Item 6.2 .-Q A ITEM 1 6.2.
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•Elk
City of / MEMORANDUM
River
TO: Planning Commission
Aiii
FROM: Scott Harlicker, Senior Plann�j
1
DATE: July 25, 2000
SUBJECT: Design Standards
Attached is information on design standards for commercial development. Staff
has contacted the Planning Advisory Service for additional information and
sample ordinances. When we receive that information we will pass it on to the
Commission.
•
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
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Chapter 2. Improving the Appearance of
Commercial Corridors
For the road cannot be considered in isolation. It is Communities have enlisted the services of landscape archi-
not just a track for motorists; it is an all-embracing, tects and other design professionals to devise requirements
all-penetrating network that, together with the vehi- for landscaping and screening adjacent to the right-of-way.
cies on it, the signs, the bridges, the roadside ancil- Highway departments and public works offices have been
laries, is an integral part of our life and landscape. asked to set a better example for private landowners by
—(Raymond Spurrier, Man-Made America, 275) designing and installing public improvements that
enhance the appearance of roadways and roadside areas.
In recent years, many planners have begun to think of Transportation planners and traffic engineers have been
roadways as more than just transportation conduits. called upon to analyze the impact of new developments
When planning for new growth and development along on adjacent transportation routes and to suggest appropri-
major roadways, they have recommended the clustering ate access controls and site plan requirements for emerg-
of retail and commercial uses at or near major intersec- ing corridor areas. Despite these efforts, however, the
tions. New sign codes have been drafted to better control ubiquitous strip, with all of its attendant problems, is still
the spread of billboards and signs along the roadside. very much a part of the urban landscape.
Commercial corridors have been the subject of derision
for decades, yet the features that characterize these areas
Unfortunately, cliched images of the commercial strip have not changed much over the years. Today's corridors,
landscape are often accurate. A number of pictures could have like yesterday's strips, drags, and ribbon development
• stood in for this one of a commercial corridor in Tacoma, areas, share a number of common components. Among
Washington. the characteristics that have come to epitomize the com-
mon commercial corridor are:
5
1 Numerous large freestanding and portable signs;
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Large expanses of unscreened surface parking;
• c1on Little or no landscaping of public or private property;
Few or no pedestrian improvements;
Above-ground utilities and overhead lights;
1, i Numerous poorly delineated and closely spaced drive-
'`;3 way access points; and
addrimT" Fried A generally uncoordinated approach to the design, loca-
tion, and planning of various public and private
improvements. ,
,,,--,-1---,NEW„,--,-1---, The problems posed by commercial corridor areas that
_ NOW _
FOR NEW • .” exhibit these features can be grouped into two categor-
-'' = STORE ►•,c ies: visual and functional. This chapter will address issues .
-. Drive orTlt of aesthetics; Chapter 3 will address matters of function.
Visually, commercial corridors often lack a sense of
organizational structure, and this "confusion" reflects
poorly on the community. Often, the development that
„ay.—
C. occurs within commercial corridors bears no relationship
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� �'�� it, .e to a community's natural setting or the architectural styles
W " """" . s�a.:...' present in the rest of the community. Moreover, commer
• ,�► ,�,.,_ =•_ cial corridors often contain all the same national fast-food
—�"'r
franchises, gas station chains, and large retail stores, mak
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ing one community's commercial corridors)indistinguish-
able from the next. These areas leave visitors, who may
Better design standards for corridor areas need not be limited to never veer from the main roadways that bisect a commu-
making signs smaller and shorter In a moment of modesty, the
• Colonel modified his traditional bucket-impaled-on-large-
plastic-structure
ucket-impaled-on-large about its appearance.
plastic structure design(above)to comply with the Hilton Head, pity, with an impression that the community does not care
South Carolina, corridor site guidelines(below).
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Increasingly, however, planning agencies are using cor-
ridor zoning districts, overlay controls, site planning gEA
requirements, and other techniques to promote greaterPfii41AA •••••••11
• continuity in the design of commercial and industrial t .
development along major roadways. The goal of all of 1111
''the approaches is to create a more attractive, cohesive, 'and safe roadway area environment. 1 ,
SIGN CONTROL MEASURES
Strip commercial corridors are an outgrowth of our J..r
nation's reliance on the automobile as the dominant form DIO 4111IHAV1:A 6QOD TIME?DID
of personal transportation. Not surprisingly, the signs and
IOU SEE ANKTIIW6 INTERESTING?
advertising devices used by the business establishments SJJ .that line urban roadway areas are oriented to the street ;.and directed at motorists. In their competition for the 'lattention of the motoring public, merchants continually
push the roadside visual envelope to its breaking point
by erecting bigger, taller, and brighter signs. The clutter vn.s- � AU-I SAW LERESNOPPNGCENTERS
generated by these signs is one of the worst features of .; -- _ UKE
AND mELS...EYERi('ioTN
- - LOOKS EYERK OTHER TOWN..
the typical commercial corridor.
On Hilton Head Island, South Carolina, on-site signs it
are viewed as an integral part of a proposed development's
overall site plan. The town's recently amended Road Cor-
ridor Overlay Zoning District requires that designs for
new or replacement signs be reviewed by a special seven- 44,----T-40 Aii
member Corridor Review Committee. Until the local cor-
ridor ordinance was amended in early 1989, the commit-
tee was forced to rely on vague guidelines requiring that IT DOESN'T MATTER WHERE KV
signs be"visually compatible"with their surroundings and —�•••YouYE NEVE . LEFT
that they "avoid garish and inappropriate material. . . ." .–
411.
Recent amendments to the ordinance left the committee's
• u
broad latitude intact but provide better criteria by which
to jdge proposed designs.The amended ordinance directsif‘ 0
the review panel to consider sign material, color, and Y , - i
shape when evaluating the appropriateness of proposed c---=.4",..1.1e �-•�� A•..
designs. The provisions also discourage signs that are m 1970-United Feature Syndicate.Inc.
larger than, or out of proportion with, those on adjacent
or nearby properties.
Hilton Head's ordinance also specifically requires the of the two interstates that traverse the county. The ordi-
development of an integrated sign design scheme for all nance prohibits billboards and permits only two on-site
new planned unit developments, shopping centers, and signs per lot within the corridor. The maximum size of
office complexes. Lighting standards are clearly spelled any sign located adjacent to the interstate corridors is 72
out on the basis of sign size—one 150-watt light per side square feet, well below the maximum of 200 square feet
for signs up to 40 square feet in size, two per side for signs permitted elsewhere in the county.
larger than 40 square feet. Within the Jefferson Parish, Louisiana, Mixed-Use Cor-
Ideally, sign regulations for important corridor routes ridor District, the maximum size of wall signs is regulated
will not have to differ significantly from those in effect on the basis of street-side building width and/or the width
throughout the community. Business signs in the Santa of building area occupied by individual tenants. The ordi-
Fe, New Mexico, Highway Corridor Protection District, nance provisions permit one square foot of wall sign-face
for example, must simply meet the community's already area for each linear foot of building frontage or tenant
rigorous sign controls and comply with special provisions space, up to a maximum of 70 square feet. Parish regula-
requiring that freestanding signs include no more than tions also permit one freestanding sign per building site.
three colors and two lettering styles, with at least one of Projects with two or more tenants, however, are limited
the sign's colors matching the predominant building col- to one sign that identifies the overall project. The size of
ors in the development. freestanding signs within the corridor district is limited
Certain types of uses tend to prefer commercial strip by lot frontage—one square foot of sign face is allowed
locations, and, as a result, sign control measures that tar- per linear foot of frontage, up to 70 square feet.
get commercial corridors can be more specific and pre- Gasoline price signs (frequently a sticking point in
cise in their coverage than citywide standards. In Orange drafting new sign regulations) are given special treatment
• County, North Carolina, the Major Transportation Cor- in the Jefferson Parish ordinance. While the information
ridor overlay zoning provisions impose special setback included on other permitted signs is restricted to the name
and sign controls on new development within 1,250 feet and address of the business, gasoline service stations are
7
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• Earthen berms represent an 3
effective method of screening o i
parking areas and other =
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unattractive site features from 2 (..i4z
the roadway. (Source: Post, w °:
Buckley,Schuh,and Jernigan, 2co
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Line of vision
S / 12' / f' 12' /
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B... Line >
PINES BOULEVARD-jBuilding llArea '( PARKING AREA ON SITE
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allowed to display rate and price information on free- for large sites and conveniently located surface parking
standing signs, provided that the area displaying prices areas to support business establishments. Parking lots can
• does not exceed 30 percent of the total permitted sign face require great expanses of land. Indeed, when surface park-
area. ing is used, it often consumes from 50 to 75 percent of
In addition to typical standards governing the type, size, a project site. Given these kinds of proportions, it is no
height, and number of signs permitted, development stan- wonder that well-planned strategies for improving the
dards for Highway 90 in Garland, Texas, include limits appearance of parking areas along commercial roadways
on the number of information items that can be displayed can be one of the most effective methods of improving
on any one sign. Following the"Street Graphics"approach the overall aesthetic quality of a road corridor.
to sign control, the adopted roadway standards prohibit Many planners and designers believe that the best solu-
any sign along the highway from containing more than tion to the design of off-street parking areas is to elimi-
10 items of information. Though not widely practiced, nate them or at least shield them from view from adja-
attempts to limit the barrage of information targeted at cent roads. While off-street parking is essential for all but
motorists could improve both the appearance and safety the smallest of commercial projects, screening and buffer-
of urban corridor areas. ing techniques can be used to effectively hide such areas
As with many elements of the corridor, the private side and soften the visual effects associated with vast
of the sign control equation is only part of the problem. wastelands of asphalt.
Public road signs and traffic control devices also contrib- Santa Fe's highway area landscaping requirements call
ute to roadside visual problems. Forced to compete for for the installation of landscape buffers along major and
valuable roadside space and the attention of motorists, secondary arterials. The ordinance requires a planting
these publicly owned corridor accessories are likely to be strip at least 10 feet wide along all adjacent roadway front-
as poorly designed and overused as their private coun- ages. Provisions further stipulate that at least one-half of
terparts. In Dade County, Florida, alone, it is estimated the buffer strip be planted with a minimum of one five-
that some 20,000 public signs are installed or replaced gallon shrub (four-foot mature height)for every 20 square
every year. Although guidelines and techniques do exist, feet of buffer area. The remaining half of the buffer can
relatively few communities have been successful in im- be treated with low-growing vegetative groundcover and
plementing a system of uniform design standards for these nonvegetative material on a 50:50 basis. As an alterna-
public signs and traffic information devices. tive to providing a 10-foot-wide planting strip, develop-
ers are given the option of constructing a continuous
(SCREENING AND LANDSCAPING STANDARDS three-foot-high solid wall along all adjacent roadways.
The early origins of the highway commercial area devel- For projects located in the city's special corridor dis-
opment pattern can be traced, at least partially, to the need trict, additional landscaping standards apply. The Cor-
8
ridor Protection District provisions require a minimum The New Orleans overlay zoning requirements for the
25-foot natural landscape buffer along the perimeter of Interstate 10 and 510 corridors establish a minimum
adjacent street rights-of-way. No structures, fences, walls, 15-foot landscape buffer along service road perimeters.
• or parking spaces are permitted within this open space.
When construction or clearing activities have disturbed One 12-foot-tall, two-inch caliper tree (acceptable species
are spelled out) must be planted for every 25 feet of road-
landscaping and vegetation within the buffer area, addi- way frontage along the project site. The remainder of the
tional planting is required at the rate of two plants per buffer area can include grass, trees, shrubs, and other
30 square feet of area. At least one-half of the required landscape features. Buffer and screening standards for
plants must be a minimum of four-feet tall at the time "vehicular use areas," which include parking lots, load-
of planting, and trees must comprise at least 10 percent ing areas, service drives, and all other areas subject to
of the total plant material. vehicle traffic, are much more rigorous. A vegetative
Besides providing a visual buffer between the roadway buffer, masonry wall, or earthen berm, with a height of
and its often harsh and unappealing surroundings, land- between 36 and 54 inches, must be installed between all
scaping and screening techniques can also lend a sense of vehicular use areas and abutting public rights-of-way.
identity and unity to project sites. When employed effec- Landscape buffer strips are also required as a means of
tively, landscape features can greatly increase motorists' delineating the boundaries of vehicular use areas asso-
ability to determine where one project ends and another ciated with individual developments.
begins. By delineating the edge of a project and its criti- The New Orleans urban corridor ordinance also estab-
cally important element—the driveway—landscaping lishes landscaping requirements for the interior of all
actually serves to increase a project's visibility and hence vehicular use areas that exceed 5,000 square feet in size.
its viability in the competitive setting of the corridor. The corridor zoning provisions require landscaping of at
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�. Sheridan St
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THE I
< REGIONAL <' Taft St
.i < < t GATEWAY .
t r E DISTRICT G v a r
¢......................4................i ¢ p` Johnson St
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.„ t - _ _.; ^': c n '- THE/" gP Y
III rx,w ffm',/o0c4ff;n & u =
w THE PARKWAY DISTRICT S n E ; VILLAGE OP 2a m
it = a o .. DISTRICT (e%,,JQ'
Pembroke Rd.
(''
THE MAIN STREET
DISTRICT Moamar Pky.
HO MESTEADBroward Co.
EX TENSION T �' __
-
Dade Co.
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40 �yy,; �', y! ���' 4," '1l A corndor study prepared for Pembroke
•"Tr itis'. i .ti- r, • Pines, Florida, identifies four distinct
a r"'' -hew* o " • ' x` 3 ' subdistncts along the city's main east-west
�� .-,:'v' ',,... • 5.�- qtr � % tJ
�; ��► '+! ���_�` '- _ route(above). Recommended design
guidelines for the individual roadway
The Parkway Distnct segments(middle and below)were then
developed based on existing and proposed
land uses and traffic patterns. (Source:Post,
�--le,Pr_ / , Buckley, Schuh, and Jernigan, Inc.)
n. Py r -�'\ J : ..7
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The Village District
9
least eight percent of the vehicular use area. Each indi- ing lots from the road, screening vehicular headlight glare
vidual landscape island must be at least 100 square feet on and off site, and lessening spillover light from on-site
in size, with sides measuring at least five feet in length. lighting." To accomplish these objectives, the ordinance
One tree must be planted within these interior areas for requires generous buffers, with an average depth of 50
• each 100 square feet of required landscaping; three shrubs feet along the frontage of the project site. Preservation
with a minimum installed height of two feet must be of existing trees and other native vegetation, a common
planted for each required tree. requirement of many corridor ordinances, is mandated
Automobile dealerships are given special attention in by the town's corridor overlay provisions. The review
the ordinance. The provisions require six-foot-tall opaque board may require additional plantings to ensure adequate
fencing around all areas used exclusively for the storage screening.
of vehicles intended for sale. One automobile display pad The Cary, North Carolina, Thoroughfare Buffer Dis-
per 100 feet of road frontage, however, is permitted within trict overlay zoning provisions require the preservation
the 15-foot landscape buffer. Display pads may not exceed of landscaped buffer strips of between 30 and 100 feet
three feet in height. in width along controlled-access highways, depending on
Based on a variety of factors, the width of required the nature of the adjacent site. The terrain and the amount
landscape areas and visual buffers can, and should, vary of vegetation within the required buffer area determines
among corridors. Average and minimum lot sizes will, of the width of the strip and the amount of additional plant-
course, significantly influence the amount of land area ing required (if any). The following standards serve as
that can realistically be devoted to open space. When cor- maximum landscape planting requirements for each 100
ridor area landscaping and buffering standards are em- feet of lot frontage within the corridor:
bodied in overlay ordinances, careful attention must be
given to the range of permitted uses and site development Ten canopy trees (2.5-inch caliper minimum);
regulations found within base district standards to ensure Fifteen understory trees (one-inch caliper minimum);
that screening standards are not overly rigid. Flexible
buffer strip requirements and the use of alternative corn- Sixty shrubs (six-foot minimum height at maturity);
pliance standards will help ensure fairness. and
-
Hilton Head Island requires visual buffers for the pur- Thirty evergreen conifers (six-foot minimum height at
pose of"softening the appearance of structures and park- maturity).
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-- �---
Theme Planting Median Common
Corridor Tree Support Tree Scheme Tree Shrub
Carlsbad Washington Seaforthia Cupania Informal Washington Limonium
Blvd. robusta elegans anacadiodes robusta perezii
(South of (Fan Palm) (King Palm) (Carrotwood
Oak Ave.) ) (Fan Palm) (Statics)
Myoporum Cupressus
laetum macrocarpa
(Myoporum) (Monter)
•
Cypress)
10
Largo, Florida, requires landscaped buffers between off- ridor. Proposed planting schemes and median treatments
street parking areas and the right-of-way line of selected are contained in the study's recommendations.
corridors in the community. Using a performance ap-
proach, the city's ordinance establishes minimum perim- PEDESTRIAN AMENITIES AND STREEETSCAPE
•
eter planting standards according to the width of the IMPROVEMENTS
buffer strip. A 15-foot-wide, 100-foot-long strip, for exam- Since commercial corridors evolved to accommodate the
pie, would require the installation of two canopy trees, automobile, it's not surprising that pedestrian amenities
four understory trees, and six shrubs. By doubling the are virtually nonexistent within the typical commercial
width of the perimeter area to 30 feet, however, the ordi- roadway corridor. Some people do still walk, bike, and
nance permits a 60 percent reduction in the amount of take the bus, however, and the importance of accom-
required landscape planting. modating these groups and encouraging these types of
Perhaps more than any other single roadside feature, travel should not be overlooked by planners.
trees can define the character of a roadway corridor. Bril- The need for pedestrian improvements and street fur-
liant site plans and architectural designs for individual nishings will differ among corridors. Recognizing this fact,
projects can be lost in the din of corridorwide develop- consultants working on corridor design guidelines for the
ment activity. Lush plantings and landscape features will Municipality of Metropolitan Toronto, a regional author-
improve the appearance of selected points along the cor- ity comprised of six different municipalities, developed
ridor, but they do little to lend a sense of cohesiveness an innovative design matrix to be used in evaluating
to an entire stretch of roadway. By providing scale, tex- appropriate streetscape improvements.According to Jody
Lure, and color to the entire length of the corridor, trees Rosenblatt and Gary Heine,authors of the Toronto study,
can unify the diverse elements that make up the corridor the need to accommodate multiple jurisdications,combined
visual experience. with the complexity of developing workable guidelines
Design guidelines contained in the Carlsbad, Califor- for the more than 720 kilometers of arterial streets in the
nia, Scenic Corridor Study call for the planting of native region, led to the development of the new design decision-
trees along selected roadways as a means of enhancing making tool.
the visual rhythm of corridor areas. Tree plantings are The matrix developed by the team in response to that
recommended for both public and private property along challenge was based on the concept that adjacent land uses
corridors. In an attempt to emphasize unified design and roadway "character" are the chief determinants of
themes for different roadways, the plan identifies both appropriate corridor design.(See Table 1.)Three categories
"theme" trees and "support" trees for each individual cor- of roads are defined in the study.
joir;:are
PedestrStreets are characterized by slow traffic
speeds, narrow rights-of-way, and large volumes of
pedestrian traffic over the course of the day. Cars park
r /G. '01W.'1,%-.Lir l� along the curb and street-to-sidewalk access is in high
I / ,� VL►I,��. !`l • demand. The scale is 1-to-1 (vertical to horizontal),
ia�;%`iii:/-%•'.:• '-��;� dye-' and the overall feeling is that of a downtown/urban
� � ���' %
Ø ;/ '_ .
i ! I,I`' %/, .• +1:':;;11�' fit landscape.
01 .loriri.+y
1,1,4 A-iF jii ,#„,,,,J.,1,16,471:,' -,',,N 0--dol
•, ,- , ,,,,As.v,,v„t/ /, 1,1 0 ,1,11,,,4.s.,_ ..
4,4 --Jr „,__y- -i,,-,7,-7,. .:.:#4.1.44, ., ,11,11/,m, 7; ..
4.7% ,� /n? y,,...„, ...,„ ,.... „.„,. / l',��� ;iI!l
, - ,„ , ,,,,,, ,,,- 5Air ,$ ` „ ,,� n6i,.ij/,ll,
The Carlsbad, California, Scenic ` •pa� % / 14,r
Corridor Design Guidelines r e�v�n /
a i r "' - i Carol
contain recommended design i=�/r , i 0,CITY Q-/ ,! Pi'amcV
schemes for a number of routes in yze.vane
the community. The guidelines ,z eaf/e d I ' • ,1 to
H�s�
recommend appropriate tree 4 Pasee47 y i AltJplantings(opposite)and other }� ,R*friw er• A ;
landscape features based on the zur �* �" ���'II�ji
iiii�
existing character of area '1r'F •F l �y _.R3h- !tjg�lna it/O�r1 �
roadways. Recommended ��. , µ
• entryway design elements(above 2'y+" , , //.."'deep
and right)are also included in the 9-//(M
plan. (Source: CYP, Inc.)
11
TABLE 1.STREETSCAPE DESIGN MATRIX
Pedestrian Vehicular Shared
•District Plant* Pav't. Sect.** Plant* Pav't. Sect.** Plant* Pav't. Sect.**
Residential G, L, and M S+ 1,2,or 4 B, G, and L S— 1 or 4 L and M S— 2 or 4
Commercial G,M, and P S+ 2 or 3 B, G, and M S— 1 or 4 B, M, and P S+ 2, 3, or 4
Mixed Use G,M, and P S+ or S— 2,3, or 4 B, G, and L S— 1 or 4 G, L, and M S+ or S— 3 or 4
Office Park and
Institutional G and L S+ 2 or 4 B, G, and L S— 1 or 4 G, L, and M S— 1 or 4
Open Space and
Recreational G, L, and M S+ 1 or 4 G, L, and M S+ 1 or 4 G, L, and M S+ 1 or 4 •
Industrial B, G, and L S+ 1 or 2 B, G, and L S— 1 or 4 B, G, and L S— 1, 2,or 4
' Plant selections are those preferred.Final plant selection is negotiable for each site
** Numbers correspond to section drawings opposite.
KEY TO MATRIX SYMBOLS
Plants Pavement matically over the length of the route, the location of side-
B Evergreen Buffer S+ Sidewalk width of at least 2.5M g
G Grass and/or Groundcover S— Sidewalk width of at least 1.5M walks, the use of paving materials, the designated use of
L Large Trees walkways, and other design variables are spelled out on
M Medium/Small Trees a district-by-district basis.
(10' —30') A common design theme for all street furnishings
P Planter within the Pines Boulevard corridor is another example
of the city's attempt to tie together particular elements of
the roadway corridor. The recommended location and
Vehicular. Streets are characterized by fast traffic arrangement of items such as benches, trash receptacles,
speeds, wide rights-of-way, and deep building setbacks. newsracks, pedestrian lighting, planters, and bike racks,
Although automobile traffic predominates, there may however, varies in the four corridor districts. Many of the
• be a relatively large peak-hour pedestrian population. plan's recommendations are now being implemented by
Cars park in off-street lots with limited access to the the city. Funding of corridor area improvements is being
roadway. The scale is 1-to-3 (vertical to horizontal or provided by assessments (based on the amount of lot
vice-versa), and the overall sense is that of a suburban frontage) now being levied on corridor property owners.
landscape.
Shared. These streets have the characteristics of both ARCHITECTURAL STANDARDS
vehicular and pedestrian corridors but are generally of Although sometimes lost in the visual chaos of the
com-
a more urban scale. Buildings are often set back from roadside, buildings themselves constitute a major
ponent of the corridor. Some communities regulate build-
the road with a small buffer. These older strip areas
are often found within the fringes of the downtown ing design elements within the corridor in an attempt to
showcase local architectural and cultural traditions. It
area. should be noted, however, that building design guidelines
By matching the roadway type with existing or pro- and architectural standards are not as prevalent as other
posed land-use patterns along its length, the matrix pro- aesthetic control measures within corridor areas.
vides general guidelines for the selection of appropriate Santa Fe requires flat or nearly flat roofs on commer-
landscaping materials and other streetscape design cial and multifamily buildings within its highway corridor
elements. protection district as a means of preserving the commu-
A commercial corridor plan prepared for Pembroke nity's strong ties to Native American cultural traditions. •
Pines, Florida, also contains recommended guidelines for The ordinance also limits the amount of glass and reflec-
the installation of street furnishings and pedestrian tive material that can be used on building facades and
improvements. The Pines Boulevard Corridor Study requires the use of stucco on at least 80 percent of a build-
defines four different districts along the city's 15-mile east- ing's surface (excluding doors and windows).
west corridor. By identifying divergent areas along the Hilton Head Island's corridor review committee is
corridor, the consultants were able to tailor improvement charged with reviewing design plans for corridor build-
techniques to individual stretches of the roadway and to ings. The town's ordinance establishes a number of sug-
recommend design solutions and regulatory strategies that gested guidelines to aid designers in securing the board's
would create a coordinated, yet dynamic, corridor image. approval. These guidelines strongly encourage the use of
The adopted plan recommends the installation of side- pitched roofs, with shingles or tiles; the use of stucco,
lks along both sides of Pines Boulevard. However, brick, or natural wood siding; and the use of no more
cause pedestrian and land-use patterns change so dra- than three exterior colors per building.
12
Sections
• - o r C
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1 :111111111k 1 Mr11 1 3
11,111111 i
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ri I
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By matching the roadway type with existing or proposed land-use patterns along its length, the matrix(opposite)developed for the
Municipality of Metropolitan Toronto provides general guidelines for the selection of appropriate landscaping materials and other
streetscape design elements. (Source:Johnson Sustronk Weinstein + Associates)
In Carlsbad, California, overlay regulations for the El California/Hispanic" offices to suburban and rural
Camino Real corridor include suggested building design residential-type buildings.
themes for five corridor subdistricts. Under the Carlsbad
III approach, a separate manual of architectural guidelines COMMUNITY ENTRYWAYS
was written to aid developers in their attempts to comply Some roadways serve as primary entrance routes to a
with roadway area development standards. Based on community or as gateways to an entire region. These
guidelines contained in the manual, the corridor ordinance streets and roads have a special place in the hierarchy of
suggests varying building and land-use themes for indi- urban corridors due to their important role in conveying
vidual stretches of the corridor, ranging from "Old first impressions to visitors and in shaping community
identityjor local residents. In rural areas, entryways pro-
vide an area of transition between country and city; in
•� urban areas, they help to mark the boundaries between
. , . / -. '
•
., communities whose differences might otherwise go unno-
. ..,,
V-:
Installing attractive welcome signs at community entrances is a
• simple and relatively inexpensive way to improve the
,41: tCCME ) "fir"'' - appearance of local entry corridors. New welcome signs in
F l i! E N r .t•, Eugene, Oregon, (below)here shown in contrast to the all-to-
familiar variety(left), are being financed from private
r . donations.
t1 ,:. . .
