE CENTER
Development Design Standards
-ice--,r
FIGURE - R Ae* a
A.3 The Master Development . I
Plan indicates "High Amenity _
Zones" requiring a mixture of
unique planting areas amidst the
pedestrian walks, parking and r�
building fronts. J i' ,
!
B.1 The sidewalk in front of a :'A f-r `\ �t Vi t, I
building shall be designed with I ? I _= — ,t
elements that create a a I "ks .r;
pedestrian friendly environment.
,I' 10-12' .i' 6' -F a
Pedestrian Walk Raised Planting Bed Landing Zone
FIGURE - R
4. 2, . FIGURE - S
le,.
y.:.m1 B.10 In order to soften the visual
''4/ appearance of walls comprised of two
- or more retaining walls,landscaping
'-s should be used at the base, the
r rr ',r 3 ' - "- terrace between walls,and at the top
�" of a retaining wall.
4\ t Ornamental
J i z Railing
:1,•.t it
"s ; ! Terraced
. 4. y,,:> ' Landcaping
Visitor Plaza t' .;%'„ i '7"�` - Formlined
S r l - + Concrete
• ! . .,.. Retaining
0 , Wall
t
it.
4^:414#0 Pond
FIGURE - S
23 ELK RIDGE CENTER
Development Design Standards
i
- s ?t ` FIGURE -T
.4' r:. '
- z r' "k_°_„} Coniferous A .r ',51.. a'-e ; ;," Screening
. *Rg-, `ref w
ti `t ! ,,
i ■ , ..6 _�`' h`°'tw 'I y ��r Loading � J .r
-y ` " Zone
" Screen
Street E Trail i—E'Min. �° Wall
Max 3:1 'Mw,- , }.
Slope l
FIGURE -T = 4
8'Min. l ' Ht. Max -
A.3 Provide all season screening between commercial and residential areas
per City Guidelines and Master Development Plan.
A.4 Service,loading and storage areas should be located out of view of the
primary pedestrian areas,and be screened with fences or landscaping.
B.2 Loading docks shall be screened so as not to be visible from the street.
FIGURE - U
BAD Retaining wall terracing shall be Existing Trees
limited to four tiers. The width of the
terrace between any two 4-foot rim Zc.
retaining walls shall be a minimum of 4- V -4
four feet(4')with a maximum slope of Coniferous *z.' „� \ 'n %t I;
3:1. Terraces created between Screening . , 1 a .1
retaining walls shall be permanently ,,. -,eL, ( - i
landscaped or revegetated. .17.c.:1-„.„.-,1,-.,` 4. ,`
LA"(
,r: ; 4' Max.it 7
�. r ^ { _ FIGURE - U
4' Min.
I
Parking Lot
24 ELK RIDGE CENTER