. , i al '
-z 'Ili\ i. � 71 ,
a z, "^-;*.---... .7.44"-4!•'.*''''''-:*!'''-'''' - Z..''''' 1,1 - 1
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13
ticed. Entryways also provide information to motorists tion funds, special improvement districts, private dona-
by directing them to areas of interest and by providing tions, and capital improvement program funds.
insights into the historical, cultural, and economic foun- According to Loveland planner Larry Gamble, the
dations of the area. entryway beautification guidelines have served as the
IIIAn investigation of community priorities conducted in foundation for a set of development standards now used
the early 1980s by Loveland, Colorado, revealed that local by the community. Those planning guidelines not yet
residents placed a very high priority on improving the incorporated into local regulations have also served to pro-
community's appearance. As proof of that commitment, vide a clear message to developers about the city's expec-
voters approved a one-cent sales tax hike in 1984 to fund tations for thoughtful and attractive site planning along
a number of improvement projects in the city. The fol- important corridor routes.
lowing year, a local beautification program, including an Carlsbad, California, also developed entryway design
entryway beautification plan, was developed to provide strategies as part of a communitywide corridor enhance-
a physical planning framework and implementation ment study. In addition to identifying 13 important cor-
strategy for their efforts. ridor routes, the city's scenic corridor study contains
The city's entryway improvement plan recommends recommended design guidelines for 15"Community Iden-
both public and private activities to enhance the overall tity Entries." According to the study recommendations,
visual quality of the two state highways that bisect the welcome signs and entry monuments are to be installed
town. As a major gateway to Rocky Mountain National at various locations throughout the city. Suggestions
Park and other recreation areas in the state, the city expe- about the types of monuments, signs, and landscaping
riences a great deal of tourist traffic. Recommended to use vary according to the entry's visibility and usage
improvement strategies were, therefore, developed to patterns. The study provides design guidelines for private
encourage travelers to stop and enjoy the unique charac- developers who may have to construct entry signs as a
ter of the city. Improving roadway area visual quality was condition of development approval. As with the Loveland
also viewed as an important step in promoting local eco- approach, signs and monuments at entry points are just
nomic development and business recruitment efforts. one component of an integrated, public-private entryway
Design schemes for city entry points constitute just one improvement program that seeks to promote the concept
of an array of techniques used by Loveland to encourage of entrances as areas rather than as specific points on a
visual continuity in its entryways. Other features of the map.
plan that are intended as unifying elements include pub- Three overriding goals provide the foundation for the
lic art and sculpture to signal the location of important Eugene, Oregon, entrance beautification study: to improve
public open spaces; the installation of landscape features the city's image; to enhance the experience of entering the
and artwork at the approach to the older parts of the city; city; and to direct visitors to major points of interest by
al pedestrian-oriented streetscape designs in the downtown providing useful roadside information signs.
area; development of a "city center" image at the inter- To date, the city's entrance beautification study has
section of the two highways through the use of landscap- served as the impetus for two spinoff efforts—a compre-
ing and other design elements; and a unified design for hensive inventory of public signs along major roadway
public street signs and information devices throughout corridors and an improvement program for those signs,
the corridor. The plan also divides the two roadways into and a survey of private parking lots designed to identify
a number of districts based on their natural and built fea- and encourage the upgrading of facilities that do not com-
tures. District-specific design guidelines, which are ply with local landscaping and buffer standards. The
intended to highlight the character of individual stretches study also served as the impetus for the Eugene City
along the corridor, are also recommended by the study. Council's approval of designs for four monuments and
A number of financing methods are being considered welcome signs to be located at selected entrances to the
as means of implementing the public improvement pro- city. Design of the entryway monuments was financed by
gram in Loveland. Program costs may be paid through capital improvement program funds; construction and
general revenues, percent-for-art funds, park and recrea- installation funding will come from private donations.
•
14
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Chapter 3. Land-Use and Site Planning
Standards for Urban Corridors
Nearly all corridor plans and ordinances are charac- The number, size, and location of signs within corridor
terized by an overriding concern for visual quality and areas may also affect the functional operation of corridor
sensitive roadway area planning. This emphasis reflects roadways by contributing to the confusion of motorists
the fact that the roadway corridor, perhaps more than in an environment that is already difficult to negotiate.
any other feature of the urban environment, shapes our
perceptions of a community. There is, however, another LAND-USE REGULATIONS
problem associated with the typical urban corridor—the Most corridor zoning regulations function as overlay
functional operation of the roadway itself. districts that impose additional site development stan-
The functional problems posed by urban corridors dards on those projects located adjacent to major road-
relate primarily to traffic safety and congestion brought ways. In general, these standards do not modify the list
about by long stretches of intensive development, poorly of uses permitted in the underlying district, although some
marked and inadequately spaced driveways, inadequate ordinances do attempt to promote desired land-use pat-
turning lanes, and haphazard on-site circulation facilities. terns by restricting certain uses within the corridor. In the
Chesterfield County, Virginia, Corridor Overlay District,
for instance, drive-in windows, gas pumps, and other
Sound subdivision and site plan standards can help to ensure intensive retail and commercial uses are prohibited unless
that corridors are efficient and safe, as well as attractive This they are part of a unified development that is situated on
office park in Pleasanton, California, illustrates a number at least a 10 acre site.
important considerations. Notice the use of bus turn-out lanes The Fairfax County, Virginia, Highway Corridor Over-
• (lower right), perimeter walkways, landscaped median strips to
prevent left-hand turning movements, and the clustering of lay District imposes special development restrictions on
commercial uses at intersections(center). drive-in and "convenience-oriented" uses. According to the
ordinance provisions, the unregulated development of
15
LAND on aesthetics and design often require building elevation
USE drawings and a list of all proposed building materials.
Site plans provide an invaluable means of evaluating
• LAND the on- and off-site transportation impacts of corridor
VALUE TRIPS development activity. Vergil G. Stover and Frank J.
Koepke, authors of the Institute of Transportation Engi-
neers Transportation and Land Development, recommend
that site plan approval be required as a precondition of
all development and redevelopment activity. According
ACCESSIBILITY TRANSPORTATION
NEEDS to the authors, a thorough site plan review process should
include consideration of a number of details. (See box.)
TRANSPORTATION
I FACILITY\ TRAFFIC IMPACT ANALYSES
While site plans can provide some measure of the off-
site traffic consequences of a development project, a traf-
In the absence of proper planning and design standards, fic impact analysis is often necessary to gauge a project's
land-use changes and transportation improvements can full range of transportation impacts. Urban corridors are
create a cycle of functional obsolescence. (Source Highway not the only areas of a community in which the traffic-
Research Board)
generating potential of new land uses must be considered.
They are, however, usually very heavily travelled, espe-
ciapeak hours,
drive-in banks, fast-food restaurants, quick-service food ncrlea esrinindtraffic volumesnd, hence, very sensitive to
stores, and service stations would have an adverse impact Citrus County, Florida, requires the
preparation o
on traffic service levels, public safety, and community traffic studies for major projects within its Corridor Plan-
appearance. The district regulations require the approval ning Zone. The special corridor zone applies to all unin-
of an access plan for these uses, with preference given to corporated land within 400 to 1,000 feet of the right-of-
alternatives other than direct driveway access to adjacent way of three major highways in the county. Traffic impact
thoroughfares. The overlay regulations also prohibit the analyses are required for nonresidential corridor projects
outside storage or display of goods within the corridor with an aggregate size of 40,000 square feet or more and
and place restrictions on the ancillary operations of gaso- for residential projects with more than 50 units.
line service stations. Santa Fe's corridor zoning standards also require devel-
• Overlay standards developed for the El Camino Real opers to prepare and submit traffic impact analyses for
corridor in Carlsbad, California, restrict commercial and corridor projects. If a traffic study shows that a proposed
office uses to major intersections along the route.Accord- project will have an adverse impact on off-site traffic gat-
ing to the ordinance's design guidelines, these uses should terns, a mitigation plan that includes necessary improve-
extend no further than 2,000 feet from major intersections. ments, cost estimates, and proposed cost-participation
When traffic congestion and compatibility with nearby ratios must be developed.
land uses are primary concerns, corridor ordinances may
also attempt to mitigate the overall effects of corridorwide ACCESS CONTROLS
development activity by placing limits on building inten- The relationship between transportation and land use
sity. In New Orleans, overlay regulations significantly is sometimes described in terms of a continuous cycle of
reduce permitted development intensities by imposing obsolescence. The construction or reconstruction of a
additional floor area ratio (FAR) limitations on corridor roadway provides increased accessibility to an area, which
land uses. The maximum FAR permitted by the commu- drives up land values and spurs development or redevel-
nity's interstate corridor zone ranges from 1.0 for most opment. As development occurs, traffic continues to
land uses to 2.0 for intensive commercial development. mount. More business development along the roadway
Santa Fe's Highway Corridor Protection District, which brings more driveways, more conflicts, and more conges-
applies to all property within 600 feet of the right-of-way tion. Eventually traffic service levels drop so low that fur-
line of five major roadways in the community, establishes
an across-the-board 25-foot height limitation for all cor-
ridor development and strict FAR limits for professional and TABLE 2.CORRIDOR INTENSITY LIMITS
medical office projects. (See Table 2.) SANTA FE, NEW MEXICO
SITE PLANNING
Site plan review requirements are a common feature Use FAR
of almost all corridor zoning regulations. Typically, site Professional Office(one-story) 0.25
plans must indicate the nature of the proposed use and
include a depiction of all site features, including building Professional Office(two-story) 0.35
location, topography, landscaping, drainage, utility place- Medical Office(one-story)00 ,
ent, driveway location and design, and on-site circula- 0
n facilities. Those ordinances with a strong emphasis Medical Office(two-story) 0.30
16
Site Plan Review Details
• Access Location and Design Location and design of handicapped parking stalls
Spacing between public and private access points Building entrances and pedestrian circulation
Angle between entrances and parking areas
Curb return radii Sidewalk widths
Driveway throat cross-sections Fire lanes
Channelization, medial and marginal Access to trash dumpsters and other waste
Length, width, and taper of turn bays containers
Sign location(s) Location of and access to delivery docks and
Sight distances loading areas
Visibility of access drives Visibility of obstructions, such as curbed end islands,
Profile barriers, and light posts
Delineation of edge of development from
On-Site Circulation and Parking adjacent streets
Vehicular conflict points
Vehicular and pedestrian conflict points Other Elements
Sight distances Existing and proposed utilities, including fire
Channelization hydrant locations
Delineation of internal circulation roadways Surface drainage
Widths of internal circulation roadways Location and type of landscaping
Potential for high speeds adjacent to buildings Location of light poles
Potential for random, high-speed movements in Location of any on-site facilities, such as kiosks and
parking areas postal service drop boxes
Convenience of parking areas in relation to Fences and/or landscaping to screen development
building entrances from adjacent properties
• Parking dimensions Location and angle of exterior lighting when
Location of wheel stops/curbs in front of development is adjacent to residential development or
parking stalls where lighting might interfere with drivers'vision
Source.Virgil G.Stover and Frank J.Koepke,Institute of Transportation Engineers, Transportation and Land Development(Englewood Cliffs,N.J .
Prentice Hall,1988),19-20
ther roadway improvements or completely new facilities Driveway and Approach Regulations. Each abutting
are required, and the cycle starts again. property is allowed access to the street or highway, with
Access control measures offer great potential for slow- location, number, and design of access points governed by
ing the cycle of functional obsolescence and for maintain- regulations.
ing acceptable and safe traffic operating conditions along
Many corridor plans and ordinances do not adequately
corridors. Inadequate controls may render a highway
functionally obsolete well in advance of its design life and address the functional relationship between roadside
contribute to potential safety problems. The location and development patterns and the efficient and safe movement
design of access points along a roadway also has a sig- of traffic. Even fewer attempt to set absolute limits or stan-
nificant impact on the safety and efficiency of pedestrian dards for driveway access, probably because such limita-
movements. Poor planning can create areas of pedestrian tions are inherently controversial. The roadway estab
lishes, in effect, two sets of "rights"—the right of the
and vehicular conflict where driveways meet sidewalks.
general public to travel and the right of access for those
According to the American Association of State High
whose land abuts the roadway. Because these rights are
way and Transportation Officials manual, A Policy on
Geometric Design of Highways and Streets, there are three often in conflict, attempts to limit or control private access
basic forms of access control.: to roadways frequently encounter strong resistance. This
resistance comes from property owners who fear that
Full Control of Access. Preference is given to through traf- access restrictions will make their properties less valua-
Eic by providing access connections only at selected public ble and from developers who know that site visibility and
roads and by prohibiting private driveway connections. access are critical concerns of prospective retail and coin-
Partial Control of Access. Preference is given to through mercial tenants. Sometimes, too, local municipalities have
traffic with some private driveway connections allowed. little or no control over access to state and county roads
17
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As an alternative to the proliferation of numerous driveway openings along busy arterial streets, Rensselaer County, New
York, recommends that individual driveways(above)be replaced by parallel service drives(below)once a sufficient number
of parcels are developed. In order for this approach to work, however,setbacks for parking areas and other site
improvements must be adequate to allow future construction of the service road.
• - 1 ..'.j,•
*'
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•
..i _. 44 i Y ::i%:',..•:.., • ••� '.
uFls t•II 0�y0�/�Vt�1����
4�310ys,.t.r,/.
•
40 ,"". ,.
TEMPO lc.a•ft y
Rensselaer County,N.Y., Bureau of Planning DiZ IYE WO,�(
GLOsED
that traverse a municipality. Moreover, when planners go Clarksville, Tennessee, on the other hand, has estab-
to traffic engineers and other experts in search of useful lished a limit of one driveway or street intersection for
access standards to be used as guidelines or ordinance every 660 linear feet of road frontage along the commu-
requirements, they are confronted with a wide range of nity's major through-traffic route. The ordinance also
opinions and conflicting data. requires the submission and approval of a site-specific
A number of variables, including roadway design access plan for each new driveway connection along the
speeds, sight distances, grades, service levels, and the oper- roadway.
ational and traffic-generating characteristics of adjacent Often, the biggest impediment to implementing ade-
land uses, come into play when evaluating appropriate quate driveway spacing requirements is the presence of
access control and design issues. As a result, many com- a large number of narrow lots adjacent to the roadway.
munities develop access controls and driveway design While some ordinances do impose larger minimum lot
criteria in conjunction with a traffic impact analysis. Even widths within corridor zones, enforcing such standards
those ordinances with specific standards typically leave after an area has already been subdivided is fraught with
the door open for negotiated trade-offs based on the indi- numerous practical and political problems. In an attempt "
vidual nature of the proposed development site. to reconcile the access demands of small-lot developers
In Wilson County, North Carolina, the Major High- with the safety and efficiency concerns of planners, some
way Zoning District, for example, limits each corridor lot corridor protection strategies require or at least strongly
to a maximum of one two-way or two one-way driveways encourage the use of shared driveways by adjacent parcels.
unless additional drives are "necessary to improve traffic The Austin, Texas, Principal Roadway Area zoning con-
movements, increase sight distances, or similar reasons." trols, for example, normally prohibit individual private
The special highway district does, however, establish a access to lots with less than 200 feet of frontage along
minimum 150-foot spacing requirement between private designated arterial routes. For lots with less than the
rives and major highway intersections, and a 100-foot
t required minimum frontage, joint access agreements or
cing standard between private drives. alternative access plans may be required. Similarly, the
18
Caroline County, Virginia, Highway Corridor Overlay -
District proviions strongly discourage access drives to I
individual sites within the corridor. The ordinance gives 1
• preference to shared entrances, access to other streets, and f
internal service drives.
Driveway spacing regulations developed by the Tri- -
County Regional Planning Commission in Lansing, )�` I
Michigan, set minimum spacing standards on the basis /,\
of arterial highway operating speeds. The performance ' 1
standards, which have been implemented by a number -------- '-- - --
of Lansing area communities, establish minimum drive-
way spacing standards according to the following
schedule: ) ,` ',
Highway Speed Limit Minimum Spacing (Feet) \ /r1,
25 mph 105
30 125 '
35 150
40 185 I Highway Research Board
45 230
50 275 The use of frontage roads is not a good method of controlling
direct access to arterial streets, a total of 60 major conflict
In addition to these requirements, the access standards points are created at intersections when service roads line both
also establish minimum sight distance criteria for drive- sides of an arterial highway
way placement and driveway profile design guidelines.
Excerpts from the Tri-County standards are included in
the appendix to this report. and temporary drives can be closed and consolidated into
Parallel service drives represent an underused, yet via- one or two access points. The type of facilities recom-
ble alternative to the location of numerous private drive- mended in the Rensselaer County manual should not be
ways along the road frontage of an urban corridor. A confused with actual frontage roads, which may increase
guidebook for developers and municipalities developed traffic congestion and accident potential at major inter-
• by the Rensselaer County, New York, Bureau of Planning sections along the corridor.
recommends the construction of short service roads par- Even those ordinances that do attempt to address cor-
allel to heavily traveled arterial roads in the county. The ridor traffic circulation and safety concerns often do so
strategy calls for small sites to be served by individual in an ad hoc way by resolving driveway access issues on
driveways until adjacent lots are developed. At that time, a case-by-case basis. The result is a process that ignores
a service road can be constructed to serve multiple lots traffic engineering considerations by allowing proposed
Cr
4,,,,,
The absence of landscape features and
curbs makes it extremely difficult to
identify where the public roadway ends r. ! :-_.: .,%__
and the private parking lot begins. Such y, `"
situations are not only ugly, they are also
unsafe - - - — k 1
rrte, 4 - i - w
iD ,-
Priff
ID _ - ... ill 7-
19
development and minimum lot widths to essentially dic- on- or off-site transit shelters.
tate the spacing of driveways along a roadway. Ideally, The traffic management regulations found in the El
such issues should be addressed within the context of a Segundo, California, zoning ordinance give developers
corridorwide access management plan that attempts to two options for reducing traffic demand along local cor-
integrate land-use and transportation planning objectives ridors. According to the city's ordinance, developers can
• along the entire route. either provide facilities that encourage alternatives to
TRAFFIC CONTROLS single-occupant vehicle trips or make their project 25 per
cent smaller than the maximum roject size. The El
Some ordinances go beyond attempts to control access Segundo ordinance also requires hatlarge employers and
or to ensure the installation of necessary traffic control building owners (defined as those with 200 or more
devices within developing corridor areas. They require employees or an equivalent building size)follow through
new development projects to include facilities that will with traffic management policies by monitoring those
help reduce the amount of traffic generated by individ- facilities installed by project developers and by administer-
ual land uses.Agoura Hills, California, requires that large ing their own commuter-matching and information
developments located within its Freeway Corridor Over- services.
lay District provide large passenger-loading areas and While attempts to mitigate traffic congestion via trans-
preferential parking spaces for carpool and vanpool vehi- portation management programs have been used most
des. The ordinance defines a "major development"as one often in California, a number of voluntary and manda-
that employs 200 or more persons; the code also uses floor tory programs exist in other areas of the country. The
area to define major developments by type (e.g., a large limited research conducted thus far indicates that these
office development would have at least 50,000 square feet programs can be an effective means of alleviating traffic
of gross floor area). Developers of major projects within congestion along intensively developed corridors and
the corridor zone may also be required to prepare a "Trip other areas with a large concentration of office develop-
Reduction Facilities Plan"and pay for the installation of ments and major employment facilities.
•
III
20
18 Aesthetics, Community Character, and the Law
The Maher case, mentioned above, also included an alleged taking
claims In that case, a property owner wished to demolish a small bunga-
low in the historic Vieux Carre district in New Orleans and replace it with
an apartment building. The local preservation ordinance forbade the de-
molition, and the owner sued, claiming, in part, that the ordinance de-
prived the property of all economic value. The U.S. Fifth Circuit Court
held that the ordinance did not constitute a taking:
Nor did Maher demonstrate to the satisfaction of the district court that
.. the ordinance so diminished the property value as to leave Maher,
in effect,nothing.In particular,Maher did not show that the sale of the
property was impracticable,that commercial rental could not provide
a reasonable rate of return,or that other potential use of the property
was foreclosed.(at 1066)9
•
Because of the substantial legal and practical difficulties faced by prop-
erty owners in establishing that a regulatory taking has occurred, the tak-
ing issue is not as serious a legal concern in the design review context as
the setting of adequate review standards.Nevertheless,planners and local
officials should keep the takings issue in mind when drafting and enforc-
No longer content to regulate ing design review programs in historic areas,always considering whether
traditional zoning aspects of the regulations they draft may someday go too far and subject them to a
development such as bulk, court challenge.
setbacks,and the like,
communities throughout the DESIGN REVIEW OUTSIDE HISTORIC AREAS
country,both small and large,
The increasing dissatisfaction with the appearance of new buildings and
are demanding a greater say
about height,architectural their relationship to surrounding structures and neighborhoods is mani-
styles,building orientation, fest in the growing number of design review ordinances applicable outside
and many other aesthetic historic districts. No longer content to regulate traditional zoning aspects
aspects of all new projects. of development such as bulk,setbacks,and the like,communities through-
out the country,both small and large, are demanding a greater say about
height,architectural styles,building orientation,and many other aesthetic
aspects of all new projects.
Initially,this concern over better design was most prevalent in exclusive
suburban communities, such as Santa Barbara, California, and Fox Point,
Wisconsin, that capture a distinctive architectural style or atmosphere.
One of the earliest ordinances was passed by West Palm Beach,Florida,in
the mid-1940s, followed by a similar ordinance in Santa Barbara in 1949.
Court review of such regulations soon followed.
Mme;.
The West Palm Beach ordinance was struck down in 1947 on the
grounds that it bore no relationship to the promotion of public goals (a
later decision in Florida,however,would make clear that aesthetic consid-
erations alone are a proper basis for police power regulations). But, with
the Supreme Court's pronouncements in favor of aesthetic regulation in
the celebrated Berman v. Parker case in 1954, state courts began to uphold
design review ordinances. Thus, a 1946 law enacted by the village of Fox
Point,Wisconsin,near Milwaukee, that required new construction"not to
be so at variance with" the exterior appearance of existing structures so as
to depreciate property values, was upheld by the Wisconsin Supreme
Court in 1955 (see discussion below). Berman was cited as controlling
precedent in that decision.
By the 1970s,many communities that exhibited a variety of architectural
styles and characters got into the act.So-called "appearance codes" prolif-
erated,and today a multitude of design review-related efforts are in place
in jurisdictions both large and small across the country. While the bulk of
these efforts have been initiated by the public sector, the private sector also
has been deeply involved in this movement in some important ways. For
Chapter 2. Design Review 19
1
i
f
11
instance,many homeowners associations,which are established to oversee
ill the maintenance and upkeep of private residential communities, exercise
broad powers over any architectural changes to structures owned by their
members (Mallett 1998). In addition, developers of corporate franchises,
Developers of corporate
:i such as drug stores,fast-food restaurants,and gas stations,are recognizing franchises,such as drug stores,
that more demure building design and better site plans often translate into fast-food restaurants,and gas
better neighborhood relations, and thus increased business. stations,are recognizing that
Design review outside histone areas poses many of the same legal and more demure building design
practical challenges as protecting historic structures. However,experience and better site plans often
1 demonstrates that careful planning and legal draftsmanship,coupled with translate into better
4
a strong commitment to common-sense implementation and consistent neighborhood relations,and
administration,can do much to make design review work. thus increased business.
iLegal Aspects
Design review programs outside historic areas tend not to raise takings
issue questions because they are generally geared not toward stopping a
project or greatly reducing its size,but more toward ensuring compatibil-
ity with surrounding structures and controlling details such as building
$ appearance or pedestrian flow. Rarely will conditions imposed to achieve
7 design goals create an absolute economic deprivation.
i Instead, assuming a locality has been granted sufficient power by state
statute,home rule,or other authority to regulate design of projects outside
historic areas, the key legal issues revolve around the standards and pro-
fcedures used for design review, and whether they are consistent with due
1 process. The common-sense test used by courts to evaluate contested pro-
visions in such cases is simply whether the standard or review criterion is
i sufficiently clear such that a person of ordinary intelligence can under-
• stand what it means.
The old design review provisions (recently redrafted) from Henderson,
iNevada, for example, would have been a prime candidate for a court chal-
j lenge on these grounds.The regulations noted that an application could fail
t architectural review if the planning director finds:". ..the building alteration
or addition so unsightly,undesirable,or obnoxious in appearance or function
as to result in substantial depreciation of value of adjacent properties,... [or]
to substantially deter adjacent property owners from maintaining their prop-
erty." Given the tremendous subjectivity granted the planning director by Generally,design review cases
this standard, the person of ordinary intelligence could be expected to have from nonhistoric areas that
difficulty understanding what alterations or additions would be acceptable. have reached the courts fall
into two categories:those in
Generally,design review cases from nonhistoric areas that have reached which the local standards
the courts fall into two categories: those in which the local standards re- require compatibility of new
quire compatibility of new projects with existing development, and those projects with existing
that require distinctiveness, aimed at preventing monotonous, "cookie- development,and those that
i cutter" development. In some instances, local ordinances include both require distinctiveness,aimed
types of requirements (see,for example, Old Farm Road,Inc. v. Town of New at preventing monotonous,
Castle, 259 N.E.2d 217(N.Y. 1970)). "cookie-cutter"development.
One of the earliest aesthetic regulation cases involved a compatibility
i ordinance enacted by Fox Point, Wisconsin, an upper-income Milwaukee
! suburb (Gates ex rel. Saveiand Park Holding Co. v. Wieland, 69 N.W.2d 217
(Wisc. 1955), cert. denied 350 U.S. 841 (1955)).The ordinance established a
board that could not issue building permits unless:
1 . . . the exterior architectural appeal and functional plan of the pro-
posed structure will, when erected, not be so at vanance with either
• the exterior architectural appeal and functional plan of the structures
1 already constructed . .in the unmediate neighborhood or the charac-
ter of the applicable[zoning]district.. so as to cause a substantial de-
1 predation of property value in the neighborhood.
1
1
20 Aesthetics, Community Character, and the Law
The trial court invalidated the ordinance on several grounds, including
the vagueness of the standards prescribed to guide board review. How-
ever, the Wisconsin Supreme Court reversed, holding that the ordinance
was a valid exercise of the police power and that the standards were ade-
quate.It noted that courts had encountered little difficulty in assessing the
impact of public improvements on private property for purposes of special
assessments, and that to determine the impact of a new structure on ad-
joining ones would involve a similar calculus.
The second category of ordinances, those prohibiting excessive similar-
ity of design,was the subject of scrutiny in a 1985 case involving a Pacifica,
California, ordinance that precluded developments that would be detri-
mental to the "general welfare" and would be "monotonous" in design
(Novi v. City of Pacifica,215 Cal.Rptr.439 (Cal.App. 1985)).The city denied
development permits for eight condominium buildings on the grounds
that the anti-monotony provisions were not met. In denying the permits,
however,it specifically suggested that,if the project's density was reduced
to achieve "at-random building placement, reduction in grading and use
of retaining walls, avoidance of the linear monotony and massive bulky
appearance,and the achievement of a small-scale village atmosphere char-
acteristic of Pacifica," approval might be granted.
Rejecting the developer's claim that the anti-monotony standard was
unconstitutionally vague, the court attached particular importance to the
way it was applied in practice.
The challenged ordinances were not applied to Novi in a vague man-
ner.Indeed,vagueness was never a problem here....[The developers]
demonstrably understood what was required....[The developers]de-
liberately chose to litigate rather than mitigate.10
A 1984 Ohio case dealt with an ordinance with both similarity and
anti-monotony provisions (Village of Hudson v. Albrecht, Inc., 458 N.E.2d
852 (Ohio 1984)). The city had created an architectural and historic
board of review and directed it to "take cognizance of the development
of adjacent, contiguous, and neighboring buildings and properties for
the purpose of achieving safe,harmonious,and integrated development
of related properties." In addition, the regulations stated that proposed
structures should not violate certain look-alike provisions. Under these
rules, the board could not approve an application if more than two spec-
ified building features were similar, including roof style; roof pitch; ex-
terior materials;location of major design features or attached structures,
such as porches and garages; and location of entry doors, windows,
shutters, and the like.
Based on this general standard, the board took steps to stop the expan-
sion of a shopping center that was proceeding without its permission.The
property owner defended by arguing that the restrictions were unconsti-
tutionally vague.
While two dissenting justices agreed with the owner,stating that the or-
dinance was based on "vague standards that are beyond any real defini-
tion or interpretation," the majority disagreed,citing the existence of other
standards in the ordinance that defined"harmonious" as well as requiring
that the project be integrated with vehicular and pedestrian traffic pat-
terns.Specifically,the ordinance directed the board to take into account de-
sign, use of materials, finished grade lines, dimensions, and orientation
and location of all main and accessory buildings in determining if the
"harmonious" standard was met.
Contrast a 1993 case from Issaquah, Washington, which perfectly illus-
trates a successful challenge made by a landowner confronted with a set of
Chapter 2. Design Review 21
I
vague review standards (Anderson v. Issaquah, 851 P.2d 744 (Wash. App.
1993)). Wanting to build a large commercial building on land zoned for
Ilif general commercial use, Anderson, the developer, sought the necessary
approval of the Issaquah Development Commission (IDC), the agency re-
{ sponsible for enforcing the city's building design standards. Unfortu-
`] nately, these standards contained numerous vague terms and concepts
i (e.g.,developments were to be"harmonious"and"interesting")and failed
to provide meaningful guidance to the developer or to the public officials
responsible for enforcing the provisions."
As originally proposed, the commercial structure was to be built in a
"modern" style with an unbroken "warehouse" appearance in the rear;
1 large, retail-style, glass windows on the facade; off-white stucco facing;
and a blue metal roof.The property was located on a major boulevard in a
1 "natural transition area" between old downtown Issaquah and an area of
new,village-style construction.
During their first review of the project,IDC commissioners commented
,i upon several aspects of the design they found displeasing, including the
color scheme,the blankness of the rear wall,and the fact that the relatively
4 plain facade "did not fit with the concept of the surrounding area." One
commissioner observed that he did not think the building was compatible
1 with the"image of Issaquah."The commissioners continued the hearing to
.At provide the landowner an opportunity to modify his design.
1At
the next meeting, the landowner presented modified plans that in-
i cluded a new building color and modified roof materials. Still unsatis-
1 fied, the commissioners struggled to provide more specific feedback.
s One suggested the landowner "drive up and down Gilman [Boulevard]
Iii and look at both good and bad examples of what has been done. . . ."
Another member requested a review of the shade of blue to be used,
noting that: "Tahoe blue may be too dark." The commissioners again
I continued the hearing to a later date to allow further modifications from
the applicant.
jAt the third IDC meeting, the landowner presented plans that re-
sponded to the commissioners' concerns and featured new architectural
detailing to break up the facade, additional landscaping, and enhanced
rear-wall trim. Still unsatisfied, one commissioner presented a written
statement of his "general observations" of the area's architectural charac-
1 ter (e.g., "I see heavy use of brick, wood, and tile. I see minimal use of
stucco. I see colors that are mostly earthtones, avoiding extreme con-
trasts."). Another commissioner noted, "There is a certain feeling you get
when you drive along Gilman Boulevard,and this building does not give
you this same feeling."
After nine months of meetings and investing more than $250,000, the
understandably frustrated landowner volunteered to make one final mod-
ification to the building's facing,but would make no further changes.The
IDC chose to deny the application, expressing concern that the proposed
i building—even with the agreed-upon modifications—would relate poorly
1 to the surrounding neighborhood.The city council and trial court both up-
1 held the denial.
On appeal, however, the Washington Court of Appeals found the local
design code to be unconstitutionally vague:
. [T]here is nothing in the code from which an applicant can deter-
mine whether his project is going to be seen by the Development Com-
mission as "interesting" versus "monotonous" and as "harmonious"
with valley and the mountains. Neither is it clear from the code just
what else,besides the valley and the mountains,a particular project is
supposed to be harmonious with. . . .
I
22 Aesthetics, Community Character,and the Law
In attempting to interpret and apply this code, the commissioners
charged with that task were left only with their own individual,sub-
jective"feelings"about the"image of Issaquah"and as to whether this
project was"compatible" or"interesting."
The point we make here is that neither Anderson [the developer]
nor the commissioners may constitutionally be required or allowed to
guess at the meaning of the code's building design requirements by
driving up and down...looking at"good and bad"examples of what
has been done with other buildings,recently or in the past.This is the
very epitome of discretionary,arbitrary enforcement of the law.(at 76)
The Issaquah case underscores The Issaquah case underscores the main point to remember regarding
the main point to remember standards for design review: Standards must be sufficiently clear so as to
regarding standards for design give effective and meaningful guidance to applicants as to what is being
review:Standards must be required in terms of design without them having to guess,and to the pub-
sufficiently clear so as to give lic officials responsible for enforcing the standards.12 Otherwise, the regu-
effective and meaningful lations will be challenged frequently and may have a difficult time with-
guidance to applicants as to standing judicial review.
what is being required in
terms of design without them
having to guess,and to the Recent Developments
public officials responsible for
enforcing the standards.
As discussed, a rapidly growing number of communities are paying at-
tention
-tention to design review in areas outside historic districts, spurred by
growing citizen concern and supported by favorable court decisions.This
section discusses some of the more important recent developments in the
field,including the use of new tools and approaches to ensure compatibil-
ity of new construction with its surrounding architectural and environ-
mental context,such as conservation districts.
We also consider the use of design review to combat traditionally prob-
lematic development types, such as big-box retail stores and corporate
franchises.
Conservation districts. Conservation districts,geared to preserving the
character of existing neighborhoods, are being considered or have beer
adopted in a growing number of jurisdiction
strict�egulations.the eNlany con
jd States a.
.one alternative to more stringent
servation districts have been implemented for areas that fall short of meet
ing the criteria for a local,state,or national historic designation,but whicl
nevertheless have important cultural, visual, or other significance. Somi
are intended as step-down, buffer, or transition areas immediately sur
rounding a protected historic district.Others are directed at preserving th
;f:!! rsidential character of a neighborhood,maintaining a unique communit
, center,or emphasizing an important cultural element of a community.
� ._
Conservation districts Design flexibility is an important attribute of conservation districts
generally are an effective compared to historic districts. Whereas the primary purpose of a histor
means of protecting district is to protect the historic integrity of an area(usually by preventin
neighborhood character.They demolition and requiring appropriate renovation or highly compatib
can be specifically tailored to new construction),conservation districts can, depending on how they a
the needs of a discrete area,grdrafted,be much more flexible and can allow design elements that mig
for problemsro sing the associatedpottal
for with accent or complement a particular neighborhood feature as long as ti
vague design standards general character of the area remains intact.Conservation districts also ci
applicable to large areas. easily accommodate the protection of more than one style or era within t]
district.
Conservation districts generally are an effective means of protecti:
neighborhood character.They can be specifically tailored to the needs o
discrete area, greatly reducing the potential for problems associated w
vague design standards applicable to large areas. Moreover, conservati
district regulations are typically less stringent than historic district regu
Chapter 2. Design Review 23
tions, thus reducing political opposition to their adoption and enforce-
ment. Design guidelines in conservation districts generally are not overly
detailed and are developed on the basis of specific neighborhood concerns
and features,such as building height,setbacks,bulk, and landscaping.
Conservation districts have been established for many different pur-
poses,and the criteria for the definition of an area typically reflect both the
visual elements that need to be protected and the community issues giv-
ing rise to the need for protection. The diversity and flexibility of conser-
vation districts also is apparent in the types of activities that are regulated
and the way they are administered.The experiences of two cities illustrates
some of the successes and problems that have been encountered.
Dallas,Texas, has seen an upsurge in concern about the impact of new
projects outside historic areas.As a result, the city has enacted a "conser-
vation district"ordinance that allows citizens to petition for special design
and other controls in areas that do not qualify as historic districts. Desig-
nation can be initiated only by a majority of landowners in an area and can
be granted only if the area contains"significant architectural or cultural at-
tributes" and has a "distinctive atmosphere or character that can be con-
served by protecting those attributes." Once the designation process is ini-
tiated, the city planning department prepares a conceptual plan for the
proposed district that identifies important features and assets worthy of
protection. If the city council approves the plan, an ordinance is drafted
that may institute special controls on building heights,setbacks,landscap-
ing, and signs, and that may include ". . . additional regulations the city
council considers necessary to conserve the distinctive atmosphere or Conservation districts have
character of the area." been established for many
Several separate districts show the variety of regulated activity. The different purposes,and the
strictest controls apply to an area containing English Tudor cottages built criteria for the definition of an
in the 1930s, with Prairie and ranch-style, noncontextual infill structures area typically reflect both the
built in the 1950s. The character of the infill structures may be preserved visual elements that need to be
and remodeled,but if the style is changed, it must conform to the existing protected and the community
Tudor style. Regulations also include paint color restrictions and sibgnifi issues giving rise to the need
cant landscaping controls. Resident participation is extremely high, and for protection.The diversity
the city receives many calls from neighbors about what other neighbors and flexibility of conservation
districts also is apparent in the
are doing. types of activities that are
Another conservation district in Dallas was established in an English regulated and the way they are
Tudor area to maintain building setbacks that became unenforceable administered.
under revised zoning codes. The district protects the existing 60-foot
building setback and prohibits fences in front yards. Large porches may be
enclosed only with glass or screens,not walls.A third area has less restric-
tive guidelines and consists of smaller craftsman and Prairie-style houses.
Visible elements are subject to review by city staff.Although this district is
supported by neighborhood residents, it is typical for small violations to
occur without the complaint of other residents.
The enforcement of regulations for all conservation districts in Dallas is
by staff review only. Initially, an appeal could be brought before the plan-
ning commission,zoning board of adjustments,or the city council.After a
problem arose with this approach,however,review was limited to the zon-
ing board of adjustment on the basis of its quasi-judicial authority to de-
termine whether the ordinance was correctly interpreted by the planning
director.
In Massachusetts, there is no specific enabling authority for conserva-
tion districts,and the requirements for historic preservation status are very
restrictive. However, under home rule authority, many municipalities
have enacted conservation districts and related ordinances. Because there
is a definite awareness of the significant historic architecture in the Cam-
"a•a__...••••••.m••i..i....•••••••m••••m••imii•m•i•••m•
i 24 Aesthetics, Community Character, and the Law
bridge area,there is also a high interest in preserving historically or archi-
tecturally significant community features that do not meet rigid historic
preservation standards.
Compared to the administration of conservation districts in other states,
the administration of the Cambridge districts is very structured and com-
plex. There are two levels of review: Mandatory review applies to new
structures over 750 square feet,and advisory review applies to all other re-
modeling and construction. The reviews are conducted by commissions
that are administered under the state historic commission management
umbrella. The commissions are made up of residents in the district, with
one state historic commission seat.
The majority of reviews conducted are in the advisory,nonbinding cat-
egory. These cases typically consist of remodeling projects, including
decks, dormers, and bay window expansions. Some in the private sector
generally see this level of review as an unnecessary safeguard and con-
sider the requirement a waste of time.The city sees the process as an edu-
cational opportunity and as a means of allowing the public an opportunity
to participate and comment.
Even with this structured administrative framework, the two main
districts that have been established in Cambridge are functionally very
different. The Half-Crown district is comprised of 75 residential build-
While[big box]stores vary ings on very small lots near Harvard Square, a major commercial area
widely in size and market with significant historical features.The principal interest of the property
niche,they tend to share owners is to protect the residential area from outside influences,partic-
common design features, ularly office and commercial uses.The property owners are so involved
including:large,rectangular, in the district that it is almost self-governing.The group reportedly has
single-story buildings with a definite "us versus them" approach, which sometimes includes the
standardized,often blank
facades;reliance on auto-borne city in the "them" category.
shoppers who are The second district is the Mid-Cambridge district and includes about
accommodated by acres of 2,000 buildings. Beginning in the 1950s, large houses were being demol-
parking;and no-frills site ished to make way for "modern" seven- to eight-story apartment build-
development that often ings. In response, the city amended the zoning code in the 1970s to en-
eschews community or courage small-scale, townhouse/condominium development and
pedestrian amenities such as attached single-family additions.This led to problems associated with the
trees or sidewalks. resulting high densities, including reduced parking and the loss of yards,
open space, and large trees. While this trend slowed during the late 1980.5
because of the national economy, the conservation district now helps tc
monitor growth and preserve the neighborhood character.In addition,the
area was downzoned as the result of"recasting" the townhouse ordinance
Because many jurisdictions have conservation districts that have been it
place for several years,those drafting new ordinances can now draw on
variety of useful models from around the country. These existing model
can be evaluated and used as the basis for developing new ordinance
without"reinventing the wheel." Recently adopted programs include Lir
coin,Nebraska;Orlando,Florida;and Portland,Oregon,in addition to th
examples mentioned above.
Design standards for large retail establishments. The meteoric rise c
large-scale retail stores such as Wal-Mart has been one of the headlir
planning stories of the 1990s. Commonly called "big-box" retailers, the
enterprises typically occupy more than 50,000 square feet and derive the
profits from high sales volumes.While such stores vary widely in size ar
market niche,they tend to share common design features,including:larg
rectangular,single-story buildings with standardized,often blank facade
reliance on auto-borne shoppers who are accommodated by acres of par
ing; and no-frills site development that often eschews community
pedestrian amenities such as trees or sidewalks.
r
Such stores depend on high visi-
iI bility from major public streets. In w
turn,their design determines much Canon Associates
of the character and attractiveness - -i
•
• of major streetscapes in the city.The ..,,�,.t� .:.--- ..
X marketing interests of many corpo- "—^'" iiiiiu
rations, even with strong image . i -t iiiii l: 1 _, _---- - -��- {• __r__
making design by professional de- _-
1 signers, can be detrimental to a Y�
`� �
. Vt.
community's sense of place when ..c�,� , ,
they result in massive individual _ ` ` " %' • am{"
developments that do not con- �,. -� � . �,, �� !�
611
tribute to or integrate with their '— _ : 3r
surroundings in a positive way. '.4- = °''
An increasing number of com-
munities are worried about the aes- Big-box retail developments are typically characterized
thetic blight of big-box retailers (in by large, rectangular,single-story buildings with
addition to the economic impact on standardized blank facades,enormous parking lots,and
existing downtown merchants and the lack of amenities like trees and sidewalks.
the sprawl-inducing effects of such
Clarion Associates
development).In response,they are
enacting standards and guidelines
to control the aesthetics of such es-
tablishments. One example is Fort -- S$
Collins, Colorado, which has l� WE SELL FOR LE
adopted some of the most compre- 1 _-, `',' ,.y"
hensive guidelines and standards _ ,0 ;?-•1-- - - -
in the country to shape the appear - __ I --� �� ; �__ �
i 7�_' - a
ance and impact of big box retail w;_ i'� _ -�,1; P :_;_:
ers. In adopting its new standards, •^ - f"f.'', ,f i -zz` u<Y;, ----- i ' -
the Fort Collins City Council noted: :k= • r.'=_--s-k,_ R__ N -:" ,4;•F: ,fes _-• .'ter
These standards and guidelines - - -
are a response to dissatisfaction
with corporate chain marketing In contrast to the typical big-box,both this Wal-Mart
strategy dictating design that is and K-Mart show how variation in color,roof line,
indifferent to local identity and materials,and signage can make such development fit
interests.The main goal is to en-
' better with a community's aesthetics and the building's
courage development that con-
tributes to Fort Collins as a natural setting.
Meg Maguire
unique place by reflecting its . -.,
physical character and adding
to it in appropriate ways. .
:i;,
• Before adopting its big-box
standards, Fort Collins already - y -
had detailed regulations in place y"04.4-''-,,'= ' 1 , _
dealing with signage and land- -- w� -- �� � _ _
scaping, the typical means by 1�':..,`�_ rte•• - "l --V- 1-: E '�_
which `,.71ts
c communities attempt to I A _ 6—
soften the visual impact of retail ' " ''._ _e
•�"_i -^ v .''"„ u ".fid eeuie r -
superstores. Yet Fort Collins was -_ _ _ -
interested in moving beyond such * " i
traditional approaches, and at the `` t - - � .;. --
TES _ r : :_,,,_.: -
time was fortunate enough to ,,� - V^' ,ti' ; ,,,� LL,' „ ,:t1;
have a strong economy and a cre-
ative staff and local elected offi-
26 Aesthetics, Community Character, and the Law
cials who could afford to resist the temptation of large tax revenues the su-
perstoresmightgenerate.generate. The city decided to focus on requiring a basic level of architectural variety, compatible scale, pedestrian and bicycle ac-
cess, and mitigation of negative impacts.
The resulting regulations apply to new"large"retail establishments(i.e.,
any one or a collection of retail establishments in a single building, occu-
pying more than 25,000 gross square feet of lot area, or an addition to an
existing large retail establishment that would increase the gross square feet
of floor area by 50 percent). They include both "standards," which are
mandatory, and "guidelines," which are not mandatory but are provided
in order to educate planners,design consultants,developers and local staff
about the design objectives. The standards are not intended to limit cre-
ativity;rather,the city hopes they will serve as a useful tool for design pro-
fessionals to engage in site-specific design in context. The standards and
guidelines address the following issues.
Architectural Character. To prevent blank, windowless, faceless fa-
cades,the standards:
• forbid uninterrupted length of any facade in excess of 100 feet(by
requiring recesses,projections,windows,awnings,and arcades);
• require that smaller retail stores that are part of a larger principal
building have display windows and separate outside entrances;
• direct the use of a repeating pattern of change in color,texture,and
material modules;
• dictate variations in roof lines;and
• require that each principal building have a clearly defined,highly
visible customer entrance with distinguishing features such as
canopies or porticos.
Color and Materials. To ensure higher-quality development, the
standards-
The standards are not intended • require predominant exterior materials to be of high quality,such
to limit creativity;rather,the as brick,wood,sandstone,or other native stone;
city hopes they will serve as a
useful tool for design • require facade colors to be of "low reflectance, subtle, neutral, or
professionals to engage in site- earth tone colors," and prohibit the use of high-intensity or metal-
specific design in context.
lic colors;and
• P rohibit the use of neon tubing as an accent material.
Relationship to Surrounding Community.To ensure that superstores
are compatible with surrounding streets and commercial and residen-
tial development, the standards require:
• all facades visible from adjoining properties and/or public streets
to contribute to the pleasing scale of features of the building and
encourage community integration by featuring characteristics sim-
ilar to a front facade;
• all sides of a principal building that directly face abutting public
streets to include at least one customer entrance;
• minimum setbacks for any building facades of 35 feet, within
which a six-foot earth berm planted with evergreen trees must be
included if the facade faces adjacent residential uses;
• loading docks,trash collection,and other outdoor storage and ac-
tivity areas to be incorporated into the overall design of the build-
ing and the landscaping,so that the visual and acoustic impacts are
fully contained;and
• the provision of community and public spaces such as water fea-
tures,clock towers,or patio seating areas.
r
,
Chapter 2. Design Reviezo 27
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Bob Blanchard
------- '
A
AI
1
Fort Collins, Colorado,
moved beyond traditional ;1.1
. 1 signage and landscaping „
.[
1 •--.,- .- ,-?..•• regulations to incorporate ill
, • jog.% _ .,
4 1 ,
, big-box standards that I..
o'l
1,.
..1
F- address architectural 11.1
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' variety,compatible scale, [q
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pedestrian and bicycle
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,
i •-_,;,4.-v.r.g.".4:4 _ _ access,and mitigation of
,1!
411311111 • •''' 7 lel...4' Ili negative impacts. The 1[
• •['d - i ' r I ICJ. it il
=4111tiaamr •4-
! 7?,:ia •.. iii“.. . . results are evident in tins
.. . , • / ," " I MI IMN - , m
.
is, ;C iSIP, kil4" Ei 1 ,• ,-.:,, „ , __J.11 , ',7-,:11 ,;(7., i .7
. ,,,11-.7 g - 1• series of photos of big-box
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-
27--------.-1 91--fr.--,-1 _ !Pr__. ' - ___ __ Ai .. . .:,,,m' -, -,
and power center .1
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development in Fort
— --- ,' ' ''",.., *.,:ig.;ii; ','_':-..[-....',„1 = - -. • :1 Collins. 1,
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28 Aesthetics, Community Character,and the Law
Pedestrian Flows.To encourage pedestrian accessibility,the standards
require.
• sidewalks of at least eight feet in width along all sides that abut
public streets;
• sidewalks along the full length of any facade featuring a customer
entrance and any facade abutting a public parking area;
• internal pedestrian walkways to provide weather protection fea-
tures such as awnings within 30 feet of all customer entrances;and
Big boxes aren't the only retail
outlets being subjected to an • internal pedestrian walkways must be distinguished from driving
increasingly stringent and surfaces through the use of special paving materials.
sophisticated generation of Parking Lots.To prevent huge expanses of asphalt separating the su-
design review programs.Local perstores from streets, the standards encourage structures to be lo-
governments are realizing that cated closer to streets and to break parking areas up into modules sep-
smaller-sized businesses may arated by landscaping and other features.No more than 50 percent of
just as quickly erode the off-street parking area for the entire property shall be located be-
community character if not tween the front facade and the pnmary abutting public street.
properly integrated with their
natural and architectural
surroundings. The Fort Collins standards provide a strong model for other communi-
ties concerned about mitigating the aesthetic impacts of large-scale retail-
ers on the local landscape.Other jurisdictions should be careful,however,
to tailor new standards to their own local political and economic contexts."
Design standards for corporate franchises. Big boxes aren't the only re-
tail outlets being subjected to an increasingly stringent and sophisticated
generation of design review programs. Local governments are realizing
that smaller-sized businesses may just as quickly erode community char-
acter if not properly integrated with their natural and architectural sur-
roundings. Design review can ensure that drug stores, roadside motels,
Fleming notes that both gas gas stations,and the like are designed so as to respect community charac-
stations and chain restaurants
e cater to,and rely heavily on, ter.Such design review efforts have been particularly successful with cor-
porate franchises, especially gas stations and fast-food restaurants, since
the automobile,and their most many of these are controlled by national chains that are beginning to un-
attributable
design features are
to the car. derstand how sensitive design can make good business sense. Fleming
(1994) discusses the evolution of today's standardized franchise designs
and explains how communities can use design review to require corporate
franchises to respect community character.
Fleming notes that both gas stations and chain restaurants cater to,and
I 1 rely heavily on, the automobile, and their most prominent design features
are attributable to the car.Since the bulk of their customers arrive by road,
corporate marketing departments demand instant recognition from pass-
ing motorists. As a result, gas stations feature tall, colorful, well-illumi-
nated signs displaying the corporate logo, often visible from miles away
Chain restaurants rely on oversized architectural details (e.g., golder
r- arches), bright colors, and huge banners advertising the current sale o'
;;ypromotional gimmick. Not only do these stores cater to the automobile
=< but they also encourage further sprawl by continuing to require more
a
I
and higher parking-lot-to-building ratios, and by marketing agb
The need for speed and I to new suburban development.Rehabilitation of older facilities is unusua
convenience also influences
for both gas stations and fast-food chains, since both find it more cost-el
franchise design,resulting in
site plans that emphasize fective to invest in new construction.
efficiency over respect for The need for speed and convenience also influences franchise desigr
community character. resulting in site plans that emphasize efficiency over respect for coir
munity character. Gas stations feature additional pumps to reduce wa
times, pay-at-the-pump stations to allow fill-ups without ever enterin
the store, and broad,brightly lit canopies covering large service plazl
to shelter customers from the weather.Anxious to accommodate rushe
i:.
Chapter 2. Design Review 29
motorists, stations emphasize
self-service and incorporate con-
venience stores selling quick
snacks for the road. Fast-food
chains configure sites to allow
ample parking and easy auto ac- -
} cess to and from the drive-
through window. The cumulative 4 :
effects of such design features are " r ^"'
r structures and sites that disregard _ s"
their surrounding community .^ _ "�,' _ ,
context in favor of the bottom - ya - '- +'
line,allowing marketing concerns Ir. y•tra ;i t "," ,. �,
to trump aesthetic compatibility. .: -fir
Fortunately, many such chain rk_�, t' j,�,:
stores are locally owned,and rode- + ."• f%'� r �_
``
pendent franchise owners have 4 'v
significant say over such impor- I 4 f
I a
taut design issues as decor and � ; • t I .-
landsca landscaping. Some independent ,r' .•,. Er+rnANLE _ Ii.,i 11 t -
P b P r:�
owners have learned that compati- �, ��- �. •_, .
.k bility with the surrounding neigh- ® i, - , ; ; s '
;j borhood makes good business - `; " ' '* ` "'°T=ars"""= '`. r '' H
sense. In Asheville, North Car ::;," .;Z r*M-�?".' -0' z •M .- ,• _ "•-- , • - --, •• . .. .
;y ',,;,4-4- ".�.-�;`�'X C-lr m"�r�:, •-^��',� •i�w i, ,` y,.�a ^.-,'"v:`4:;;",-: _
olina, for example, one new chain �?^' •�t�`�v..•<',�,,:, "•: •� - - _ �'
�� as station in the Biltmore Station _ '��'" •'�.�.u.� t�"<.'` ='= �" ��'"> `�� }'r $��� F �-"-"`'
neighborhood has been designed T' i.�� _, ;'.,t, ,` '::;`,; , , ,; ;•
.'t- "'.`�..Liai A „--,4,i,...x.. *�,t. Yr„ E..? ••.:,,5 i'P .:T. _. ',
0
so sensitively that it almost looks �. .f. yrs ;Nft ' �.E"' ,,�twr '':i -fi„ t.,.,�;ay,r,
like an annex to the adjacent, his . ._.7-.,,‘ '', _ �„:-,_.-,'' z,, '"
- "., .. i'°.1':r._ ,! 'ii; .;' Jt'.;. - <=;iq+�Gi . 't':"rk i1 r .
M amu".'4r:ky`. l trt`1'• yr.-�- ,' 15' - -s r:
- .,.• ^- �. _ •^,-. . ,f.. �;M . a' _��� ,.t�,=.., rr:.E t-,.reap,�ri'.(F w �i
•
toric church. The station's owner - - _ •:_J--,4- "" • r_'"'' ' 7.` ,'" t'
��+� � ,:.„_!:74,x_.;11, � ''� `y —... Y•_.,.- .`x 4:kk•-f"3�.s 4�.Ti rFTiv.n r,yC�r•�rr,,T',Y h,- �.y-�,_{i
notes that his profits are much � y'�x:�� _ ` ..• G�' t,,,��, �,
A higher than they would be if his =? ' e'r- ;,_' , _ -; m t'1 -.4,,._ _ Ck- ';4v .', ' Z,-��*+
station looked like any of the sur- --:, := _ "rEF _"` f:",r " '� ��'
rounding cookie-cutter chain out- Marty Roupe
lets (Clark 1996).
Not wanting to rely exclusively
on enlightened franchisees, how- Sensitivity in design
ever, local governments are using _ _ �. can make corporate
design review to require higher- " _ a,,,• franchises good
quality development from the �""" """ neighbors and makes
franchises. They are requiring the
_.".1.....06' ; , =�.,..,.,�_ - good business sense.
same types of features, discussed =, , .•. Here, two McDonald's,
above, that are being applied to W'"'
,_'.7,?,,,- one in Hilton Head,
1""--` s ,
big-box retailers: sensitive land- ,'':* '.u' t °rT South Carolina(above),
scapmg,smaller signs,appropriate ,ss „Q„..':.;,-,,,,,„-,.::,-;-- -, ' __ '-,
= ' "' •'�`"'"'•• and the other in
lighting,setbacks uniform with ex-
=••=s.,-- -4.'. ,w µ ih • �—z Sedona,Arizona(left),
isting development, muted colors, =a"Y";,• 3r"reJ' `"�' -.4-.- - -- reflect the colors,
et T and architectural styles and mate- _:-,,;_ .- : textures,and materials
rials consistent with local tradi- .5, �'„� •; that are typical for
tions.Also, recognizing that drive- '`,6 .. `, • their respective areas.
through windows are major -
sources of revenue for fast-food
Marya Morris
restaurants, local governments are
conditioning approval of such
windows(if allowed by the under-
lying zoning restrictions)on the in-
30 Aesthetics, Community Character, and the Law
corporation of design features that mitigate congestion and traffic-related
impacts,such as sidewalks and landscaping. (See Fleming(1994)for an ex-
cellent visual essay on franchise design alternatives.)
Opportunities for design review are increasing as corporate franchises
move into new areas,such as downtowns,to take advantage of marketing
opportunities away from their traditional strongholds, the suburban
neighborhoods and interstate highways.Adjusting to these new locations
often means tailoring their facilities in sensitive ways, perhaps by adding
underground parking or reconfiguring floor plans to fit narrow historic
buildings. The major food-service corporations (e.g., McDonald's, Burger
King) have shown a willingness to adapt to unusual spaces if it makes
The major food-service good economic sense: Being a good neighbor can promote a healthy cor-
corporations(e.g.,McDonald's, porate image,which translates into increased sales.
Burger King)have shown a Many communities are enjoying significant progress in their efforts to
willingness to adapt to unusual increase the quality of franchise design. The design guidelines for Albe-
spaces if it makes good marle County,Virginia,for example, feature a McDonald's restaurant as a
economic sense:Being a good model to be emulated, "an example of architecture compatible with his-
neighbor can promote a torically significant local buildings" (Albermarle County Department of
healthy corporate image,which Zoning).
translates into increased sales. If necessary,however,local officials are going to court to enforce their
design review programs, as was illustrated in a 1991 case from Holden,
Massachusetts.14 In that case, a local government refused a request from
the Mobil Corporation to install a large, 19-foot canopy, similar to those
the company installs on most of its stations,on a gas station in a historic
district. A Massachusetts Superior Court upheld the denial, agreeing
that the canopy would be incompatible with the surrounding architec-
ture. In its opinion, the court underscored the importance of the local
preservation commission's role in preserving the local architectural and
cultural heritage.
Communities attempting to regulate the design of corporate fran-
chises should be clear in their guidelines about the exact type of design
they want. Extensive illustrations and definitions should be used to ex-
plain difficult concepts like"community character" to franchise owners
and their architects. Local planners should be ready and willing to ne-
Neotraditional neighborhoods gotiate on design issues. They should educate he s lues as
to the feasibleeco-
attempt to recapture the sense nomic needs of a franchise so they can suggestY
al-
of community found in ternatives to standard design templates. They should be able to cite
successful neighborhoods that examples from similar communities showing how changes mandated
have endured for half a century by design review required minimal investment (as a percentage of total
or more by replicating the project cost) and were recouped many times over in good will andcus
5t_ design elements of those tomer loyalty.Finally,communities should be firm and strong-willed in
neighborhoods and by enforcing their design review programs, if necessary defending their
-, fostering pedestrian-friendly systems in court. As Ed McMahon,director of the Conservation Fund's
environments that discourage American Greenways Program, has noted, "If you accept the lowest
reliance on the automobile.
common denominator in development, you'll get it every time. If you
insist on something better, you'll get that almost every time" (Clark
1 1996).
New applications for neotraditional design standards. Neotraditional
development, also known as New Urbanist development or traditional
neighborhood development (TND), has enjoyed such booming growth
and populanty over the last few years that, today, most every planner it
familiar with its basic tenets.Neotraditional neighborhoods attempt to re-
capture the sense of community found in successful neighborhoods tha
have endured for half a century or more by replicating the design element:
of those neighborhoods and by fostering pedestrian-friendly environ
ments that discourage reliance on the automobile.
Many of the most sensitively designed neotraditional developments, Chapter 2. Design Review 31
sosuch as Southern Village in Chapel Hill, North Carolina, are making ex-
tremely positive aesthetic contributions to the communities in which they
are built. Typical design features of these developments include: front
porches to encourage interaction with neighbors; garages that face alleys,
rather than front streets, to de-emphasize the importance of the automo-
bile;and narrow streets to discourage fast traffic in residential areas. Neo-
traditional developments also feature a mix of land uses to minimize the
amount of driving time between home and work and other services,and a
` variety of housing types to encourage a diverse community, rather than
A one segregated by income or other socioeconomic factors.Above all, new
3. development is encouraged to merge seamlessly with the surrounding Whether it is called New Urbanist
built and natural environment, rather than ignoring the context in which development or neotraditional
it is built. development, neighborhoods built
tWhat is unusual is the increasing number of design review programs according to these design principles
ti that are applying neotraditional design principles in new and unconven- deemphas:ze the automobile and
tional ways.Local jurisdictions are learning that the principles of New Ur- enhance the "human."Southern
banism mayjust as easilybe applied to a warehouse as theycan to Village in Chapel Hill,North Carolina,
;� PP • storage g P
a residential subdivision.A good example of this trend is Hudson,Ohio,a is just such a development.
I
.
' M �-l�f et - + -F
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Clarion Associates
fast-growing suburb of Cleveland, which recently adopted design stan-
dards for industrial development that incorporate many neotraditional
principles. Rather than allowing new industrial development to consist of
bland,blank-walled warehouses isolated in an industrial park,as happens
in so many communities, the Hudson requirements attempt to ensure that
industrial development is compatible to the greatest extent possible with
its natural and aesthetic surroundings.
Specifically,the Hudson zoning ordinance requires that all industrial de-
velopment be consistent with community standards for architectural de-
sign. Structures should have elements that are interrelated and ordered.
32 Aesthetics, Community Character,and the Law
The size and proportion of windows and wall openings should be related
to one another and to the spaces between them within the overall facade.
A group of structures should be designed as a single architectural entity,
rather than as a collection of unrelated facades.Architectural character and
detailing is required for all sides of structures in the public view. Efforts
must be made to reduce the overall visual impact of large structures by
using berming, landscaping, or architectural solutions to give the illusion
of an apparently smaller mass. Building siting and orientation must take
into account the relationship of new buildings to the street,parking areas,
and other buildings, and must minimize disturbance of vegetation, wet-
lands, woodlands, riparian corridors, and other natural features. Land-
As design review becomes
more commonplace,local scaping and screening requirements provide an opportunity to create and
governments will need to take preserve an identity for the specific site, while also relating the site to the
it
all possible steps to anticipate community as a whole.
criticism that design review
procedures are overly IMPLEMENTING AND ADMINISTERING DESIGN REVIEW
burdensome and that the entire As the law relating to design review both inside and outside historic areas
process is inherently becomes more settled, efficient and effective administration of design re-
subjective. view ordinances is becoming increasingly important. Because local plan-
ners often are responsible for acting as staff to local review bodies,they are
in a position to help improve the administrative and procedural aspects of
design review. Below are some general guidelines that communities
should keep in mind when drafting and implementing design review reg-
ulations (Shirvani 1981; Erickson 1986). As design review becomes more
commonplace,local governments will need to take all possible steps to an-
ticipate criticism that design review procedures are overly burdensome
and that the entire process is inherently subjective.15
1. Employ community-based efforts to identify what is special,unique,or wor-
thy of conserving in an area. As noted above,design review programs in his-
toric areas that feature consistent building styles usually feature the com-
mon architectural heritage as a reference point. Because newer
neighborhoods do not always have a distinctive architectural style, how-
ever,it is particularly important that such areas attempt to reach a consen-
•
sus on what matters to citizens in the way of design elements. Invariably,
Invariably,as experience is as experience is showing, review that goes beyond a primary focus on
showing,review that goes building design is most effective.
beyond asigfocus on
Recent advances in computer technology have made the difficult
building deesignn is most process of defining a community "vision" much simpler and less expen-
effective. sive.Computerized visual simulations are being used heavily in a variety
of contexts to assist planners and elected officials in determining what pro-
posed land-use activities will look like if approved. The Minnesota De-
partment of Transportation, for instance, uses computerized visual simu-
lations to help people understand how roads will look using different
design options (e.g., different widths, various shoulder treatments, witr
bike trails versus without bike trails). Other communities are using visua
simulations to determine what proposed subdivisions will look like, tc
show the effect of burying utility wires, and the benefits of tree conserva
tion, among other things.16
One particular type of simulation,known as a Visual Preference Surve}
is a trademarked technique that allows members of a community to jointl:
determine what type of development they find most acceptable.17 A visua
simulation generally consists of a series of slides featuring different type
of physical environments shown to a group of people who then rate th
images they see on a sliding scale, usually "+10" (best) to "-10" (worst
Each participant provides a personal rating for each image;thus,the sam
Chapter 2. Design Review 33
tillimage might receive a "+10" from one person who responds very posi-
tively,and a"-4"from another person who responds somewhat negatively.
Average scores for each image summarize the types of development most
acceptable to all participants.
In communities in which such techniques have been used, such as
Metuchen, New Jersey, the results have been dramatic, with some images
rating almost 100 percent positive and others rating almost 100 percent
i negative. The survey in Metuchen thus confirmed that some types of de-
velopment were very acceptable to a large number of local residents,while
others were not.
Across various communities that have used such a process,images typ- DESIGN REVIEW GUIDELINES
ically scoring very high include pristine natural areas, established neigh- 1. Employ community-based efforts
s3 borhoods, and new development designed according to neotraditional to identify what is special,unique,
j3' principles (e.g., narrow streets, mixed uses, pedestrian-friendly features). or worthy of conserving in an area.
x' Images that tend to score negatively include parking lots, large-scale
roads, industrial facilities, and deteriorating urban centers. Traditional 2. Ensure administration by a well-
ii suburban development tends to score poorly when presented alongside qualified board supported by ad-
neotraditional development. equate staff and resources, espe-
ti
Advocates of the process note that the technique can be a powerful tool cially if detailed design review is
for bringing together disparate interests in the pursuit of a "common vi-
to take place.
sion," which in turn can lay the political groundwork for support of what 3. Supplement written design stan-
can often be a contentious regulatory process. Critics of the process,how- dards with visual aids and
ever, note that such slide presentations can be prohibitively expensive in guidebooks to make clear what
5 many small-and mid-scale planning projects. the community desires, thus re-
ducing uncertainty for prospec-
t. Ensure administration by a well-qualified board supported by adequate staff tive developers.
4 and resources,especially if detailed design review is to take place. As noted,sev- 4. Do not concentrate solely or even
eral court decisions make clear that the application of review standards by primarily on detailed building de-
an expert board will go a long way towards supporting the reasonableness sign review.
of the regulatory process. Including architects and other design profes- Carefully integrate design review
j sionals on such a board comforts the judiciary when claims are made that with other planning goals for the
review standards are vague and the process subjective. area.
Of equal importance, the review board must have resources available to
establish and administer design standards. A background study and ade 6. Keep records.
quate continuing staff support are essential to effective and equitable de 7 Draft efficient procedural require
sign review. Communities should seek professional assistance either in- n'e'ts.
house or through consulting firms to ensure that the review board gets 8. Be sure sufficient political will ex
competent advice and that design restrictions are followed in practice.
ists to enforce and maintain a de-
sign review program.
3. Supplement written design standards with visual aids and guidebooks to
make clear what the community desires,thus reducing uncertainty for prospective
developers. An increasing number of communities are publishing illus-
trated design books and are undertaking educational efforts in the devel-
opment community to help reduce delays when applications are submit-
ted. Visual design guides might graphically illustrate, for example, what
constitutes a "compatible" or"harmonious" design. Computerized visual
simulation tools also can be, as noted above, excellent tools to clarify de-
sired aspects of new construction to potential developers.18
4. Do not concentrate solely or even primarily on detailed building design re-
view. Commissions and preservationists are slowly learning the impor-
tance of concentrating their efforts and attention on major cases and avoid-
411.,11
ing extended review of minor items, such as spacing of pickets in a fence,
design of wrought iron gates,and similar issues that have led to heated po-
litical controversy in the past. Experience shows that government design
regulations are most effective in dealing with issues like building height,
34 Aesthetics, Community Character,and the Law
pedestrian pathways, street furniture, landscaping, and other more
straightforward aspects of site design, rather than with the architecture of
a specific building. Unless the community desires buildings of a distinct
architectural style, it may well be advisable to set general parameters and
leave the actual building design in the hands of the developer's architect.
' An up-to-date local 5. Carefully integrate design review with other planning goals for the area.
comprehensive plan is perhaps While design review of a specific site can do much to protect the character
the best source for determining of an area,the relationship of a project to the overall development in a dis-
preferred development trict is of equal importance.An up-to-date local comprehensive plan is per-
principles and patterns for a haps the best source for determining preferred development principles
community. and patterns for a community.
6. Keep records.Now that many local ordinances have real"teeth," local
commissions must improve their record keeping,particularly minutes and
transcripts from hearings dealing with projects that are controversial and
may end up in litigation. The development of an institutional record en-
sures the consistent interpretation of regulations—and the fair treatment of
applicants—over time.
7. Draft efficient procedural requirements.The most effective design review
programs are characterized by streamlined administrative procedures that
not only comply with the law,but also reduce time and resource require-
ments for local staff and applicants.Some examples of ways to make pro-
1
ceurq
dal requirements more efficient include the following:
The development of an
institutional record ensures the • Preparing a succinct summary sheet of local preservation requirements
consistent interpretation of that can be handed out to applicants by building officials.
regulations—and the fair
treatment of applicants—over • Holding preapplication meetings.Misunderstandings can be avoided if
time. the project proponent is given a chance to meet informally with staff
and commission members prior to submitting a formal application.
• Imposing time limits.Many local governments are placing limits on the
time a local commission has to consider a project once a completed ap-
plication is submitted. These time limits usually range from 30 to 60
days.
• Allowing generic approvals of preapproved sign designs. Some com-
missions have published booklets that contain five or six preapproved
yi 'I sign designs for a special area,such as a historic district.If the applicani
adopts one of these preapproved signs, the normal review process car
be waived.
The most effective design 8. Be sure sufficient political will exists to enforce and maintain a design re
review programs are
view program.The tale of the design guidelines for the Three Rivers Park
characterized by streamlined way in Allegheny County, Pennsylvania, sounds a cautionary note fo
administrative procedures that other communities concerning the political will needed to ensure long
not only comply with the law, term acceptance and enforcement of design review programs.The park
but also reduce time and way connects the new Pittsburgh airport to the downtown and serves a
resource requirements for local a major gateway into the City of Pittsburgh. Along its route lies a drz
staff and applicants matic series of hills and beautiful river valleys, some of which had bee
obscured by insensitive past development. Pittsburgh, a number i
other municipalities, and the county all have land bordering the part
way.
In 1992, seeking to create a distinctive new visual identity for this in
portant entry corridor into Pittsburgh and to ensure quality develop
ment and protect the natural environment, Allegheny County commi
Chapter 2. Design Review 35
sioned a "workbook for implementation" that sought to turn the park-
way into an attractive, sensitively designed thoroughfare that could
serve as a major economic asset and complement the new airport. The
workbook included tough new design standards and guidelines in a va-
riety of areas,including: uniform sign regulations, including controls on
new billboards and off-premises signs; buffers, setbacks, and landscap-
ing standards, including tree protection provisions;standards to restore
and protect unique and environmentally sensitive areas; and building
and site design guidelines intended to ensure compatibility with exist-
ing development.
Effective implementation of the workbook required adoption of the
design review program by all affected jurisdictions in order to protect as
much land along the parkway as possible. Counties in Pennsylvania
have only limited land use regulatory authority. Signing up the munic
ipalities to the popular plan did not prove to be difficult, and, within 18
-41
months, seven jurisdictions had adopted the design standards and
guidelines. The popular plan even won a national award for its strin-
k gent, farsighted, regional approach to design review. Soon the entire
planning effort was threatened, however, when Wal-Mart applied for a
permit to build a new mega-store alongside the parkway in North
Fayette Township. The proposed big-box development would consume
almost an entire stream valley and would have required dozens of vari-
y ances from the new design guidelines, tree protection regulations, and
sensitive lands preservation standards. Local officials hesitated, won-
dering whether to uphold the design guidelines, deny the variances, Be sure sufficient political will
and miss out on an opportunity to substantially increase the local tax exists not only to adopt a
base; or grant the variances, allow the development, and effectively gut design review program,but
the new plan not only for themselves but for all the communities along also to enforce standards even
the parkway. Local citizens, furious with the proposed development, when tempted with big
threatened a lawsuit if the variances were granted and the design Stan projects.Just as important,
dards were not enforced. review standards should be no
y more stringent than the
In the end,North Fayette Township repealed the design guidelines alto- community is willing to
gether, choosing short-term economic development over long-term aes- enforce.
thetic enhancement of the Three Rivers Parkway.The repeal effectively ru-
ined the chances for uninterrupted implementation of the design
standards along the entire parkway. Soon several other jurisdictions fol-
lowed suit, allowing large, poorly sited and designed commercial devel-
opment to mar the parkway.
The lesson?Be sure sufficient political will exists not only to adopt a de-
sign review program, but also to enforce standards even when tempted
with big projects.Just as important, review standards should be no more
stringent than the community is willing to enforce. If standards are too
tough, the political pressure may be too great to grant variances or repeal
the standards altogether,especially when faced with the difficult choice of
economic development versus aesthetic compatibility.
Notes
1. The best local design guidelines for historic areas will address design review issues in
the larger context of communitywide needs and preferences,which ideally will be artic-
ulated in a comprehensive plan or similar document. For a good example,see the 1995
Historic District Conservation Guidelines prepared for the Over-the-Rhine Historic Dis-
• trict in Cincinnati, published by the local planning department. Although prepared
specifically for the historic distnct,the guidelines contain"development principles"ap-
plicable to the entire community (e.g., "The development, preservation, and mainte-
nance of housing should be encouraged for persons of all income levels.").
E
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Chapter 5. Recommendations for Corridor
Planning and Design
When asked why he robbed banks,Willie Sutton, a gen- Attractive and well-planned corridors can prompt visi-
tleman robber from the 1930s, is said to have replied, tors to extend their stay or make a return trip; encourage
"because that's where the money is."Figuratively, at least, appropriate development or redevelopment; and attract
the same logic can be used to justify local efforts aimed people for the first time.Moreover,when visual enhance-
at improving the appearance and operation of urban road- ment programs are part of a larger scheme that addresses
way corridors. Because, when it comes to traffic and devel- the operational aspects of roadway planning and design,
opment, the roadway and the roadside are where it's at. the potential benefits are even greater.The findings of this
Establishing higher standards for site planning and study suggest that a number of general and specific tech-
design within corridor areas is important because these niques can be effectively used to improve or preserve the
areas have such a profound impact on our perceptions character of corridors.
of community character. Planning strategies that seek to Think big, but begin with a focus. The number, size,
capture and enhance those features that make communi- and condition of important corridors will vary among
ties special should not be dismissed as mere window dress- communities. Some will have only one major corridor;
ing. Improving the appearance of corridor areas can have others are likely to have several that require immediate
positive effects that transcend the superficial facelift. attention. Ultimately, the selection of a study area should
be based on need and efficacy. It is important to devote
resources to those corridors that are highly visible to tour-
Corndor planning practices can make a difference even in ist and visitor traffic, but those factors need to be consid-
nontraditional settings, as this auto park in Cerritos, California, ered in the context of existing development and owner-
.strates. ship patterns. For instance, corridor planning will likely
be more effective and more readily evident (an impor-
29
tant political consideration) if an area is still largely public and private. Enhancing the appearance of the many
undeveloped or if the corridor is dominated by large tracts publicly owned and maintained corridor components rep-
held in common ownership. resents a good starting point for an overall improvement
Goal statements can also provide long-term direction program. Such an effort will set a good example, and,
• for a corridor study effort and a sound policy framework given the sheer number of public elements within the cor-
for the subsequent adoption of plans and ordinances. ridor, it will make a significant impact on the overall
These statements can also provide guidance to prospec- appearance of the area.
tive developers and the planners who will ultimately be Keep the provisions and the process simple. Implemen-
called upon to review development applications within tation of a sound planning strategy for corridor areas need
the corridor. The following examples are typical of the not entail significantly more complex regulations or a
types of goals and objectives that guide corridor planning more lengthy and confusing approval process. To the
and study efforts: extent that existing zoning base districts work, keep them
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The planting of street trees represents one of the most effective methods of promoting visual order within urban corridors, while, at
• the same time, making a positive environmental contribution. These sketches offer just a few planting schemes that create visual
coherence along the roadway.
To promote development that is compatible with the intact. Overlay zoning provisions can be used to ensure
function, capacity, and design of Highway 20 and that adherence to good site planning principles and sensitive
does not place burdens on the highway that render it project design practices. Avoid adding review procedures
unsafe. (Galena, Illinois) to the development process; if corridor development stan-
To provide transportation service for the desired land dards are reasonable and clearly stated, site plan review
use while minimizing disruption to the natural and can be handled administratively. Remember, the bottom
human environment. (Memphis, Tennessee) line for developers will be affected much less by a row
of shrubs than by three additional public hearings before
To relate available or nearby natural recreational and three different review boards.
social opportunities to the interurban corridor. (Tuk- Remove regulatory barriers that impede innovative site
wila, Washington) design and land-use planning. Many planners and
designers argue that traffic congestion and visual monot-
To engender in our citizens and decision makers a
ony within corridors is encouraged by single use zoning
heightened awareness of the environment's relationship
districts that allow, for example, only office or retail devel-
to our urban corridors and, thereby, provide a basis for
their participation in enhancing and maintaining the opment. Cumulative districts, allowing residential,
employment, and shopping uses may, in fact, lend a sense
image of Dade County as seen from the traveled paths.
County, Florida) of integration and connection to corridor areas. Allow-
(Dadeing multi-use districts will at least provide the opportu-
To help create, along the I-75 Corridor, an urban nity to find out.
environment that displays the highest-quality private- Be firm about goals and flexible about how to attain
and public-sector development. (Hillsborough County, them. Steadfast commitment to goals and objectives is
Florida) essential in realizing long-term progress toward their
attainment. That commitment, however, should not be
III
Don't cast too many stones until your own house is in confused with inflexibility when it comes to considera-
order. Corridors are comprised of many elements, both tion of alternative compliance practices. When possible,
30
include specific alternative provisions within the actual developments that abut the roadway need not necessar-
corridor regulations. Try to leave some leeway within the ily entail direct access for each use. Private service drives
ordinance, too, for approval of new practices that may and shared access driveways are appropriate and reason-
be proposed. able alternatives. The use of these and other alternatives
Landscaping and screening regulations, for instance, can
•be drafted so that amenities such as plazas, artwork, and should be required or at least actively encouraged.
Indiscriminately relegating intensive development and
fountains can qualify for at least partial credit under the all uses with high traffic-generation potential to corridor
code. Performance-based screening and buffering require- locations also has a negative impact on the operational
ments, which base the width of landscape buffers and the characteristics of important roadways. Uses such as fast-
density of planting within buffer areas on the nature of food restaurants, convenience stores, and service stations
the land use, are an excellent response to concerns about should be targeted for special treatment within the con-
inflexibility and the potential for onerous treatment of text of a sound corridor regulatory program.These types
small projects. of uses, as well as high-intensity commercial develop-
Adopt a street tree program. Healthy, attractive trees merits, should be located at or near major intersections
located along the roadway can do more to enhance the as a means of mitigating the effects of their tremendous
appearance of corridor areas than any other single road- transportation demands.
side feature. Tree-planting and preservation requirements,
as well as a local tree-planting program, should be a part This report has examined some of the fundamental
of every community's corridor improvement and protec- land-use planning and policy issues involved in corridor
tion strategy. area planning and design. The study findings reveal that
Don't ignore the relationship between traffic circula- local corridor protection and enhancement programs are
tion and land use.The visual appearance of roadway cor- made up of planning and regulatory techniques that have
ridors is just one component of an overall improvement been used widely for a number of years. When viewed
equation. Land-use and development policies have a sig- individually, these techniques may seem simple or old
nificant impact on the functional operation of the cor- hat, but,when taken together, they represent an integrated
ridor's nucleus—the roadway itself. Access control mea- and comprehensive approach that offers great promise
sures should be a part of all roadway area plans and for improving the function, safety, and appearance of
ordinances. Allowing reasonable access opportunities for corridors.
A POTISIOWN AREA COUNTRY RIDE ??
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.Ys .:
, Design Standards and Guidelines
f
for Large Retail Establishments
up.of Fort Collins
.
•
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DESIGN STANDARDS AND GUIDELINES
FOR LARGE RETAIL ESTABLISHMENTS
. „.
City of Fort Collins
Community Planning and Environmental Services
•
. . Adopted by the Council of the City ofFort Collins •
January 17. 1995
•
•
•
a
•
410
Special Thanks to
The Citizen Advisory Committee on Superstores
Milan Hanson
• Jim Heaton
Kathy Herbener
Tom Kalert
Les Kaplan -
Tom McKenna
Susan Meyer
Bob Pennock
Bill Strickfaden, . •
►�i {.. � X r.3=:3 � Larry Stroud ..t. ,,
;
The interested citizens who provided information and comments during the planning process.
•
City of Fort Collins City Council: Consultants:
Ann Azari, Mayor Kathol & Company
Gina Janett, Mayor Pro Tem Clarion Associates
Alan Apt
Chris Kneeland Staff Team:
Bob McCluskey Greg Byrne,Director of CPES
Will Smith Paul Eckman, Deputy City Attorney
Charles Wanner Joe Frank, Assistant Planning Director
Claudia Haack - Benedict, Project Manager
Planning and Zoning Board: Aaron Howe-Cornelison, Urban Design Specialist
Rene Clements, Chair Clark Mapes, City Planner
Jan Cottier, Vice-Chair Kevin McBride, Stormwater Quality Coordinator
Jennifer Fontane Heidi Phelps, Planning Technician
Gwen Bell Ted Shepard, Senior City Planner
Bernie Strom Tom Vosburg,Transportation Planner I
Lloyd Walker
Gary Carnes
•
•
J
f _._......__. _._._.._ ...------- -.------_ . ..__..- TABLE OF CONTENTS- ._-.---- ---- .--.------------ ._---.--
•
INTRODUCTION i
PROCEDURE u
ARTICLE I.
AESTHETIC CHARACTER 1
1. Facades and Exterior Walls 1
2. Small Retail Stores 2
3. Detail Features 3
4. Roofs 4
5. Materials and Colors 5
6. Entryways 6
7. Back and Side Facades 7
• ARTICLE H.
SITE DESIGN AND RELATIONSHIP TO SURROUNDING COMMUNITY 9
1. Entrances 9
2. Parking Lot Orientation 10
3. Back Sides 11
4. Outdoor Storage,Trash Collection,and Loading Areas 12
5. Pedestrian Flows 13
6. Central Features and Community Spaces 14
7. Delivery/Loading Operations 15
APPENDIX.
ADOPTING ORDINANCE • 17
•
- e •
/
•, INTRODUCTION
The City of Fort Collins adopted a moratorium on large retail developments to study the community •
impacts of the"superstore"phenomenon in more detail and to provide the community with clear and
enforceable policies to mitigate those impacts. The moratorium provided the opportunity to review
existing retail developments with community-wide or regional impacts and to set standards for•
future developments to ensure that future development fits with the expectations and meets the needs
•
of the community.
•
•
These standards and guidelines areponse to dissatisfaction with corporate chain marketing
strategy dictating design that is indifferent to local identity and interests.The main goal is to :• .• .
encourage development that contributes to Fort Collins as a unique place by reflecting its physical
character and adding to it in appropriate ways.
Large retail developments depend on high visibility from major public streets. In turn,their design
determines much of the character and attractiveness of major streetscapes in the city. The marketing
•
interests of many corporations,'even with strong image-making design by professional designers,
can be potentially detrimental to communityaspirations and sense of place when they result in
massive individual developments that do-not contribute to or integrate with the city in a positive
way ........ .... .. . . .... .... . ......_... ... . c ..
Fort Collins already has a development review system that promotes solutions to these general
issues. The purpose of these standards and guidelines is to augment those existing criteria with more Ali
specific interpretations that apply to the design of large retail store developments.
These standards and guidelines require a basic level of architectural variety,compatible scale,
pedestrian and bicycle access,and mitigation of negative impacts. The standards are by no means
intended to limit creativity;it is the City's hope that they will serve as a useful tool for design
professionals engaged in site specific design in context. They are placed within the framework of
the Land Development Guidance System which provides for variance from the requirements if the
proposal is equal to or better than the City requirements.
•
•
•
•
•
•
PROCEDURE =
•� The following standards and guidelines are intended to be used as a design aid by developers
proposing large retail developments in community regional shopping centers or as uses-by-right;
and as an evaluation'tool by the City staff and the Planning and Zoning Board in their review
processes: These standards and.guidelines apply to all projects which are processed according to
the•criteria for Community/Regional Shopping Centers in the LAND DEVELOPMENT
GUIDANCE SYSTEM as Planned Unit Developments and to all projects forretail establishments; .
of more than 25,000 square feet as uses-by-right. "Standards"denoted by(+)are mandatory;
"Guidelines"denoted by(o)are not mandatory,but are provided in order to educate planners,design
consultants,developers and City staff about the design objectives. These standards and guidelines
are to be used in conjunction with the All Development Criteria of the L.D.G.S.
The Planning arid Zoning Board ilempowered'to grant variances to the mandatory(+)standards
under the following circumstances:
1. The strict application of the standard would result in peculiar and exceptional practical
difficulties or exceptional and undue hardship upon the owner of the affected property;or
2. The alternative site planning and building design approach meets the design objectives as
stated in the standard,equally well or better than would compliance with the standard;and
• 3. In either of the foregoing circumstances,the variance may be granted without substantial
detriment to the public good.
•
•
•
•u
•
• ARTICLE I. AESTHETIC CHARACTER -
1. Facades and Exterior Walls: •
GUIDELINE: Facades should be articulated to reduce the massive scale and the uniform, •
impersonal appearances of large retail buildings and provide visual interest that will be consistent •
with the community's identity,character and scale. The intent is to encourage a more human scale •
that Fort Collins residents will be able to identify with their community. (o) - • -
• '' • :• . ..y • • ' .
STANDARD: •
SS - ''
j •; y• : a. Facades greater than 100 feet in length,measured horizontally,shall
• incorporate wall plane projections or recesses having a depth of at least 3%
of the length of the facade'and extending at least 20 percent of the length of
: the facade. No uninterrupted length of any facade shall exceed 100
•
horizontal feet. _..
• b. Ground floor facades that face public streets shall have arcades,display .
.,•z :windows,entry areas,awnings, or other such features along no less than 60
percent of their horizontal length.
.
=_"principal - •
building.: •
•
\ a '
7.Prele •
141999cs�
projections/recesses shall comprise at least
20% of facade length with a minimum depth of
3%of facade length
�1f111iM1 _ .�,i.• -1-7-5111 Ai�/.ii , ! AIM&III •:
WINDOWS AWNINGS ENTRY AREAS ARCADES
•
Animating features such as these must total 60%of total facade length
for any facade abutting a public street
1
1 •
2. Smaller Retail Stores: •
GUIDELINE:,The presence of smaller retail stores gives a center a-"friendliei"appearance by — '`----creating variety,breaking up large expanses,.and expanding the range of the site's activities.
Windows and window displays of such stores should be used to contribute to the visual interest of
• exterior facades. The standards presented in this section are directed toward those situations where
• •" additional,smaller stores;with separate,exterior customer entrances are located in principal
buildings. (o) r:
STANDARD: (+) •,•! •
Where principal buildings contain additional,separately owned stores which
occupy less than twenty five thousand(25,000)square feet of gross,floor area,
with separate,exterior customer entrances:
a. The street level facade•of such stores shall be transparent between the height
of three feet and eight feet above the walkway grade for no less than 60
percent of the horizontal length of the building facade of such additional
stores. , .. • • •
b. Windows shall be recessed and should include visually prominent sills,
shutters,or other such forms of framing.
• • •
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• • •
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•
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2
1
3. Detail Features: • --. .
GUIDELINE: Buildings should have architectural features and patterns that provide visual interest,
at the scale of the pedestrian,reduce massive aesthetic effects,and recognize local character. The •
elements in the following standard should be integral parts of he building fabric,and not
superficially applied trim or graphics,Yorpaint.(o) . - ` • ..• ' • .
• f ��• /•'.,'.i{•.,.l i.i ,. ..!'r).>...{ ) .r>. .)h k1(,;, 1..,(..J1l t, . 7' ..r - J .. ;.. ;
STANDARD: (+) -
Building facades must include a repeating pattern that shall include no less '
than three of the elements listed below. At least one of these elements shall
repeat horizontally. All elements shall repeat at intervals of no more than' ' . •
thirty(3 0)feet,either horizontally or vertically: •..,. : "'. - ' • .
• Color change.
ITIT.'.,.', •:<< ; ::.;,L:7.,<••.Texturechange...; . r,,r ;' . .
•
.i '• ,.:. ' • Material module.'change.. ' : ', " . - '. . ' '
Expression of architectural or structural bay through a change in
plane no less than 12 inches in width,such as an offset,reveal,or
projectingn'b....� . : ._,.rr f:�,.. !;:�, ,,s;. r•.., .
NIN
ding _ _- . -„;:ti--, . i...:7:-. •
%,- ::
. ,,::".
f:; ; ....:-"-.r-: F offsets
• '' J projecting ribs
reveals
structural bay layout
Expression of Architectural or Structural Bay. .
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II
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•
4. Roofs:
• -t
GUlDEI‘IN :;Variations roofl*es,should used to add interest to,and reduce the massive •
scale o& b'ulldirigs.Roof feitures shou.ld•complement the•chiraoteno4djoining • - :-4i
•
neighborhoods. (o) to) .24.1! i
•
STANDARD: (+) • • ) A is
ti9id 5;1 INA!Asit,tr.f.r.t0Pqvi;ud tr/J.Tril'niabtrel •
•
Roofs shall have no less than two of the folloWingTealstrei: " • ' •.. •
• hto4.1iv f2,b.111:)!:1152:.:,111
•• -
•a. Parapets concealing flat roofs and rooftop equipment such as HVAC units
from public view. The average height of such parapets shall not exceed 15%
of the height of the supporting wall and such parapets shall not at any point
exceed one-third of the height of thesupporting wall. Such parapets shall
feature three dimensional cornice treatment =
;e4t-irol vslacrokill W•'.14/W161)•rntilrat 1)1/•!!•fit
b. Overhanging eaves,extending no less than 3 feet past the supporting walls.
•
p. Siopingroofs that
451];9tcxceed the average height of the supporting walls,
„,t., with an ayerageiope greater than or equal to 1 foot of vertical rise fOr every
• • 3 feet of horizontal run and less than or equal to 1 foot of vertical rise for
every 1 foot of horizontal run. •
•gvibLi1-7•ni Inichry.1 rsco try,t!y)r,
.!•nreepFraoreroof slope planqs.: • , •
•
f- •.
• -• . -
•
• . „ • •
•
• average •
parapet height
shall not exceed
15%of supporting •
wall height
•.•• ,
• 1—.F4.
•
•,Ti` parapet heights ••
• 7,• • •..
shall not exceed
• 1/3 of supporting •
•i•17:';•1 wall height
.1 1.:43. •
•
Parapet Standards.- •
110 • •
4 •
•
• }•
•
•
• 5. Materials and Colors: .>
•
GUIDELINE: Exterior building materials and colors comprise a significant part of the visual •
impact of a building..Therefore,theyshoitld beaesthetically. lleasing.and compatible with materials
and colors used in adjoining neighborhoods. (o)
STANDARD: (+) •
J
a. Predominant exterior building materials shall be high quality materials.
These include,without limitation: •
...:a{'.S fa'-a!r,{•i4rr.i• >;W.."�•- �.r:^r.a`t�: .1�,"'}ttsr., EiL.: '..•.L �, �.t�_,...:i,t, i` ,a -., , ..
•
t:i•'' i,'.:t,"i':• :'':; brick 1%11 ... .:'.
" .:t'.J : t. • 1 .wood �J:ti, c• i.�
`: ii +'jW'ii? i ' .,t ;a r: • '�.""SandstoAC' •.:', :1,. �i, _..': .-.. t
• f.r'other native stone ._._.�.,; , ,.- '• - , •
• tinted,textured,concrete masonry units
• ., ,r ... •{+.�,i,r l�A .,,.::U fir:. �....� [ .ci •^..: •::V':,;- a.f.;... . ,
•
' .a x r { • b Facade colors shall be low reflectance;subtle;neutral or earth tone colors.
• -, i' " • - f The use ofhigh intensity colons;metallic colors,black or fluorescent colors is
•
;a .,. :, tea:,., .; .
c. Building trim and accent areas may feature brighter colors,including primary
colors,but neon tubing shall not be an acceptable feature for building trim •
or accent areas.
d. Predominant exterior building materials should not include the following:
• • smooth-faced concrete block
• tilt-up concrete panels
• pre-fabricated steel panels
•
•
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•
•
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•
•
5 • •
6. Entryways: •
• GUIDELINES: Entryway design elements and variations should give orientation and aesthetically
pleasing character to the building. The standards identify desirableentrywaydesign features.fo)
STANDARD: (+)
Each principal building on a site shall have clearly defined,highly visible customer entrances
featuring no less than three of the following: , _ - .•
a"canopies or porticos
b. overhangs
c. recesses/projections
d. arcades
e. raised corniced parapets over the door
f. peaked roof forms
g. arches • •
h. outdoor patios
i. display windows
j. architectural details such as tile work and moldings which arc integrated into
the building structure and design
k. integral planters or wing walls that incorporate landscaped area's and/or
places for sitting
• Where additional stores will be located in the principal building,each such store shall have at least
one exterior customer entrance,which shall conform to the above requirements.
•
•
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•
6 • •
•
• •
,
7. Back and Side Facades:
GUIDELINE: All facades of a building which are visible from adjoining properties and/or public
streets should contribute to the pleasing scale features of the building and encourage community
integration by featuringcharacteristics similar to the front facade. (o)
• ' Y r
STANDARD: (+)"1(-4: ' • .i'•d , • -
A1l building facades which are visible from adjoining properties and/or public streets shall comply
with the requirements ofArticle I, 1.of these Design Standards and Guidelines. •
•
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• 7
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•
Article II. SITE DESIGN AND RELATIONSHIP TO -
±.----- --------. -----.--------_.-THE SURROUNDING-COMMUNITY •
II
1. Entrances: . .
'GUIDELINE: Large retail buildings should feature multiple entrances.Multiple building entrances
reduce walking distances from cars,facilitate pedestrian and bicycle access from public sidewalks,
and provide convenience where certain entrances offer access to individual stores,or identified
departments of a store. Multiple entrances also mitigate the effect of the unbroken walls and
neglected areas.that often characterize building facades that face bordering land uses. (o)
STANDARD: (+)
All sides of a principal building that directly face an abutting public street shall feature at least one
customer entrance. Where a principal building directly faces more than two abutting public streets,
this requirement shall apply only to two sides of the building,including the side of the building
facing the primary street,and another side of the building facing a second street.
:^,�'y - - - STO�RWITH� -
• �•r CUSTOMER 'ENTRANCES • -
1.- Customer. • •-•— •
W Entrance �' •�. _ %� ANCHOR
`• \. -• ` RETAIL .- w
H u li= STORES
• / • Customer
d :•
•• • ! ,.;4 Entrance n
-• •jk .
- Customer _• :- ..... -` - r n
• . Entrance '.. - . , " • ••- •.,
•^.. I- _
r ` • S i ---•-- - i '
PUBLIC STREET
•
Example of a development with customer entrances on all sides which face a public street. .
•
9
•
•
2. Parking Lot Orientation: •
GUIDELINE:-Parking areas should provide safe,convenient;and efficient access.They should be
• distributed around large buildings in Drder to ih often.the.distance to.otherbu ildings and public
sidewalks and to'reduce the overall scale of the paved surface_.If buildings are located closer to
streets,the scale of the complex is reduced,pedestrian traffic is encouraged,and architectural
details take on added importance. (o) •
LOT,,TIe-AGTI OIC ItrZeo o f LAND AEVe7ED T '
THE L1!464- ,CET/!/L EST A'44.1d•I1 HENT',. ' .
No more than 50 percent of the off-street parking area for th shall be located
between the front facade of the principal building(s)and the parr-abutting street. •
•
•
•
.
•
•
• •
10
•
•
3. Back Sides:
GUIDELINE The rear or sides of buildings oftenpresentin unattractive view of blank walls, , �•
loading areas;storageareas,HVAC units,garbage receptacles,and other such features. _
Architectural and landscaping features should mitigate these impacts. (o)
STANDARD: (+) .
The minimum setback for any building facade shall be thirty-five(35)feet from the nearest property
• line. Where the.facade faces adjacent residential uses,an earthen berm no less than 6 feet in height, '
containing at a minimum evergreen trees'planted at intervals of 20 feet on center,or in clusters or
clumps shall be provided.'
•
• •
•
•
•
•
•
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•
11
•
I.
•
•
4. Outdoor Storage,Trash Collection,and Loading Areas:
GUIDELINE:Loading-areas-and-outdoor storage areas-exert visual and noise impacts-on-
lip
mpacts-on• surrounding neighborhoods. These areas,when visible from adjoining properties.and/or public
streets,should be screened,recessed or enclosed. While screens and recesses can effectively
mitigate these impacts,the selection of inappropriate screening materials can exacerbate the
problem Appropriate locations for loading and outdoor'storage areas include areas between
buildings,where more than one building is located on a site and such buildings are not more than*
40 feet apart,oron those sides of buildings that.donot have customer entrances. (o) ' • •
•
STANDARD:• (+) : . ' ' ,' ' ..
a. Areas for outdoor storage,truck parking,trash collection or compaction,
loading,or other such uses shall not be visible from abutting streets.
• `-a b. No areas for outdoor'storage,'trash collection or compaction,loading,or
other such uses shall be located within 20 feet of any public street,public
• s sidewalk,or internal pedestrian way
c. Loading docks,truck parking,outdoor storage,utility meters, HVAC
equipment,trash collection,trash compaction,and other service functions
shall be incorporated into the overall design of the building and-the
landscaping so that the visual and acoustic impacts of these functions are
fully contained and out of view from adjacent properties and public streets,
and no attention is attracted to the functions by the use of screening materials
• that are different from or inferior to the principal materials of the building •
and landscape.
d. Non-enclosed areas for the storage and sale of seasonal.inventory shall be
permanently defined and screened with walls and/or fences. Materials,
colors,and design of screening walls and/or fences and the cover shall
conform to those used as predominant materials and colors on the building.
If such areas are to be covered,then the covering shall conform to those used
as predominant materials and colors on the building.
• •
12
-
5. Pedestrian FIows: t '
-- - — ---GUIDELINE: Pedestrian accessibility opens auto-oriented developments to the neighborhood, •
thereby reducing traffic impacts and-enabling thedevelopment to project a friendlier,moreinviting
image.This section sets forth standards for public •sidewalks and internal pedestrian circulation
•
systems that can provide user-friendly pedestrian access as well as pedestrian safety,shelter,and
convenience within the center grounds. (o)
STANDARD: (+) . _ • . ''.' ', t i 1. •.
' a. Sidewalks at least 8 feet in width shall be provided along all sides of the lot
that abut a publictr . .
.. •t iIk,r. .uv .. , s4 eet.alb: .. .. ... 1 -.•••
b. Continuous internal pedestrian walkways,no less than 8 feet in width,shall
be provided from the public sidewalk or right-of-way to the principal
. ,.. ,customer entrance of all principal buildings on the site. At a minimum,
walkways shall connect focal points of pedestrian activity such as,but not
limited to,transit stops,street crossings,building and store entry points,and
41; shall feature adjoining landscaped areas that includes trees,shrubs,benches, •
lowerbds ground
-;.,, , e
• , •, covers,or other such materials for no less than 50
percentofitslength::�,:� . ; ..,,:
.r. . , i1 t`t `i.` •'ll i eiFh!1/'�..! i..:tr .,y, ! " :1 �.: . ;.r'...r.
,. . • c. Sidewalks,no less than 8 feet in width,shall be provided along the full
length of the building along any facade featuring a customer entrance,and
along any facade abutting public parking areas. Such sidewalks shall be •
located at least six(6)feet from the facade of the building to provide
planting beds for foundation landscaping,except where features such as
arcades or entryways arc part of the facade.
d. Internal pedestrian walkways provided in conformance with part(b)above •
shall provide weather protection features such as awnings or arcades within
30 feet of all customer entrances.
e. All internal pedestrian walkways shall be distinguished from driving surfaces
through the use of durable, low maintenance surface materials such as
pavers,bricks,or scored concrete to enhance pedestrian safety and comfort,
as well as the attractiveness of the walkways.
•
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•
•
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.
M1 ` .
6. Central Features and Community Spaces: . - .
-- ..o...çUl'DEUNE:•-Buildings shouldoffer attractive and inviting pedestrian scale features;spaces;and.amenities. Entrances and parking lots should be configured to be functional and inviting with
walkways conveniently tied to logical destinations. Bus stops and drop-off/pick-up points should
be considered as integral parts of the configuration. Pedestrian ways should be anchored by special .
• - •'• design features such as towers,arcades,porticos,pedestrian light fixtures,bollards,planter walls,
•
and other architectural elements that define circulation ways and outdoor spaces. Examples of
• outdoor spaces are plazas,patios,cour`tyards,and window shopping areas. The features and spaces •
should enhance the building and the center as integral parts of the community fabric. (o) .
STANDARD: (+) .
Each retail establishment subject to these standards shall contribute to the establishment or •
enhancement of community and public spaces by providing at least two of the following:patio/ •
seating area,pedestrian plaza with benches,transportation center,window shopping walkway,
outdoor playground area, kiosk area,water feature,clock tower,or other such deliberately shaped
area and/or a focal feature.or amenity that,in the judgement of the Planning and Zoning Board,
adequately enhances such community and public spaces. Any such areas shall have direct access
to the public sidewalk network and such features shall not be constructed of materials that are
inferior to the principal materials of the building and landscape.
---...1................"--------. .../ A ...--- ------:.' ,..i-or?- .' 1,1.4,..-/EPF:11111.1 ._ ____ _____,AW3Z/ZifitAWRIM
Qa '--
-'1't..r4-,FE lg. r..1l 4 Vft-II-,.1411,`11i%f01I1:,i"jiiiii-ioa..,6.xrre.1,s41""."
/, `4 �*�� +`%'�i'1 >"'=,l/,,.,•rs.:; ,0' �_ : ,i.ri,I+i.. 1, 77f.>4%N4rte
--/I;Af r.-; " --$1.- 41 4-..--%Ir-4PIO'' . ,frAgre:-TeLlit.Attntiislprb,Ir4kitt
' f4.,..0611111101 IC,-'-0°' ielow-....-a-------1-' 1) ftitti,4 i!7•4; -0. Or. .
4 Initi:50.11.1211W...1,0000' -.1.,A_ ., ga
I1 - WNW
•
.6.1,� f '�I , pf s, .• • a "R + � i �, ,=
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Example of a center with numerous special features and community spaces.
• •
. 14 .
. as- s-s SAS -
7. Delivery/Loading Operations:
'GUIDELINE:Detive•-andloading operaiion-s should not disturb adjoining neighborhoods,or
other uses:(o) !: .,s . . •
•
'No delivery,'loading,trash removal or compaction,or other such operations shall be permitted
between the hours of 10:00 P.M.and 7:00 A.M.unless the applicant submits evidence that sound '
barriers between all areas for such operations effectively reduce noise emissions to a level of 45 db, '
. as measured at the lot line of any adjoining property. - . • .
, . li i .0 .)J .. . ..S f . •4. , . �. .
•
r_..�! ��. l�..i'� ':tii ..:�.T•)•. .:':) .• ilNi 4:h:1. 'lfi. a. �. . . • ! , ,
•
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15
. general characterization of the community, such as suburban, The study focussed on the crafting of effective and
rural, small town,closelyknit,ethnicallydiverse(or3 • , appropriate design guidelines rather than design review
homogeneous),low-density,slow-paced,upper-middle class, mechanisms. Based on a qualitative evaluation of existing
and so on. design guidelines,the following recommendations for
- Design guidelines of small town or rural communities improvements are made.
appear to be very much like those of urban communities. Like
- their urban counterparts,small towns place heavy emphasis on 1. Design guidelines should clearly define what each
` community means by compatibility with community
architectural design details, rather than maintaining
:h= harmonious relationships between the natural landscape and character or harmony with existing surroundings.Legal
� man-made structures. problems involving public design control often center
•-' ' around the issue of arbitrariness. The courts have criticized
... =s,
codes for having Interpretation of Compatibility and Harmony.There are a local "va gue standards that are beyond
number of ways that communities have tried to use design any real definition or interpretation"but have validated a
community's ordinance if it contains narrowing standards.
criteria and standards to ensure compatibility with community
character. Arcata,California, seeks a"sensitivity to existing 2. A citywide urban design study should precede the
•::''` architecture."Concord,California,requires the cornice lines, determination of community character or image that is
; openings,and materials of new structures to be similar to to be protected,enhanced,or created.Citywide urban
Y'~ those of adjacent buildings;Honolulu,Hawaii,limits new design policy,although ignored by the majority of
residential development P to that which is compatible P with the communities responding to the survey,has an important
?: existing character and lifestyle,in both rural areas and built-up role to play;it helps to integrate the different
neighborhoods;and Norfolk,Virginia,requires that"If a characteristics of special districts. A community's physical
z. .' covered porch is being constructed and if at least one adjacent setting,on a regional as well as local scale,should be
building has a covered porch,then the height of the cornice or studied before establishing criteria to judge compatibility
soffit line of the porch should be consistent with the height of with community character.
the adjacent porch(es)."
•
Most design standards overemphasize"similarity"when 3. Survey(s)of citizens'perceptions of the character or
expressing the concept of harmony and compatibility. The image of the community should be conducted to form a
compatibility standards in some communities attempt to make basis for design guidelines.A consensus between citizens,
the business sector,and developers on what matters in
a new development conform to the design vocabularies
' terms of community character can lay the political basis for
adopted by existing developments communitywide, while
others require compatibility within the same block. Building support of a design review system.
• scale and massing,trees,and landscaping are the elements 4. Application of public design control should be limited to
most often required to be compatible with the adjacent specially designated community areas.Public design
structure or development. (See the codes of Antioch,San Jose, controls that are applied to carefully determined areas are
and Norfolk, California). Such overemphasis on similarity of more flexible,effective,and appropriate than those applied
°''`` design.
innovative discourages design
� g gcommunitywide or to an entire zoning district. An
` h Some communities(e.g., New Castle,New York,and exception may be made made for very small communities
• Pacifica,California)are known to have ordinances that with a high degree of sociocultural and physical
` include both compatibility requirements and anti-look-alike homogeneity.
x f� regulations(Duerksen 1987).The communities in this survey
5. Content and organization of design guidelines should
, • also attempt to incorporate the concept of contrasting
relationships into their compatibility requirements. As be simple and focussed,with clear priorities for
': agenda,criteria,and standards.An illusion exists that
••, described below,a few communities attempt to cope with the
problem of"too much compatibility." design guidelines with many control elements and a high
•, , �.
specificity in standards are more comprehensive. Design
;:i• Avoiding Monotony and Excessive Uniformity.A small criteria responding to the interests of a broad segment of
number of communities stress the avoidance of sameness, the community's population should receive emphasis. An
"' "=u identifiable character maybe submerged byguidelines
•t because of the potential damage caused by lack of innovation. g' For example, Poway, California,encourages greater variety that emphasize all elements of control equally by
in housing design for multiple-family residential development, assigning the same degree of specificity.
while Imperial Beach and West Hollywood,California,
• 6. The level of specificity of guidelines,criteria,and
• iF suggest that harmony can also be achieved by means of standards should be controlled.To avoid monotony or
5t;t.' contrast. Nevertheless, seldom does a community successfully
an unreal or stage-set image,limit the specificity of
gib:.. .., present in their guidelines how harmony or compatibility can controls. One way to increase articulation without
Fa
be implemented without copying existing styles, much less resorting to higher specificity in design standards might
,< how innovation or creativity in design might be achieved.The
° be to provide more alternative design solutions as
�_=
r`.
scientists,but,in general,their application has been and the Cleveland Plain Dealer. The Plain Dealer had
limited to specific projects. challenged an earlier ordinance that totally banned newspaper r^ r••� ••i`
vending machines from city-owned property. In 1984, ;;•,;:
8. When it is necessary or desirable to regulate the visual- Lakewood amended the ordinance and gave the mayor the
,." ;
• architecture),em physical characteristics of a development's design(orhasis should be on the"format"of ,_t?,
Power to grant news rack permits subject to the"terms and
p conditions deemed necessary."In addition,the ordinance
design,rather than the style of design(or "„,, - :;
architecture).With the exception of historic districts, required approval of news racks by the city's architectural J... <
board of review and required publishers to have insurance to ,•,•:•:.•
compatibility with community character or harmonious T. =",,
cover the city's liability for accidents involving news racks. `' '
relationships between existing and new developments Writing for the majority,Justice William J. Brennan said ' ';:5
should be interpreted as adopting a prevalent and that the mayor's broad discretionary power to grant or deny .`f;.'.:
significant"format"of physical design. This might permits raised the danger of"content and viewpoint .,..,'',_
g P i_- '
include the relationship between people and enclosure, censorship."Such censorshipwould violate freedoms ,, ' ° '"
continuity of form,or continuity of meaning. This is '.^,ry'_, '
protected by the First Amendment. The high court did not ''''':721?,;"''
preferable to copying a specific architectural style,such g ,1
decide other challenges to the ordinance but asked the federal ' ` ,<
as Victorian, Early Californian,Gold Rush,Spanish, and appeals court to review these remaining issues. '<r:„,;n
so on. The decision was less than a major victory for the '`-fy; '`.c.
4' i4
9. Descriptive design criteria and standards should be newspaper industry. The New York Times reported that Justice `
illustrated.Care should be taken that the inclusion of a Brennan's opinion suggested that"cities may regulate the f,'Y '
drawing of a particular style or detail does not give the locations and perhaps other aspects of news racks for safety '4 :.
impression that matching the style depicted in the drawing and aesthetic reasons as long as they do not discriminate based , _ ;}
is a prerequisite for development approval. Many on the content of the publications."Moreover,the court
declined to rule on the question .4-z-,:!,-;1.,
alternative illustrative examples should be presented for of whether a city may impose
each item. an outright ban on news racks. a
Henry . Fischer,a lawyer
my for Lakewood, said that the city �;-;,Y`t
10. The interpretation of compatibility with community is now considering its options in light of the Court's decision.
character or harmony should be broad enough to He thinks that the city council could ban news racks on public 0"'
include various contextual relationships between new
p property altogether. Fischer stressed,however,that neither ,.�,�";:�
and existing developments(e.g.,contrast, side of the dispute is inclined to litigate the issue any further. It • �V,'7
assimilation,adoption of format,similarity,etc.).Not is likely that the city will amend the current ordinance to 3,gt ; :
all existing development,architecture,or man-made -z%,;,�; ,i
include explicit limitations on the mayor's authority. ; '•:1
features deserve to be emulated. Design by contrast, • ,,, .;a
• however,requires a strong visual tension that emerges "
%»
from juxtaposing a new structure against an existing §~i•"`r
structure or surroundings. The importantpoint is that this • e•, 3
g P Oregon Reaffirms Public t
tension should be conscious. A new development should �:��
Access to Beach
possess characteristics that are intentionally opposite to n
one or a few of the most prominent attributes of the ` t = "`
Whose beach is it anyway?This question has arisen in ;;:
existing structure. Therefore,before selecting a design virtually every coastal state in the nation.In August,a decision `�4' `
strategy,it is necessary to analyze the visual by the Oregon Court of Appeals upheld the public's right of `;
characteristics of existingsurroundings and to identifythe
g recreational use and lateral access to all beaches in the state. te• r..,:: ,Y
most prominent attribute(s)of that design. Only then can The case, involving a dispute between two private property :- -,-
..-1
an"intelligent"contrast be planned. owners,reaffirmed a landmark 1969 Oregon Supreme Court
Contrast ma be achieved bymanipulating color;form;Y P gruling that guaranteed recreational access along the entire 144..f_L6,coast between the median high-tide line and the visible line of �t "�'texture;scale;layout; visual movement•and �>..
vegetation/planting. Contrasting the type of use,activity, vegetation. Last months's decision came in McDonald v. . ,' "t
and economic class is more difficult and controversial. `=mak_ "
Halvorson, 92 Or. App.478. ..t.
At issue in the case was whether the privately owned Little >=s�
Whale Cove,which is separated from the ocean by a small lii :,.`:
ridge of rock, fell within the boundaries of the public easement fi° ,
High Court Strikes Down for recreation. Although the court found that there was no '`< ''
;;-
News Rack Controls physical means of access to the tiny cove and that the area was : _;- ._
not part of the"d sand beaches"recognized in the 1969 % "_f:
D'- g ttAi ,;,J;
A sharply divided U.S. Supreme Court recently struck down a decision,it still fell within the area protected for public Pty t` -'`
Lakewood, Ohio, ordinance that gave the city's mayor recreation. y „�`• '�, '
"unbridled discretion"over the placement of news racks on The state of Oregon intervened in the case in order to protect •
, • ,
z,,,,.-4---,-,•-::',%
public property. In a 4-3 decision,Justice Brennan wrote of the rights of the public to use beaches. This right is spelled out `:,.i
the danger of unlimited discretion,concluding that"it is not in Chapter 601 of Oregon's statutes,a statute known as the ` i1•4
difficult to visualize a newspaper that relies to a substantial "beach bill."This law states that the public has the right to use w?:�.;;,Y•�*,,�.:,v!
extent on single-issue sales[vending machine sales] feeling the"dry-sands"portion of the coastline. Since the passage of .1.,••,:•;,,,,,A,= .:;
.ignificant pressure to endorse the incumbent mayor in an the beach bill,the state has tried to avoid a"tract-by-tract" 4
pcoming election, or to refrain from criticizing him, in order analysis of the public interests in the shore,but it intervened in :),'2,,,,:11 -..;%;k:
to receive a favorable and speedy disposition on its permit this case because there are more than 60 miles ofY
rivatel ,7 i.4"i
P '~
application."The decision came in Plain Dealer Publishing owned coves,inlets,and rock formations similar to Little ° , ,,h•','
Company v. City of Lakewood, 108 S. Ct.2138. Whale Cove. • -.•,t,r- K
The decision stemmed from a dispute between Lakewood The recent U.S. Supreme Court decision in Nollan v. ,. '•' 4
3 • rt';
FEBRUARY 1999
AMERICAN
•ZONINc \/ews
PLANNING
ASSOCIATION
Site Planning For Large - �x ,, '4 7;,_Avo ��' z
Retail Establishments '' ?� �,t - ;,•x..y :•
:. a
•
w r . ., :
By Christopher Duerksen and Bob Blanchard,AICD = - ,� ,^ T
Most of the growth in the big box retail sector comes from • =-__- j , _ • 2.
the opening of new facilities rather than increased . ' "' i °
' ' obusiness at existingstores. Despite the past bigbox building }� i .j . {„� h .. ,
boom, communities will continue to see fighting for the .i:1 = 3- i '! - !1!i._
remaining market share. Many communities are considering ,
standards to address the impacts of these developments,and
several alreadyhave regulations on the books, providinga ,..
g ;r .. .
valuable resource to those considering new regulations. :.x4 xt?., r-^. -: : - -
Fort Collins, Colorado,has more than four years experience r' '
with design standards and guidelines for large retail '
establishments. Frequently used as a template for other Building facades for large retail stores in Fort Collins must
communities,these standards and guidelines are a direct incorporate articulations and variable roof lines.
response to the city's dissatisfaction with corporate chain
After some debate over the advisability of regulating the stores
Dealing with the aesthetic character of beyond the existing performance standards of the Land
Development Guidance System,and further debate over whether
buildings, and the site design and relationship large retail establishments should be allowed at all,the city decided
• that the process would focus on the following key issues: ^_„
i
to the surrounding community of the
Collins'sexperience • Architectural character of the building;
development plan, Fort
• Color and material of the primary structure;
can be adapted to other communities dealing
• Relationship to the surrounding community, including civic
with large corporate retailers. amenities;
• Pedestrian flows;
marketing strategies,which typically dictate design that is
indifferent to local identity and interests. Dealing with the • Parking.
aesthetic character of buildings,and the site design and
relationshipto the surroundingcommunityof the development ”' =':'• '., -` " .`� `' ° �`
P - - .,.Fw :`t �__;"t. , n.,<::,, ,.,��.'r:.:- , ��'�w�'.
plan, Fort Collins's experience can be adapted to other — ,
communities dealing with large corporate retailers. -
Background x. -
In mid-1994, Fort Collins was faced with pending . NM ';' ■
development proposals for the largest retail projects the city .,- i • ,L,
had yet experienced. The growingdevelopmentpressures ?ir: I ' inl
P P x • Nl::;- •' I "=
prompted the city council to enact a six-month moratorium as I>� ; ' ...: •#1sr. t w�`:: " .:: ■
' r• �._
on commercial development larger than 40,000 square feet. ' �„_.ter,,,-- +' �-
The moratorium provided an opportunity for city staff to ``"'' _ _ - - - -- - -
explore the big box phenomenon, assess its potential impacts
on the city, and formulate enforceable regulations to mitigate Site plans must incorporate public spaces and clear entryways
those impacts. to create a comfortable pedestrian environment.
The staff organized an informal advisory committee
composed of neighborhood representatives, real estate Fort Collins's Design Standards
professionals, and interested citizens to assist in evaluating new and Guidelines
.pproaches. Kathol and Company of Fort Collins was hired to The standards and guidelines in the Fort Collins Code apply to
prepare an economic analysis of the big box retail industry,and new"large"retail establishments,defined to mean"a retail
Clarion Associates of Denver was brought in to provide advice establishment or any combination of retail establishments,in a
on the experience of regulating big box stores in other single building,occupying more than 25,000 gross square feet of
communities, and to assist in drafting new standards. lot area."The standards are also applicable where an addition to an
1
•:'y.1 existing large retail establishment increases the gross square feet of surrounding community and public streets.The standard approach
:s.*,,` floor area by 50 percent.The regulations specifically address the toward buffering between superstores and adjacent residential areas
•.•.•• •-,• design characteristics of the building,the site plan,and the is to erect a six-foot wooden fence.Chain-link fences with slats are
°. 3Y building's relationship to the surrounding community. the expected screening measures for trash-loading areas around the
• Architectural Character. Perhaps the most common stores. However,demands from neighbors in Fort Collins
:':?4,-*.'
objection to large-scale superstores is their comparison to big, eventually led to the following regulations:
'. .:- .: faceless boxes.With blank and windowless facades, flat roofs, ■ All facades of a building that are visible from adjoining
s< lack of architectural detail, and minuscule, hard-to-see entries,
big box stores are boring at best and potential eyesores properties or public streets should contribute to the pleasing
-4t at worst. scale features of the building and encourage community
.• :, Fort Collins adopted a range of standards to encourage better integration by featuring characteristics similar to a front
••KD
•w; x architectural design that goes beyond the prototypical "off-the• facade.This policy is implemented by requiring architectural
shelf' corporate plans.The city's regulations:
treatment as discussed above.
' • Require that facades in excess of 100 horizontal feet must
;K4,} incorporate recesses and projections. Windows,awnings, and
arcades must total at least 60 percent of the facade length
.`, ,t4 abutting a public street. ...... "'"s
*'a4'' . • Dictate variations in roof lines to reduce the massive scale of ,. �������------"� ,�,r/i�+�� vY" +�'�..'�•:;•'�'.
`it' -n.n, the building and add visual interest. Roofs must have two or \__ , .�, �y opoll O L�ra.—,,,••.
. ' 31 more of the following:parapets concealingflat roofs and •A i:=' -C " - ,y ... ,,,,........,1.,m_.:.,,,,, I
�. . mechanical equipment, overhanging eaves,sloped roofs, and , ++# , 1f ir .rs moi+ Flit; •+#;iii i
three or more roof planes. t`1.• „•. .-.400.-r- r'�r. +�..,..:
41
. 4 ■ Encourage greater architectural interest by directing the use CM'"1.' W ,•�- " '"jl+
'',0-4 of a repeating pattern of change in color, texture,and „F'` I .�.
r: material modules. ,. 4 ,,,
� ,'
:li'A,,) • Require that each principal building have clearly defined and /iv
...,-- -
xr highly visible customer entrances. ,,{aAt,r,�--,,�...' ' j` A .�.._ _.N..:.
Color and Materials. Building color and materials are as Site plans for large retail stores must include patios, seating areas,
r,;s ` important to the aesthetic character of big box establishments as and other amenities to enhance the pedestrian experience.
': 4', architectural details. For some big box chains, concrete blocks • All sides of a principal building that directly face an abutting
:4",;r fi.,1 or tilt-up concrete panels seem to be the material of choice even
.. . 4= public street shall feature at least one customer entrance.
though such features are more suitable for industrial parks. T ,
g Where a principal building directly faces more than two
Others use bold color schemes and neon tubing, often ,.`,_
x� abutting public streets, the requirements shall apply only to . ••N'4
synonymous with large billboards, to attract attention. Fort f
.; `
: . Collins adopted the following standards to encourage higher-
" two sides of the building.
.
`� quality materials that would complement existing commercial • The minimum setback of any building facade is 35 feet.Where
development and surrounding residential neighborhoods: the facade faces adjacent residential uses,an earth berm at least
,•i :, • • Predominant exterior building materials must be of high
six feet high and planted with evergreen trees is required.
,Z quality, including brick,wood, sandstone or other native • Each retail establishment must contribute to the
,,w '{ stone,and tinted/textured concrete masonry units. Smooth- enhancement of the community and public spaces by
,:tfaced concrete block, tilt-up concrete panels, and providing at least two community amenities such as a patio/
=;` prefabricated steel panels are prohibited. seating area,water feature,clock tower, or pedestrian plaza
• ;'`',. with benches.
• ': • Facade colors must be low reflecting,subtle, and neutral or
.+h... earthThe use ofhigh-intensity toned. hi ii colors,
£ � g - ty metallic colors, Pedestrian Flows. Pedestrian friendliness is typically
• . black or fluorescent colors are prohibited. forgotten in areas outside of the store. Shoppers are expected to
dodge cars,wind-blown shopping carts,and other obstacles
• Building trim may feature brighter colors, but neon tubing is before finding their way into the store. Fort Collins adopted a
not allowed as an accent material. number of requirements to make the superstores more attractive
• _'. and safer for pedestrians:
•,.:.4Relationship to Surrounding Community/Streets.An often
Is,,t, ignored feature of superstores is the impact the stores have on the • Sidewalks at least eight feet in width must be provided along
.s., u , all sides of the lot that abut a public street, and a continuous
`?'`` internal pedestrian walkway must be provided from the
•.k'i'417w Christopher Duerksen is the managing partnerfor the Denver,
;,r',p, p g gperimeterpublic sidewalk to theprincipal customer=.0
, M , Colorado, office of Clarion Associates, a national consulting and entrance.The internal walkway must feature landscaping,
'a" legal firm. Bob Blanchard is the director of the Planning benches, and other such materials/facilities for no less than
;; Department for the City of Fort Collins, Colorado. Much of the 50 percent of its length.
r%:,-.,,„.-
t,.,'.„,. information for this article was collected and presented in the April
': :y 1996 issue of PAS Memo by Christopher Duerksen and at the • Sidewalks extending the full length of the building must be
"�s.� 1998 APA National Conference in Boston by Bob Blanchard. provided along any facade featuring a customer entrance and
Nh•,'SLX
.y,,,
Y: ;,"„
F.'Baa.
along any facade abutting public parking areas. Such involved a 307,000-square-foot retail"power center."The three *�,y :.'tssidewalks shall be located at least six feet from the facade of buildings in the development (29,000 square feet, 106,000
the building to provide planting beds for foundation square feet, and 134,000 square feet) were required to meet all io
r`" -=.;
landscaping. of the standards. " .: 3
The design features of the project include parking distributed LL ;•Y'1';
• Internal pedestrian walkways must provide a weather around the principal building,multiple building entrances, z-, . .1
protection feature such as an awningwithin 30 feet of all r4;.; ;r
buildings moved closer to the street, and unique architecture ." 4
customer entrances. facades that remain consistent throughout the center.The x
defining feature of the development is a clearly identified, :: ,;'::.1
• The internal pedestrian walkways must be distinguished centralpedestrian/gathering area between two buildings.The
:t.'1",:. F,'1
,
from driving surfaces through the use of special pavers, r''>••.-i
bricks, or scored concrete to enhance pedestrian safety and development review process provided an opportunity to create a ;;, ?
unique space within the development.The finished product ..,,..4.;;;; ;',=,
the attractiveness of the walkways. incorporates many features particular to downtown Fort '°;;;";
Collins, including downtown-style facades, distinctive x::4'.:' ";
light fixtures, special paving, and diagonalparking. Y`
x`
P P g g z: °
•tan= The success of the project is reflected in the short ,;,r;-:
����/�� fjf buildin pTenaod os time it took to lease nearly all the space. -;;4'.,
principal � Tenants include Home Depot,PetSmart, and a l
C`4 .- .
�.,+, ei. — ,,,
70,000-square-foot supermarket. l
•.1--��`,,;MI iii tw; it „- ""`""""' The second project was a 340,000-square-
ti. :; foot shopping center that included a proposed
t 4 ,:ii; �_R4'�.Ar; f,.. '"""""� --� 194,000-square-foot Wal-Mart. One ,
ilk, :`A,/ =CA ' additional 84,000-square-foot multi tenant
W �� eci1o'j'-------� recess 100`ee, b:sill:
ng was also required to meet the big .:• '`
'' �, �"�►'`+�iw►•- pro► race eXceeas bandards.The developer submitted a
---yr'� ,�� t �h o� de san with architectural features that ;! �► as i lo�a�\en9 Bmet the re uirements of the code. ..` '''=''
���� ���~' f f Projections/recesses However, the site planning requirements >:i':T,.,"=
/.'•�` t : W I 1 i ; must comprise at least (particularly the parking requirements) 1-v
. _ !!,!,tl r # r _-.--i., 20 percent of the slowed down the development review
- t t ;_ ,l f i {..,j... facade length, with a process. Corporate officials hesitated until X; T;. r
' _ minimum depth ofthe last moment before the public hearingV:::::';_;','.24
F;.: ..,. three percent of the on the issue of distributing parking around
a: '' .„-...711--.- , : facade length. the building.The officials remained :
?` — -r._ c adamant about placing the majority of the
�wortm ; ! .i--m parkingin front the buildings'primaryfacades,perhaps to lure
'`-'. --- -.--.--�- OM _ rM, ' i ' ' g P P .1
-- customers into the building entrance.The_project was ''
�-� -M i = r r ! ` redesigned to meet the big box standards,'ut was ultimately ='
- -. `' '' t ' ' turned down by the city's planning and zoning board because ''';',i;;,, ,.-
1.
_ •": of traffic impacts.The city council upheld the board's decision
:t f '
T t, t _„ on appeal. w
Conclusion ``
While the City of Fort Collins has met with success in , 'c„;`,
I ( I implementing the adopted Standards and Guidelines for Large ;'`' '.''
Retail Establishments, the debate continues over the practicality ;;/ ;,'.;,
Close-up examples of some of the detailing from a development. of some of the standards—especially the requirements for =z,
multiple entries and the distribution of parking around the ,
Parking Lots. Fort Collins also considered the size and buildings.Any community considering the adoption of .-14'"N`-;!"--='
t'-A
location of parking spaces that usually provide the foreground standards similar to those in Fort Collins should be aware that .?';_ :?y
for superstores.The regulations encourage structures to be these two issues will likely be controversial. Fortunately, there iso ::'.,
r :y
located closer to streets, and parking areas to be broken up into are an increasing number of examples of successful big box ";'
modules separated by landscaping and other features.After developments that comply with such requirements. •"'.':,,,
•
much discussion and compromise, it was determined that"no The Fort Collins experience clearly demonstrates that :. - :.-
.s
more than fifty percent of the off-street parking area for the lot, community design standards can improve the look and function .•--. :s
tract, or area of land devoted to the large retail establishment of big box retail stores and other developments. For such ,
shall be located between the front facade of the principal standards to work, however, communities must be prepared to
building and the abutting streets." meet with occasional resistance, or even turn down a proposale:
that will not ultimately benefit the community.A final resolu- ••``-- -'4
"'Fort Collins Case Studies tion will undoubtedly be a mix of design, economic, and ,
While several smaller big-box projects have gotten underway political considerations.
using the city's new regulations, two large proposals have tested For additional information on the city's standards, contact
the applications of superstore regulations.The first project the Fort Collins Planning Department at 970-221-6750.
r = ,
3
59'J 3112 AIR RD 1Ni COMMERCIAL DESIGN GUIDELINES- G19.06
G19.06.050 COMMERCIAL DEVELOPMENT DESIGN GUIDELINES
• 1. GENERAL
The following design guidelines are intended as a reference framework to assist the
designer in understanding the City's goals and objectives for high quality development
within the commercial land use districts. The guidelines complement the mandatory site
development regulations contained in this chapter by providing good examples of
appropriate design solutions and by providing design interpretations of the various
mandatory regulations.
The design guidelines are general and may be interpreted with some flexibility in their
application to specific projects. The guidelines will be utilized during the City's design
review process to encourage the highest level of design quality while at the same time
providing the flexibility necessary to encourage creativity on the part of project designers.
Unless there is a compelling reason, these design guidelines shall be followed. If a
guideline is waived by the Development Review Committee, the Mayor and Common
Council shall be notified. An appeal, which does not require a fee, may be filed by the
Mayor or any Council person within 15 days of the waiver approval.
2. APPLICABILITY
• The provisions of this section shall apply to all commercial development within the City,
except within the downtown area, CR-2 District, which is regulated by the Main Street
Overlay District, and the area located within the Paseo Las Placitas Specific Plan which
is subject to the guidelines contained in Chapter 19.10, Special Purpose Districts. (Reso
92-135 4/6/92.) Any addition, remodeling, relocation, or construction requiring a
building permit within any commercial land use district subject to review by the
Development Review Committee shall adhere to these guidelines where applicable.
3. GENERAL DESIGN PRINCIPLES
A. DESIRABLE 1GLEMENI:S OF PROJECT DESIGN
The qualities and design elements for commercial structures that are most
desirable include:
1. Richness of surface and texture
2. Significant wall articulation (insets, canopies, wing walls, trellises)
3. Multi planed, pitched roofs
4. Roof overhangs, arcades
5. Regular or traditional window rhythm
6. Articulated mass and bulk
7. Significant landscape and hardscape elements
4111 8. Prominent access driveways
11-113 7/92
$' f (4'
COMMERCIAL DE JGN GUfD LINES" G19.A6
9. Landscaped and screened parking
10. Comprehensive sign program •
B. UNDESIRABLE ELEMENTS'
The elements to avoid or minimize include:
1. Large blank, unarticulated stucco wall surfaces
2. Unpainted concrete precision block walls
3. Highly reflective surfaces
4. Metal siding on the main facade
5. Plastic siding
6. Square "boxlike" structures
7. Mix of unrelated styles (i.e. rustic wood shingles and polished chrome)
8. Large, out of scale signs with flashy colors
9. Visible outdoor storage, loading, and equipment areas
10. Disjointed parking areas and confusing circulation patterns
4. SITE PLANNING
Placement of structures should consider the existing built context of commercial area, the
location of incompatible land uses, the location of major traffic generators as well as an
analysis of a site's characteristics and particular influences.
A. Structures should be sited in a manner that will complement the adjacent •
structures. Sites should be developed in a coordinated manner to provide order
and diversity and avoid a jumbled, confused development.
B. Whenever possible, new structures should be clustered. This creates plazas or
pedestrian malls and prevents long "barracks-like" rows of structures. When
clustering is impractical, a visual link between separate structures should be
established. This link can be accomplished through the use of an arcade system,
trellis, or other open structure.
III I I I I-I III I i i IU .
I � }'•'h�:A\•t dI•�.S1lQA.
6h'.':1JAS
PLAZA ' .'
fi.d•.'.k } 't'' ••**
•
ANN-M.: .• �1 C•+P
. ...........}„� yy:.
•
CLUSTER BUILDINGS ON THE SITE DO NOT SEPARATE BUILDINGS •
TO CREATE PEDESTRIAN AREAS WITH PARKING LOTS
H-114 5/91
COMMERCIAL DESIGN GUIDELINES- G19.06
C. Locate structures and on-site circulation systems to minimize pedestrian/vehicle
• conflicts where possible. Link structures to the public sidewalk where possible
with textured paving, landscaping, and trellises.
D. Recognize the importance of spaces between structures as "outdoor rooms"on the
site. Outdoor spaces should have clear, recognizable shapes that reflect careful
planning and are not simply "left over" areas between structures. Such spaces
should provide pedestrian amenities such as shade, benches,fountains, etc.
E. Freestanding, singular commercial structures should be oriented with their major
entry toward the street where access is provided, as well as having their major
facade parallel to the street.
F. Loading facilities should not be located at the front of structures where it is
difficult to adequately screen them from view. Such facilities are more
appropriate at the rear of the site where special screening may not be required.
G. Open space areas should be clustered into larger, predominant landscape areas
rather than equally distributing them into areas of low impact such as at building
peripheries, behind a structure or areas of little impact to the public view, where
they are not required as a land use buffer or as a required yard setback.
•
Loading areas should be
located at rear of structureCreate plazas In
. prominent locations. PROPERTY
� I
t
Ltra..- rag 117.
1t3 : Iif± ii ± iuILH !o ' 441y I G R _ 0'MIN.
•Create plazas In pedal pavement and landscape
prominent locations. 200'MIN. enhancement at primary entrance.
Proferred
S. PARKING AND CIRCULATION
Parking lot design can be a critical factor in the success or failure of a commercial use.
In considering the possibilities for developing a new parking area, a developer should
analyze the following factors: ingress and egress with consideration to possible conflicts
11-115 5/91
COMMERCIAL DESIGN GUIDELINES- G19.06
with street traffic; pedestrian and vehicular conflicts; on-site circulation and service
vehicle zones; and the overall configuration and appearance of the parking area.
411
A. Separate vehicular and pedestrian circulation systems should be provided.
Pedestrian linkages between uses in commercial developments should be
emphasized, including distinct pedestrian access from parking areas in large
commercial developments, such as shopping centers.
ENHANCED
PAVING
LE I
•
-
-
I I I I != ==1 =1-171-
DO
_1T lDO THIS DON'T DO THIS
B. Parking aisles should be separated from vehicle circulation routes whenever
possible.
C. Common driveways which provide vehicular access to more than 1 site are •
encouraged.
D. Angled parking is preferred over 90°parking.
E. Parking areas shall be landscaped, receiving interior as well as perimeter
treatment in accordance with the requirements of this Development Code.
F. Parking areas should be separated from structures by either a raised concrete
walkway or landscaped strip, preferably both. Situations where parking spaces
directly abut the structures should be avoided.
G. Shared parking between adjacent businesses and/or developments is highly
encouraged whenever practical.
H. Where parking areas are connected, interior circulation should allow for a similar
direction of travel and parking bays in all areas to reduce conflict at points of
connection.
L Whenever possible, locate site entries on side streets in order to minimize
pedestrian/vehicular conflicts. When this is not possible, design the front site
entry with appropriately patterned concrete or pavers to differentiate erentiate it from the
sidewalks. •
11-116 5/91
. COMMERCIAL DESIGN GUIDELINES- G19.06
J. Parking access points, whether located on front or side streets should be located
• as far as possible from street intersections so that adequate stacking room is
provided. The number of access points should be limited to the minimum amount
necessary to provide adequate circulation.
Il.
f!Mgrii:i:.i:ii:i0 ,,
(11 1„:„,„„.,.„„,:,,;„„„;::,,:,..,,„:„:
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i
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k..
DO THIS DONT DO THIS
Enhanced paving at
main entrance
K. Design parking areas so that pedestrians walk parallel to moving cars. Minimize
the need for the pedestrian to cross parking aisles and landscape areas.
PARKING AISLE ARRANGEMENT
III i
i ,
! .:
,,
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• �.L Y
..� III �� II�ii:::!:77"--74----
�il�ilil iIIL. J lma
4
11111i11111111111D = 1
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ni IIIIIIIIIIIIIIIIIIIIII r-4 •-•7 b
Discouraged L-
Preferred
L. Frontage roads should be provided for large projects on major arterials whenever
. possible.
M. Parking areas and pedestrian walkways should be visible from structures to the
• greatest degree possible.
H-117 5/91
COMMERCIAL DESIGN GUIDELINES- G19.06 •
N. The parking area should be designed in a manner which links the structures to the
street sidewalk system as an extension of the pedestrian environment. This can •
be accomplished by using design features such as walkways with enhanced
paving, trellis structures, or a special landscaping treatment.
O. Parking areas which accommodate a significant number of vehicles should be
divided into a series of connected smaller lots. Landscaping and offsetting
portions of the lot are effective in reducing the visual impact of large parking
areas.
P. The first parking stall which is perpendicular to a driveway or first aisle juncture,
should be at least 40 feet back from the curb. With larger centers, significantly
more setback area may be required.
=1
1 '
101111
10"
�� a -III � � ............. � �
•
• AT • ; ••' .� •
EU) ' !TONE PAVING
• ENTRT MONUMENT
Q. Utilize a 36 inch high opaque wall or landscaping to screen any parking at the
street periphery. A combination of walls, berms, and landscape material is highly
recommended. Where practical, lowering the grade of the parking lot from
existing street elevations may aid in obscuring views of automobiles while
promoting views of architectural elements of the structures beyond.
LANDSCAPE w •:.>'
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11-119 5/91
COMMERCIAL DESIGN GUIDELINES- G19.06
6. LANDSCAPING
A. Landscaping for commercial uses should be used to define specific areas by •
helping to focus on entrances to buildings and parking lots, define the edges of
various land uses, provide transition between neighboring properties (buffering),
and provide screening for loading and equipment areas.
B. Landscaping should be in scale with adjacent structures and be of appropriate
size at maturity to accomplish its intended purpose.
C. Landscaping around the entire base of structures is recommended to soften the
edge between the parking lot and the structure. This should be accented at
entrances to provide focus.
D. Trees should be located throughout the parking lot and not simply at the ends of
parking aisles. In order to be considered within the parking lot, trees should be
located in planters that are bounded on at least 3 sides by parking area paving.
E. Landscaping should be protected from vehicular and pedestrian encroachment by
raised planting surfaces, depressed walks, or the use of curbs. Concrete mow-
strips separating turf and shrub areas are required per the development
regulations.
F. Vines and climbing plants integrated upon buildings, trellises, and perimeter
garden walls are strongly encouraged. A few plants to consider for this purpose •
are: bougainvillea, grape ivy, and wisteria vines.
G. Use boxed and tubbed plants in clay or wood containers, especially for
enhancement of sidewalk shops, plazas, and courtyards.
H. At maturity, trees should be able to be trimmed 10 feet above ground and shrubs
should be maintained at a height of approximately 3 feet to provide adequate
visibility.
7. WALLS AND FENCES
A. If not required for a specific screening or security purpose, walls should not be
utilized within commercial areas. The intent is to keep the walls as low as
possible while performing their screening and security functions.
B. Where walls are used at property frontages, or screen walls are used to conceal
storage and equipment areas, they should be designed to blend with the site's
architecture. Both sides of all perimeter walls or fences should be architecturally
treated. Landscaping should be used in combination with such walls whenever
possible.
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11-120 5/91
• COMMERCIAL DESIGN GUIDELINES- G19.06
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Buffer seperation between two different uses.
C. When security fencing is required, it should be a combination of solid walls with
pillars and decorative view ports, or short solid wall segments and wrought iron
grill work.
• D. Long expanses of fence or wall surfaces should be offset and architecturally
designed to prevent monotony. Landscape pockets should be provided.
• Elevation of Staggered Wall
70' 1'
Elevation of Planters/Wall
Elevation of Wall with Breaks
8. SCREENING
A. Screening for outdoor storage should be a minimum of 6 feet and a maximum of
• 10 feet high. The height should be determined by the height of the material or
equipment being screened. Chain link fencing with redwood or neutral colored
11-121 5/91
COMMERCIAL DESIGN GUIDELINES- G19.015 .
slatting is an acceptable screening material for areas of any lot not visible from
the street. Exterior storage should be confined to portions of the site least visible •
to public view.
B. Where screening is required, a combination of elements should be used including
solid masonry walls, berms, and landscaping. Chainlink fencing with wood or
metal slatting is not permitted when visible from the public right-of-way.
C. Any outdoor equipment, whether on a roof, side of a structure, or on the ground,
shall be appropriately screened from view. The method of screening shall be
architecturally integrated with the adjacent structure in terms of materials, color,
shape, and size. Where individual equipment is provided, a continuous screen
is desirable.
SLOPING WOOD TREWS
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9. ARCHITECTURAL DESIGN GUIDELINES
A. Heights of structures should relate to adjacent open spaces to allow maximum sun
and ventilation, protection from prevailing winds, enhance public views of
surrounding mountains and minimize obstruction of view from adjoining
structures.
B. Height and scale of new development should be compatible with that of
surrounding development. New development height should "transition" from the
height of adjacent development to the maximum height of the proposed structure.
C. Large buildings which give the appearance of "box-like" structures are generally
unattractive and detract from the overall scale of most buildings. There are
several ways to reduce the appearance of large scale, bulky structures.
1. Vary the planes of the exterior walls in depth and/or direction. Wall
planes should not run in 1 continuous direction for more than 50 feet
without an offset.
2. Vary the height of the buildings so that it appears to be divided into •
distinct massing elements.
11-122 5/91
• COMMERCIAL DESIGN GUIDELINES- G19.06
3. Articulate the different parts of a building's facade by use of color,
• arrangement of facade elements, or a change in materials.
4. Use landscaping and architectural detailing at the ground level to lessen
the impact of an otherwise bulky building.
5. Avoid blank walls at the ground floor levels. Utilize windows, trellises,
wall articulation, arcades, change in materials, or other features.
6. All structure elevations should be architecturally treated.
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SIGNAGE ON THE AWNING'S VALANCE. ADD A PEDESTRIAN SCALE.
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D. Scale,for purposes here, is the relationship between the size of the new structure
and the size of adjoining permanent structures. It is also how the proposed
building's size related to the size of a human being (human scale). Large scale
building elements will appear imposing if they are situated in a visual
environment which is predominantly smaller in scale.
1. Building scale can be reduced through the proper use of window patterns,
4110
structural bays, roof overhangs, siding, awnings, moldings,fixtures, and
other details.
H-123 5/91
COMMERCIAL DESIGN GUIDELINES- G19.06 .
2. The scale of buildings should be carefully related to adjacent pedestrian
areas (i.e. plazas, courtyards) and other structures. •
3. Large dominating structures should be broken up by: 1) creating
horizontal emphasis through the use of trim; 2) adding awnings, eaves,
windows, or other architectural ornamentation; 3) use of combinations of
complementary colors; and 4) landscape materials.
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Storefront elements and pedestrian in
Form and texture shall be repeated
level details provide an intimate scale a manner to provide a sense of
unity within a large mass.
E. The use of standardized "corporate" architectural styles associated with chain- •
type restaurants is strongly discouraged.
F. Much of the existing color in the City is derived from the primary building's finish
materials such as brick, wood, stucco, and terra cotta tile. Also dominant are
earth tones that match these natural materials.
1. Large areas of intense white color should be avoided. While subdued
colors usually work best as a dominant overall color, a bright trim color
can be appropriate.
2. The color palette chosen for new structures should be compatible with the
colors of adjacent structures. An exception is where the colors of adjacent
structures strongly diverge from these design guidelines.
3. Wherever possible, minimize the number of colors appearing on the
structure's exterior. Small commercial structures should use no more than
3 colors.
4. Primary colors should only be used to accent elements, such as door and
window frames and architectural details.
5. Architectural detailing should be painted to complement the facade and tie •
in with adjacent structures.
H-124 5/91
COMMERCIAL DESIGN GUIDELINES- G19.06
•
10. ROOFS
• A. The roofline at the top of the structure should not run in continuous plane for
more than 50 feet without offsetting or jogging the roof plane.
B. All roof top equipment shall be screened from public view by screening materials
of the same nature as the structure's basic materials. Mechanical equipment
should be located below the highest vertical element of the building.
C. The following roof materials should not be used:
1. Corrugated metal (standing rib metal roofs are permitted)
2. Highly reflective surfaces (copper roofs may be considered)
3. Illuminated roofing
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• 11. AWNINGS
A. The use of awnings along a row of contiguous structures should be restricted to
awnings of the same form and location. Color of the awnings should be
consistent and a minimum 8 foot vertical clearance should be maintained.
B. Signs on awnings should be painted on and be limited to the awning's flap
(valance) or to the end panels of angled, curved, or box awnings.
C. Plexiglas, metal, and glossy vinyl illuminated awnings are strongly discouraged.
Canvas, treated canvas, matte finish vinyl, and fabric awnings are encouraged.
D. Internally lit awnings should not be used.
12. SIGNS
A. Every structure and commercial complex should be designed with a precise
concept for adequate signing. Provisions for sign placement, sign scale in
relationship with the building, and sign readability should be considered in
developing the signing concept. All signing should be highly compatible with the
building and site design relative to color, material, and placement.
• B. Monument-type signs are the preferred alternative for business identification
II-125 5/91
COMMERCIAL DESIGN GUIDELINES- G19.06
whenever possible. Where several tenants occupy the same site, individual wall
mounted signs are appropriate in combination with aa monument sign identifying •
the development and address.
C. The use of backlit individually cut letter signs is strongly encouraged.
D. Each development site should be appropriately signed to give directions to loading
and receiving areas, visitor parking and other special areas.
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Employ a consistent sign pattern confusion.Signs within or above
roof area are prohibited.
13. LIGHTING
A. Lighting should be used to provide illumination for the security and safety of on-
site areas such as parking, loading , shipping, and receiving, pathways, and
working areas. •
B. The design of light fixtures and their structural support should be architecturally
compatible with the main structures on-site. Illuminators should be integrated
within the architectural design of the structures.
C. As a security device, lighting should be adequate but not overly bright. All
building entrances should be well lighted.
D. All lighting fixtures must be shielded to confine light spread within the site
boundaries.
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II-126
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• SECTION 14:6-6.0 ARCHITECTURAL DESIGN
SECTION 14:6-6.1 PURPOSE
The purpose of this section is to serve the public interest by promoting a high
standard of development in the City. Through a comprehensive review of both
functional and aesthetic aspects of new or intensified developments, the city seeks to
accomplish the following:
A. Implement the comprehensive plan;
B. Preserve the character of neighborhoods, commercial and industrial
areas.
C. Reasonably maintain and improve the city tax base;
D. Reduce the adverse impacts of dissimilar land uses;
E. Promote orderly and safe flow of vehicular and pedestrian traffic;
F. Discourage the development of identical and similar building facades which
detract from the character and appearance of the neighborhood;
G. Preserve the natural and built environment; and
• H. Minimize adverse impacts on adjacent properties from buildings which are or
may become unsightly.
To these ends the City regulates the development of property in following manner.
SECTION 14:6-6.2 STANDARDS
A. The visual impact of rooftop equipment shall be minimized using one of the
following methods:
1. A parapet wall.
2. A fence the height of which extends at least 1 foot above the top of the
rooftop equipment and incorporates the architectural features of the
building.
3. The rooftop equipment shall be painted to match the roof or the sky,
whichever is most effective.
Where rooftop equipment is located on buildings and is visible within 400 feet
from property in an "R" Use District, only 1 and 2 above shall be used.
B. The development must locate the noise producing portions of the
development, such as loading docks, outside storage and outside activity away
from adjacent residential areas.
•
292
•
14 : 6-6. 0 ARCHITECTURAL DESIGN
C. All outside storage areas shall be screened to minimize off-site views using as a
minimum Bufferyard F.
D. Utility services structures (such as utility meters, utility lines, transformers,
above ground tanks); refuse handling, loading docks, maintenance structures,
and other ancillary equipment must be inside a building or be entirely
screened from off-site views.
E. All utility services shall be underground except as provided elsewhere in this
Ordinance.
F. Exterior surface materials of buildings shall be subject to the following
regulations.
1. Classes of Materials. For the purpose of this subsection, materials
shall be divided into Class I, Class II, and Class III categories as follows:
Class I - Brick, marble, granite or other natural stone, textured
cement stucco, copper, porcelain, and glass are Class I exterior
building materials on buildings other than those used as
dwellings which contain four (4) or fewer dwelling units. Wood
• or vinyl siding and prefinished metal are Class I materials on
residential buildings containing four or fewer dwelling units in
addition to the other Class I materials listed in this subsection.
Class II - exposed aggregate concrete panels, burnished concrete
block, integral colored split face (rock face) and exposed
aggregate concrete block, cast-in-place concrete, artificial stucco
(E.I.F.S., Drivit), artificial stone, prefinished metal.
Class III - unpainted or surface painted concrete block (scored
or unscored), unpainted or surface painted plain or ribbed
concrete panels, and unfinished or surface painted metal.
(F.1. amended by Ord 2058-96 2-5-96)
2. Minimum Class I Materials. At least 60% of each building face visible
from off site must be of Class I materials except as permitted
by Section 3 below. Not more than 10% of each building face
visible from off site may be of Class III materials. Portions of
buildings not visible from off the site may be constructed of
greater percentages of Class II or Class III materials if the
structure otherwise conforms to all City ordinances. The
mixture of building materials must be compatible and
integrated.
3. Buildings in IG and IP Zoning Districts.
• a. Not on major streets and not near residential. For
293
•
14 : 6-6. 0 ARCHITECTURAL DESIGN
buildings in the IG and IP Zoning Districts which are not
located on a principal arterial, minor arterial, major
collector, or adjacent to or across from any residentially
zoned property, Class I materials may be reduced to a
minimum of 25% provided that the remaining materials
are functionally and durably equal to a Class I material
as certified by the architect or manufacturer.
b. On major streets or near residential. For building walls
in the IG and IP Zoning Districts facing on a principal
arterial, minor arterial or major collector, or adjacent
to or across from any residentially zoned property, Class
I materials may be reduced to a minimum or 25%
provided that the remaining materials are functionally
and durably equal to a Class I material as certified by
the architect or manufacturer and that the architectural
design and site plan are superior quality as determined
by the Zoning Administrator. The architecture and site
plan shall meet the following minimum criteria to be
considered superior quality:
1. The exposed height of the building wall shall not •
exceed 15 feet.
2. The number of required plant units shall be
increased by 20% or the size of 20% of the
overstory trees installed shall be increased to 3 1/2
caliper inches.
3. A minimum of 10% of the building facade must be
windows or glass spandrels.
In addition to the minimum criteria, other architectural
design elements which will be considered in the
determination as to whether architecture design is
superior are building bulk, general massing, roof
treatment, proportion of openings, facade design
elements and variation, fenestration, compatibility of
materials, color, and texture. Site plan design elements
which will be considered in the determination as to
whether site plan design is superior include quantity,
quality, variation, compatibility, and size of plant
materials, landscape berms and screening walls. Also
considered will be the overall harmony and unity of the
various elements within the site and also within the
larger context of the area or corridor.
Generally, buildings of lower height, lesser bulk, pitched or •
294
•
14 : 6-6. 0 ARCHITECTURAL DESIGN
gabled roofs, variations in facade, and numerous fenestrations
and openings will be considered of higher quality. Generally,
site plans with increased amount, variation and size of
landscape materials and higher landscape berms and
screening walls will be considered of higher quality.
G. Building design shall be consistent with the following requirements:
The height, bulk, general massing, roof treatment, materials, colors, textures,
major divisions, and proportions of a new or remodeled building shall be
compatible with that of other buildings on the site and on adjacent sites.
No unbroken building wall may exceed a 4 to 1 ratio. of wall length to wall
height, and each building wall deviation at the 4:1 ratio shall be a minimum
depth of 4 feet; where a maximum 3:1 wall length to wall height ratio is used,
the minimum depth of each building wall deviation may be reduced to 3 feet;
where a maximum 2:1 wall length to wall height ratio is used, the minimum
depth of each building wall deviation may be reduced to 2 feet.
No building may display more than 5%of any elevation surface in bright, pure
accent colors.
• Design review shall be done by the Zoning Administrator or the Zoning
Administrator's designee, except in cases where a conditional use permit or
planned unit development process is required, in which case the design review
shall be done by the Planning Coordinator. The staff decision is subject to
review by the City Council.
(G amended by Ord 2058-96 2-5-96)
H. The site lighting shall provide adequate light for the safety and welfare of
persons using the site but shall not present a nuisance or hazard. Site
Lighting shall comply with the regulations of Section 14:6-3.
For projects within all Use Districts where the lot area exceeds 50,000 square
feet, at least 1% of the lot area shall be devoted to pedestrian use such as
plazas or walks.
J. New additions, alterations, or accessory buildings:
The exterior wall surface materials, roof treatment, colors, textures, major
divisions , proportion, rhythm of openings, and general architectural
character, including horizontal or vertical emphasis, scale, stylistic features of
additions, exterior alterations, and new•accessory buildings shall conform to
the original architectural design and general appearance of the principal
building(s) on the site and shall comply with the requirements of this Section.
• K. The relationship of the building to the site and adjacent property, including
site access and pedestrian movement shall be complementary.
295
•
14 : 6-6 . 0 ARCHITECTURAL DESIGN
L. All developments shall consider the effect of sun angles and shade patterns on
adjacent buildings. All new multiple family and non-residential buildings and
additions thereto shall not be located so that the structure casts a shadow
which covers more than 50% of an adjacent building wall for a period greater
than 2 hours between 9:00 a.m. and 3:00 p.m. for more than 60 days of the
year. This Section 14:6-6.2L will not apply in an industrial use district,
provided that shade is cast upon a wall which does not have any openings.
(amended by Ord 1915-93 5-3-93)
M. In any instance where the Zoning Administrator denies a permit or a
request for preliminary approval of building materials .or building design, the
applicant may submit an appeal to the interpretation, based upon the plans
and other papers on file in the office of the Zoning Administrator, to the City
Council without payment of additional filing fees of any kind.
•
•
296
J ITEM # 6.2.
\;4
Tydi ofMEMORANDUM
lkRiver
TO: Planning Commission
FROM: Scott Harlicker, Senior Plann_,'1
DATE: July 25, 2000
SUBJECT: Amendments to the Business Park District Design standards.
As a result of recent proposals for the development of business park property,
staff has been considering amendments to the Business Park District design
standards. Outlined below are the existing architectural standards and standards
for loading docks and overhead doors. Also outlined below are draft amendments
to those standards. These suggested changes are intended as a starting point for
discussion. Staff would like to schedule a public hearing on the amendments at
the August Commission meeting. Attached are design standards from Lakeville,
Brooklyn Park, Plymouth, Otesgo, Shakopee and Woodbury.
• Architectural Standards
Existing
Architectural Standards
Major exterior surfaces of all walls shall be face brick, stone, glass, stucco,
architecturally treated concrete cast in place or pre-cast panels, decorative block,
or architectural metal, or approved equivalent, as determined by the Zoning
Administrator.
Proposed
Architectural Standards
Exterior surfaces of all walls facing a public right-of-way, residential district or
public facility shall be brick, stone, glass, stucco, tinted, textured, integrally
colored concrete masonry units, architecturally treated concrete cast in place or
pre-cast panels. Smooth faced concrete masonry units and smooth or rake faced
concrete cast in place or pre-cast panels shall not be allowed.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
• Loading docks and Overhead Doors
Existing
Loading Spaces / Overhead Doors
Loading spaces/overhead doors shall be located primarily in designated rear
yards and secondarily in designated side or front yards, as approved by the
Zoning Administrator
Loading spaces and overhead doors should be designed to be compatible with
the principle building. Architectural techniques should be employed to reduce
visual impacts from adjacent properties and roadways
Proposed
Loading Spaces / Overhead Doors
Loading spaces/overhead doors shall be located in designated rear yards and
secondarily in designated side yards.
Loading spaces and overhead doors shall be designed to be compatible with the
III principle building. Architectural techniques and landscaping shall be employed to
reduce visual impacts from adjacent properties and roadways.
4i51. 1(
• `
(7) That the proposed dwelling unit meets 1
other requirements of the City Code an. .niform
:uilding Code for occupancy as a dwe ng unit by
. ingle family. The City Council .y, if it
fi it necessary to do so for e protection of
the .-alth, safety and welfare .f persons who may
occupy he proposed dwelling .nit, impose
addition. reasonable requ' . ements or conditions
on the co truction and -e of the dwelling unit.
(8) That the , .nditi. al use allowing such a
dwelling unit i a ndustrial zone is deemed to
be unique to the . incipal use of the property
and the owners • the property and the
principal use Any - ,nditional use permits
granted und- this Se ' on shall therefore
automatica y expire if e principal use of the
property anges or the o ,ership of either the
proper or the principal u - of the property
chang= - .
xiii . Te' .orary structures
xix. overnment buildings and facilities
• J. Mini storage
xxi . All uses allowed as a conditional use in the I1
zone
16 . B-P Business Park District
STATEMENT OF PURPOSE: The Business Park District is established
to encourage a planned, integrated environment for certain
industrial, office, and commercial uses which are compatible
with, and compliment each other as well as the surrounding land
uses . The underlying land use designation within the district
may vary, either light industrial or highway business .
Development within the Business Park district will correspond
with the land use designation. Industrial and office uses
allowed where the land use designation is light industrial, and
commercial uses allowed where the land use designation is highway
business .
It is the intent of this ordinance that development reflects
common themes using compatible architectural design and
consistency in signage, landscaping, and lighting. It is also
the intent to encourage businesses which generate a high number
of jobs per square foot rather than predominately warehouse type
• uses .
A. Permitted Uses
9.40
+� *op !
s *' •a yy
ix. Grain and feed elevators and mills •
Chemical storage/bulk storage fuel • e. petroleum
xi. Meat or fish packing
xii. ) -ter and sewage treatment
xiii. Ou •oor storage area accesso to principle use
xiv. Bus, uck and implement s ,,rage, maintenance and
repair
xv. Multiple •rincipal stru.. ures on one lot
xvi. Sexually o ' ented lane) uses
xvii.Single famil reside, ial dwelling units
accessory to princi al u- -s, provided:
(1) That the na• - of the principal use of the
property make it , ecessary or highly desirable
from both the p., -rty owners and the City' s
perspective to ,,av= a twenty-four (24) hour a day
caretaker or s curia\ person reside on the
property. •
4 (2) That the. proposed . elling unit is designed
for and wil ' be used ex. usively by caretakers or
security p=, sonnel respo' -ible for the secur.}ty
of the pr• •erty and the p ':ncipal use thereof.
(3) That - he prdposed dwell • •g unit will be 0
occupied. by no more than two •ersons, one of whom
must be an immediate family m-`-.er (husband,
wife, :=ther, mother, or child) . or the owner of
the pr ncipal use of the propert and neither of
whom . ay be under eighteen (18) y -rs of age.
(4) hat there shall be only one dw_ ling unit
per of or, if one principal use is •cated on
se •ral adjoining lots, per principal se.
( That the proposed dwelling unit not -' ceed
ght hundred (800) square feet in size a • be
ocated within a building serving the principal
se of the property which is no less than ten
thousand (10, 000) square feet in size.
(6) That the principal use of the property is not
of such a nature that it would be dangerous or
hazardous to residents of the proposed dwelling
unit.
9.39
• i. Permitted uses allowed when the underlying land
use is light industrial :
a. Light Manufacturing
b. Research and development laboratories
c. Government, business, and professional
offices
d. Mail order operations
e. Telecommunication operations
f. Sherburne County fair
ii. Permitted uses allowed when the underlying land
use is highway business :
a. Health athletic clubs
b. Personal service establishments
c. Financial institutions
• B. Accessory Uses:
i . Off-street parking lots or facilities
ii . Private recreational facilities
iii . Public shelters and essential services
C. Conditional Uses:
i. Conditional uses allowed when the underlying land
use is light industrial :
a. Any permitted use which involves more than
30% warehouse space
b. Vocational, technical and trade schools
c . Multiple buildings on a lot
d. Multiple tenant buildings
e. Above ground storage tanks
ii . Conditional uses allowed when the underlying land
• use is highway business :
a. Hotels and motels
9.41
b. Licensed day care facilities
c. Retail shops and stores which compliment
and serve the Business Park subject to the
standards set forth in 2 (j ) below.
d. Motor vehicle specialty service stations
e. Multiple buildings on a lot
f. Multiple tenant buildings
g. Restaurants (Class I)
STANDARDS:
A. Minimum lot size - one and one-half (1 1/2) acres
B. Building setbacks (minimum)
i . Front Yard - Thirty-five (35) feet, or one-half
(1/2) the total building height whichever is greater.
ii . Side Yard - Twenty (20) feet, or one-half (1/2)
the total building height, whichever is greater.
• iii . Rear Yard - Twenty (20) feet, or one-half (1/2)
the total building height, whichever is greater.
iv. All setbacks shall be determined from the planned
right-of-way (ROW) , as designated in the City, County,
or State Transportation Plan, and normally defined in
the subdivision regulations .
C. Parking Lot Setbacks (minimum)
i . Front Yard - Twenty-five (25) feet.
ii . Side Yard - Twenty (20) feet.
iii . Rear Yard - Twenty (20) feet.
iv. All setbacks shall be determined from the planned
right-of-way (ROW) , as designated in the City, County,
or State Transportation Plan, and normally defined in
the subdivision regulations .
D. Loading Spaces/Overhead Doors
i . Loading spaces/overhead doors shall be located
• r;mathi—y- in designated rear yards and secondarily in
9.42
i . Permitted uses allowed when the underlying land •
use is light industrial :
a. Light Manufacturing
b. Research and development laboratories
c. Government, business, and professional
offices
d. Mail order operations
e. Telecommunication operations
f. Sherburne County fair
ii. Permitted uses allowed when the underlying land
use is highway business:
a. Health athletic clubs
b. Personal service establishments
c. Financial institutions
B. Accessory Uses: •
i . Off-street parking lots or facilities
ii. Private recreational facilities
iii. Public shelters and essential services
C. Conditional Uses:
i. Conditional uses allowed when the underlying land
use is light industrial :
a. Any permitted use which involves more than
30% warehouse space
b. Vocational, technical and trade schools
c. Multiple buildings on a lot
d. Multiple tenant buildings
e. Above ground storage tanks
ii. Conditional uses allowed when the underlying land
use is highway business:
a. Hotels and motels •
9.41
designated side or front yards as approved by the
410 Zoning Administrator.
ii. Loading spaces and overhead doors should be
designed to be compatible with the principle building.
Architectural techniques should be employed to reduce
visual impacts from adjacent properties and roadways .
E. Dumpsters/Refuse Enclosures
i . All dumpsters shall be completely screened from
public view by using enclosures constructed of similar
material as the principal building.
ii . Refuse enclosures shall include gates and be
located in designated rear or side yards .
F. Roof-Top/Ground Electrical Equipment
All utility equipment shall either be:
i. Screened from the eye level view of adjoining
properties by use of exterior wall (s) and/or
landscaping; or,
• ii. Painted to match or complement the building
structures; or,
iii . Incorporated into an architectural design, as
approved by the Zoning Administrator.
G. Architectural Standards
i. Major exterior surfaces of all walls shall be
face brick, stone, glass, stucco, architecturally
treated concrete cast in place or pre-cast panels,
decorative block, or architectural metal, or approved
equivalent, as determined by the Zoning Administrator.
H. Landscaping
i . Not withstanding the provisions of Section
900 .30, the following requirements shall be met:
a. Of the total number of overstory trees
required, a minimum of twenty-five percent (25%)
shall be ornamental trees and twenty five percent*
(25%) shall be conifer trees .
b. A landscaping credit of up to twenty-five
percent (25%) may be given to a site plan which
110 contains exterior sculptures, fountains, ponds
beyond those required for storm drainage and
9.43
other site enhancements as approved by the Zoning
110 Administrator.
c . Underground irrigation shall be installed
within the front yard and all landscaped areas
adjacent to a public right-of-way.
I. Signage
i . Not withstanding the provisions of Section
900 .22, the following requirements shall be met:
a. All freestanding signage shall be of a
monument style sign and have a maximum size of
sixty-four (64) square feet and height of eight
(8) feet.
b. One (1) on-premise business wall sign per
occupancy, not to exceed two (2) square feet in
sign area for each linear foot of the building
frontage up to a maximum of one hundred and
twenty-eight (128) square feet per occupancy is
permitted.
J. Standards for Retail Shops and Stores
• i . Freestanding retail shops and stores shall be
limited to those which compliment other uses within
the business park, provide a service to those other
businesses, and shall not exceed 20, 000 square feet in
size.
ii . Retail/wholesale sales incidental to products
manufactured, assembled, or warehoused on the
premises, may be permitted as an accessory use
provided no more than ten percent (10%) of the
building is used for retail/wholesale sales .
K. Hazardous Material
i . Any business which involves the handling or
storage of hazardous material shall provide data
information sheets to the City for review and receive
appropriate permits from applicable agencies .
17 - _ --_ ent District
STATEMENT OF PURPOSE: The purpose of this • ' - -vide
o•-- - - - -ative dev- and design flexibility by
allowing modification o +- - - - • 'n• area, width, setback
and other dimens ' - - requirements. PS , .e developed in
411 accordanc- a Concept Plan and a PUD Developmen -nd in
acc. - ce with this Ordinance and the City Subdivision
Regulations . A PUD shall be consistent with the intent and
9.44
designated side or front yards as approved by the
Zoning Administrator. •
ii . Loading spaces and overhead doors should be
designed to be compatible with the principle building.
Architectural techniques should be employed to reduce
visual impacts from adjacent properties and roadways .
E. Dumpsters/Refuse Enclosures
i. All dumpsters shall be completely screened from
public view by using enclosures constructed of similar
material as the principal building.
ii . Refuse enclosures shall include gates and be
located in designated rear or side yards .
F. Roof-Top/Ground Electrical Equipment
All utility equipment shall either be:
i. Screened from the eye level view of adjoining
properties by use of exterior wall (s) and/or
landscaping; or,
ii . Painted to match or complement the building
structures; or, .
iii . Incorporated into an architectural design, as
approved by the Zoning Administrator.
G. Architectural Standards
i. Major exterior surfaces of all walls shall be
face brick, stone, glass, stucco, architecturally
treated concrete cast in place or pre-cast panels,
decorative block, or architectural metal, or approved
equivalent, as determined by the Zoning Administrator.
H. Landscaping
i . Not withstanding the provisions of Section
900.30, the following requirements shall be met:
a. Of the total number of overstory trees
required, a minimum of twenty-five percent (25%)
shall be ornamental trees and twenty five percent,
(25%) shall be conifer trees .
a
b. A landscaping credit of up to twenty-five
percent (25%) may be given to a site plan which
contains exterior sculptures, fountains, ponds -
Aft
beyond those required for storm drainage and
IIF
9.43
iLiE •
11-8-3 11-8-4
•
furnish the City Building Official with building plans and structural
components of the satellite dish, television antenna or radio antenna
displaying the means of securing the structure to the roof of a
building. The Building Official must approve the building plans.
g. Lightning Protection: Each satellite dish, television antenna or
radio antenna shall be grounded to protect against natural lightning
strikes in conformance with the National Electrical Code as adopted
by the City'.
h. Conditional Use: Satellite dishes, television antennas or radio
antennas which exceed height limitations specified herein may be
allowed by conditional use permit as provided in subsection D of this
Section.
13. Farming buildings (Ord. 167, 7-7-80)
14. Wind energy conversion system towers as regulated by Chapter
20 of this Title. (Ord. 167, 7-7-80; amd. Ord. 238, 1-16-84)
F. No excluded roof equipment or structural element extending beyond
the limited height of a building may occupy more than twenty five
• percent (25%) of the area of such roof nor exceed ten feet (10')
unless otherwise noted. (Ord. 167, 7-7-80)
11-8-4: BUILDING TYPE AND CONSTRUCTION:
111.1
A. General Provisions:
1. No galvanized or unfinished steel, galvalum or unfinished
aluminum buildings (walls or roofs), except those specifically
intended to have a corrosive designed finish such as corten steel
shall be permitted in any zoning district, except in association with
farming activities. (Ord. 167, 7-7-80; amd. Ord. 248, 6-18-84)
2. Buildings in all zoning
districts shall maintain a high standard of
architectural and aesthetic compatibility with surrounding properties
s
to ensure that they will not adversely impact the property values
f
the abutting properties or adversely impact the community's public
health, safety, and general welfare.
1. See subsection 9-1-1A of the City Code.
•
City of Lakeville
11-8-4 11-8-4
3. Exterior building finishes shall consist of materials comparable in
grade and quality to the following:
a. Brick.
b. Natural stone.
111 c. Decorative concrete block.
d. Cast in place concrete or precast concrete panels.
e. Wood, provided the surfaces are finished for exterior use and
wood of proven exterior durability is used, such as cedar, redwood,
cypress.
f. Curtain wall panels of steel, fiberglass and aluminum,
11 (nonstructural, nonload bearing), provided such panels are factory
fabricated and finished with a durable nonfade surface and their
fasteners are of a corrosion resistant design.
g. Glass curtain wall panels.
h. Stucco.
B. R Residential Districts:
1. Except in the A-P, R-A and R-1 Zoning Districts, all accessory
buildings in excess of one hundred fifty (150) square feet that are
accessory to residential dwelling units shall be constructed with a
design consistent with the general character of the principal structure
on the lot.
2. Nonresidential uses allowed in the R Districts may have an all
metal or fiberglass accessory building in excess of the one hundred
fifty (150) square feet by conditional use, provided the building is
located in the rear yard and is screened and landscaped from
abutting residentially zoned or used property and public rights of way
in accordance with Section 11-6-7 of this Title.
C. CBD-C Business Districts:
1. In the CBD-C Business Districts, any exposed metal or fiberglass
finish on all buildings shall be limited to no more than fifty percent
(50%) of any one wall. Any metal finish utilized in the building shall
•
City of Lakeville
GR0OVbLWIt" K c. (2)
(2) Allowable Commercial and Industrial Facing Materials. In
commercial and industrial districts and commercial and industrial
• areas of mixed-use districts, one or more of the following exterior
facing materials shall be used:
a. the following may be used in unlimited quantities: facing
brick (glazed or unglazed), clay facing tile, hollow brick or
clay masonry screen tile in grades rated same as face brick,
natural stone veneer (masonry or slab granite, limestone,
marble, slate, sandstone, or quartzite), tempered glass
(including colored or patterned), finished stucco (cement or
synthetic), finished cast-in-place concrete, finished precast
concrete, grade N-I (high strength, moisture controlled)
integral colored concrete brick with water repellent surface,
grade N-I integral colored concrete block with split face
(scored or unscored), water repellent surface;
b. the following may be used in unlimited quantities on
facades that are not visible from public streets and as
accent materials on up to 15% of facades that are visible
from public streets: grade N-I ground stone face, glazed or
painted concrete block with water repellent surface;
c. The following may be used in limited quantities not to
• exceed 15% of aggregate exterior facade surface area for
trim, decoration or special effects: reflective (mirrored)
glass, glass block (maximum framed area of 144 square
feet), aluminum cladding (mill or anodized finish; surfaces
in contact with other metals, concrete or masonry must be
coated with bituminous paint), copper cladding (must be
lead coated where water would wash from copper to
adjoining stone or concrete), steel cladding (galvanized,
baked-on enamel, or stainless; stainless must stone),be sed
wsed
where in contact with concrete, masonry a
exterior grade finished wood (painted, stained or weather-
sealed).
d. ADS, Any person aggrieved by a decision of the Director of Planning
regarding architectural design standards or the use of certain exterior
materials may appeal the decision to the Board of Zoning Appeals. .
I
I
•
Section 367.23 added by Ordinance #1995-773
I
PLYMOUTH ZONING ORDINANCE p I y 'we * 11 =
Subd. 1. General Provisions.• _
(a) Except in association with farming activities, no galvanized or unfinished steel
or unfinished aluminum buildings (walls or roofs), except those specifically intended to _
have a corrosive designed finish such as corten steel shall be permitted in any zoning
district.
(b) Buildings in all zoning districts shall maintain a high standard of architectural
and aesthetic compatibility with surrounding properties to insure that they will not -
adversely impact the property values of the abutting properties or adversely impact the _
community's public health, safety and general welfare. _
(c) Exterior Building Finishes.
(1) The primary exterior building facade finishes shall consist of materials
comparable in grade and quality to the following:
a. Brick. -
b. Natural stone.
c. Integral colored split face (rock face) concrete block. -
d. Cast in place concrete or pre-cast concrete panels. _
e. Wood, provided the surfaces are finished for exterior use or
wood of proven exterior durability is used, such as cedar, redwood, or -
• cypress. -
f. Curtain wall panels of steel, fiberglass and aluminum (non-
structural, non-load bearing), provided such panels are factory fabricated -
and finished with a durable non-fade surface and their fasteners are of a -
corrosion resistant design. _
g. Glass curtain wall panels. -
h. Stucco.
i. Vinyl.
j. Other materials determined as acceptable by the Zoning -
Administrator.
(2) Building foundations and other such portions of a building's facade need
not comply with the requirements for the primary facade treatment or materials. .
Subd. 2. Residential Districts.
(a) Except in the FRD Zoning District, all accessory buildings in excess of one
hundred twenty (120) square feet that are accessory to residential dwelling units shall
•
be constructed with a design consistent with the general character of the principal
structure on the lot.
• .
r,' 21115-2
iil
PLYMOUTH ZONING ORDINANCE
(b) Non-residential uses allowed in the residential districts may be allowed to have
an all metal or fiberglass accessory building in excess of the one hundred twenty (120)
• square feet by conditional use permit, provided the building is located in the rear yard
and is screened and landscaped from abutting residentially zoned or used property and
public rights-of-way
in accordance with Section 21130 of this Chapter.
Subd. 3. Business Districts.
•
(a) In business districts, any exposed metal or fiberglass finish on all buildings shall
be limited to no more than fifty (50) percent of all walls. Any metal finish utilized in
the building shall be a minimum of twenty-six (26) gauge steel. All sides of the
principal and accessory structures are to have essentially the same or coordinated,
harmonious exterior finish materials and treatment. The roof slope shall be limited to a
- maximum of one to twelve (1:12) slope, unless approved by the Zoning Administrator.
Subd. 4. Industrial Districts.
•
(a) In industrial districts, all buildings constructed of curtain wall panels of finished
steel, aluminum or fiberglass shall be required to be faced with brick, wood, stone,
•
architectural concrete cast in place or pre-cast concrete panels on all wall surfaces.
The required wall surface treatment may allow a maximum of fifty (50) percent of the
metal or fiberglass wall to remain exposed if it is coordinated into the architectural
design. For buildings which abut residential uses, the building material requirements
of Subd. 3 above shall apply. In cases where industrial buildings are not visible from
1 • abutting residential uses, the Zoning Administrator may grant an exception to the
building material requirements of Subd. 3., above. p
(b) The Zoning Administrator may grant a deferment to a developer of industrial
metal buildings or building additions from the exterior wall design requirements of this
section when the building or building addition will be constructed in more than one
phase subject to the following:
(1) The deferment shall be until the second construction phase is complete
or up to five (5) years, whichever is less; and
(2) The building owner shall provide the City with an irrevocable
letter of
credit for an amount one and one-half (1-1/2) the estimated cost of the required
exterior wall treatment. The bank and letter of credit shall be subject to the
approval of the City Attorney. The letter of credit shall secure compliance with
this Chapter.
Subd. 5. Exceptions.P Exceptions to the provisions of this section may be granted
as a conditional use permit by the City Council, provided that:
(a) The proposed building maintains the quality and value intended by this Chapter.
21115-3
OTSE6p
20-17-4 : BUILDING TYPE AND CONSTRUCTION:
• fi:
A. General Provisions:
1 . Metal Buildings : No galvanized or unfinished steel,
galvalum or unfinished aluminum buildings (walls or
roofs) , except those specifically intended to have a
corrosive designed finish such as corten steel shall be
permitted in any zoning district, except in association
with farming operations or as allowed by this Section.
2 . Quality: Buildings in all zoning districts shall
maintain a high standard of architectural and aesthetic
compatibility with surrounding properties to ensure that
they will not adversely impact the property values of the ,
abutting properties or adversely impact the public
health, safety, and general welfare.
3 . Finishes : Exterior building finishes shall consist of
materials comparable in grade and quality to the
following:
a. Brick.
b. Natural stone.
c. Decorative concrete block.
d. Cast in place concrete or pre-cast concrete panels.
e. Wood, provided the surfaces are finished for
• exterior use and wood of proven exterior durability
is used, such as cedar, redwood, cypress .
f . Curtain wall panels of steel , fiberglass and
aluminum (non-structural, non-load bearing) ,
provided such panels are factory fabricated and
finished with a durable non-fade surface and their
fasteners are of a corrosion resistant design.
g. Glass curtain wall panels .
h. Stucco.
i . Vinyl .
j . Other materials as determined by the City Building
Official but not including galvanized or unfinished .;
metal .
4 . Pole Buildings : Except for farming operations, pole
buildings shall not be allowed as a principal building or
structure, except in highly unique or special cases as
may be allowed by a conditional use permit .
B. Institutional, Business and Industrial Uses and Zoning
Districts :
1 . For all uses within the B-1, B-2 , B-3 , B-C, and INS .
Zoning Districts, any exposed metal or fiberglass finish
on all buildings shall be limited to no more than fifty
• (50) percent of any one wall . Any metal finish utilized
in the building shall be a minimum of twenty-six (26)
osf
102
gauge steel . The roof slope shall be limited to a
• maximum of one (1) in twelve (12) slope.
2 . In the B-W and the I-2 Zoning Districts, all buildings
constructed of curtain wall panels of finished steel,
aluminum or fiberglass shall be required to be faced with
brick, wood, stone, architectural concrete cast in place,
or pre-cast concrete panels on wall surfaces abutting a
public right-of-way, residential uses, or public areas .
The required wall surface treatment may allow a maximum
of fifty (50) percent of the metal or fiberglass wall to
remain exposed if it is coordinated into the
architectural design.
3 . Within the I-i Zoning District, exterior finish of all
buildings shall comply with Section 20-17-4 .A.3 . of this
Chapter.
4 . The City may grant a deferment to the requirements of
Sections 20-17-4 .C. 1 and 2 of this Chapter when a
building or building addition will be constructed in more
than one phase. Any such deferment shall be processed as
a conditional use permit pursuant to Section 4 of this
Chapter and shall be subject to the following:
a. The deferment shall be until the completion of
• construction or five (5) years, whichever is less .
b. Property owner shall provide the City with an
irrevocable letter of credit for an amount one and
one-half (1-1/2) the City Building Official' s
estimated cost of the required exterior wall
treatment. The bank and letter of credit shall be
subject to the approval of the City Attorney. The
letter of credit shall assure compliance with this
section of this Chapter.
C. Exceptions to the provisions of Section 20-17-4 .B of this
Chapter may be granted as a conditional use permit pursuant to
Section 4 of this Chapter, provided that :
I] 1 . The proposed building maintains the quality and value
intended by the Ordinance .
2 . The proposed building is compatible and in harmony with
other existing structures within the district and
immediate geographic area.
3 . The provisions of Section 4 .F.2 of this Chapter are
considered and determined to be satisfied.
41.
1
--� 103
SHAKO pre
5 11 .60
• 4. Loading and Service Areas. Loading and
service areas which occur in the front of industrial buildings
shall be at least 50% screened, to a height of four feet from the
eye level from the adjacent roadway.
Source : Ordinance No . 158 , 4th Series
Effective Date : 1-31-85
Subd. 4. Landscaping Maintenance. In all districts, all
structures requiring landscaping and fences shall be maintained so
as not to be unsightly or present harmful health or safety
conditions.
Source : Ordinance No. 31, 4th Series
Effective Date : 10-25-79
--
, Subd-: 5 . Acceptable Building Materials .
A. All portions or sides of multiple residential,
business and industrial buildings which (1) front on existing or
planned public right-of-way, (2) abut residential or institutional
uses or zones, or places of public assembly such as public parks or
recreation facilities shall be constructed with durable , low
maintenance, quality building materials.
• B. The following exterior building materials shall
be deemed acceptable for recuired portion or side of the building,
if it is incorporated into an architectural design which is
consistent with the standards established within the District:
face brick, stone, glass, wood, architecturally treated concrete,
decorative block, painted block, cast in place or precast concrete
panels .
C. Unless approved by the Board of Adjustment and
Appeals , through the variance procedure , no building shall be
constructed whose front (recuired portion) is comprised of the
following exterior building material: sheet aluminum, asbestos,
tin or steel. In approving the use of such exterior materials, the
Board of Adjustment and Appeals shall find that:
1. The cualitv and appearance of the proposed
materials is consistent with the standard which has been set within
the district; and,
2. The approval of the use of these materials
will not result in a detrimental effect on adjacent property
values .
Subd. 6. Required Parking Setback. In all Multiple
Residential, Business (except the B-3 District) and Industrial
Districts , a minimum 15 foot setback shall be recuired for any
• impervious surface which occurs within the recuired front yard
setback. The area within this setback shall be landscaped.
-324- (9-1-85)
§ 24-156 WOODBURY CITY CODE
(I) Screening and fencing. The city may require the screening(through berms,vegetation,
or buffer strips) or fencing of any side or rear yard facing a residential district in conformance
with the standards in article V, division 2 of this chapter.
(g) Miscellaneous regulations.
(1) No accessory buildings shall exceed the height of a principal building.
(2) No building shall be constructed with a main exterior surface of sheet aluminum,
steel, corrugated aluminum, or similar products. Metal like materials are only ac-
ceptable as trim.
(3) No structural metal roofs incorporating visible metal exteriors are permitted.
(4) The exterior surfaces of all buildings shall be faced with brick, stone, architectural
concrete (blocks), precast concrete, glass or equivalent.
(5) All drives and parking lots shall be constructed with concrete curbing and gutter.
Sidewalks may be required along public streets. Additional standards related to
parking, signs, etc., are set forth in article V of this chapter.
(Code 1985, §§ 401.06(F), 478.01, 481.08; Ord. No. 1521, 11-30-88; Ord. No. 1532, § 1532.01,
8-23-89)
• Sec. 24-157. B-2 General Business District.
(a) Purpose and scope. This section applies to the B-2 General Business District. This
district is created to allow areas with a wide variety of business uses including retail, and
service uses.As such,these areas may contain businesses which tend to serve other businesses
and industry as well as those catering to shopper needs.
(b) Permitted uses. Permitted uses are as follows:
Retail shopping uses. Stores and shops selling household goods over a counter or selling
personal services. Included are stores selling antiques, art and school supplies, auto
accessories, bakery goods, bicycles, building materials that are within completely
enclosed buildings, candy,camera and photographic supplies, carpets and rugs, china
and glassware, clothing and costumes, dry goods, foods, electric and household appli-
ances, furniture, fur goods, garden supplies (year-round operation only), hardware,
hobby supplies,jewelry, leather goods and luggage, motor vehicle and boat sales that
are within a completely enclosed building,musical instruments, office supplies,paint
and wallpaper, phonograph records, shoes, sporting goods, tobacco goods, and toys.
Included are the following personal services: Barber shops, beauty shops, laundries
and dry cleaning, photography studios, picture framing, locksmith shops and repair
incidental to sale of goods listed above.
Banks and financial institutions.
Medical and dental offices and laboratories.
Hospitals, sanitariums, and rest homes.
Supp. No. 7 1526