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Item 6A - Downtown District Design Guidelines Re s o l u t i o n 0 3 - 0 1 1 : Ex h i b i t A Do w n t o w n D i s t r i c t D e s i g n G u i d e l i n e s Ma r c h 2 0 0 3 1 DOWNTOWN DISTRICT DESIGN GUIDELINES CITY OF SOUTHLAKE, TEXAS Adopted March 2003 2 1. Introduction 2. Key Design Principles 3. Design Guidelines for Non-Residential and Mixed Use Development Site Design & Parking Building Form, Scale, & Rhythm Architectural Elements Lighting & Signage Pedestrian Network & Streetscape 4. Design Guidelines for Single-Family Residential Development Site Design & Orientation Architectural Elements Pedestrian Network & Streetscape 5. Design Guideline Amendment Process DOWNTOWN DISTRICT DESIGN GUIDELINES Adopted in conjunction with the Downtown Zoning District Regulations (Ord. 480-SS) TABLE OF CONTENTS 3 3 4 4 5 6 9 10 11 11 12 12 13 3 2. KEY DESIGN PRINCIPLES The Downtown Design Guidelines are established as a part of the development standards adopted for the Downtown Zoning district. The primary objective is to establish a set of flexible but essential guidelines that reinforce the purpose and intent of the Downtown district. 1. INTRODUCTION Southlake’s downtown is intended to embody the traditions of American small-town downtowns. Overall planning and building arrangement should create a compact pedestrian-scaled environment. Individual buildings should be designed and detailed to reinforce the pedestrian-oriented nature of downtown. The Downtown Design Guidelines are premised upon the existing development in Town Square and promote its pedestrian-oriented character. The guidelines are not intended to establish any particular architectural design theme for downtown, but rather, provide development guidelines for site design, the design of buildings and streetscapes, material selections, exterior lighting and signage design. The design guidelines are not intended to be static, but are to be flexible enough to address future development trends as the environment continues to mature and evolve. Southlake’s downtown, located at Southlake Town Square, is intended to be the focal point of the City. The 1995 Southlake Corridor Study recommended the establishment of a ‘Village Center” as the heart of the community. West Village Center is the location of Southlake Town Square Southlake Town Square New buildings/building facades shall utilize building elements and details to achieve compatibility with existing buildings in the Downtown district. Compatibility is not meant to be achieved through uniformity, but through the use of variations in building elements to achieve individual building identity. Building facades must include a appropriate architectural details and ornament to create variety and interest. Buildings shall be built to, or close to, the sidewalk to define and enhance the pedestrian environment. Open space(s) shall be incorporated to provide usable public areas integral to the downtown environment. Buildings shall be located and designed so that they provide visual interest and create enjoyable, human-scaled spaces. The key design principles are: Aerial view of Southlake Town Square, a new small-town Downtown The key design principles establish essential goals for development in the Downtown district to ensure the preservation, sustainability, and visual quality of this unique environment. 4 3. DESIGN GUIDELINES FOR NON-RESIDENTIAL AND MIXED-USE DEVELOPMENT In addition to the key design principles, the following guidelines shall apply to all non-residential and mixed-use development in the Downtown district. I. SITE DESIGN & PARKING Site Design: In order to create attractive, pedestrian friendly streets and provide street-level activity and interest, buildings shall: be built to or close to the sidewalk have entrances oriented to the sidewalk for ease of pedestrian access be located in such a manner as to minimize conflicts between pedestrians and automobiles Corner Lots: At key intersections, buildings located on corner lots shall utilize variations in building massing to emphasize street intersections as points of interest in the district. Building Orientation: Buildings shall be oriented toward the major street front with the primary entrance located on that street Parking: On-street parking (parallel or angled) shall be permitted in the Downtown district. Off-street surface parking shall be predominantly located behind buildings and accessed by alleys or rear drives when ever possible. Images showing typical building location and orientation in Town Square. Buildings edge the street and create a continuous street wall, thus creating a safe and enjoyable pedestrian environment. Typical building configurations at street intersections that emphasize corners. Angled, on-street parking located on Grand Avenue 5 II. BUILDING MASSING, SCALE, & RHYTHM Downtown building facades fronting on State Street illustrate the compatibility of adjoining building facades of varying widths and rhythms as they relate to each other in height, location of cornice lines, scale of window openings, and other horizontal and vertical elements. Building Massing & Scale: A building’s massing is its exterior volume and its scale is the relationship of its overall size and its component parts with its adjoining buildings, spaces, and people. Building Rhythm: A building’s rhythm is the pattern created by the regular recurrence or alteration of its constituent architectural components. Example of a change in building massing to emphasize a building entry point Example of a break in the rhythm of a block of facades, coupled with a change in massing to emphasize a pedestrian pass-through linking the street to the rear surface parking lot. Example of buildings/ facades framing and emphasizing the termination of a vista. • A building’s massing shall relate to its site, use, and to the massing of adjacent buildings. • A building’s massing shall serve to define entry points and help orient pedestrians. • The scale of individual building facade compo- nents shall relate to one an- other and the human scale, particularly at the street level. • Buildings and/or facades shall emphasize and frame or terminate important vistas. • Non-residential and mixed use buildings in Downtown, to the extent practicable, shall maintain a 25’ or multiples of 25’ building facade widths. • Variations in the rhythms within individual building facades shall be achieved within any block of building facades. • Breaks in the predominant rhythm may also be used to reinforce changes in massing and important elements such as building entrances or pedestrian pass-throughs. 6 Architectural composition is the relationship between the architectural elements in an individual building. Architectural elements shall be designed to the appropriate scale and proportions of the selected architectural style. For example, building designs based Entrances: The design and location of building entrances in the Downtown district are important to help define the pedestrian environment and create retail-friendly environments. • Entrances shall be easily identifiable as primary points of access to buildings. • Building entrances may be defined and articulated by ar- chitectural elements such as lintels, pediments, pilasters, col- umns, porticos, porches, overhangs, railings, balustrades, Typical art deco/ streamline moderne facade in the Downtown district with corresponding, proportional architectural facade elements Typical 2-story facade in the Downtown dis- trict with archi- tectural ele- ments illus- trated and others as appro- priate. All building el- ements should be com- patible with the archi- tectural style, materi- als, colors, and details of the building as a whole. • Entrances to upper level uses may be defined and integrated into the design of the overall building facade. Examples of typical store entrances in the Downtown district Example of a canopy used to mark the entrance to the lobby serving upper level uses. III. ARCHITECTURAL ELEMENTS Architectural elements are the individual components of a building, including walls, doors, windows, cornices, parapets, roofs, pediments, and other features. on an Art Deco style shall utilize architectural elements of a scale and proportion characteristic of that style. 7 Facade Treatments: Facade treatment is that portion of a building’s street facing elevation extending from the ground to the roof that consists of a single layer or architectural expression. • Retail ground floors shall have windows covering a minimum of 40 percent of the major street fronting facade(s). Other ground level uses shall have facade treatments appropriate to such use(s). • All sides of a building shall be consistent with respect to style, colors, and details only to the extent that they establish continuity with the main street-front facade. One and two-story buildings with ap- propriate window treatments. • On facades fronting on service or parking areas and along secondary streets, windows need not be provided at the ground floor level. However, buildings should avoid long, monotonous, uninterrupted walls. Building wall offsets, including projections, recesses, niches, fenestration, or changes of materials or color shall be used to add architectural variety and interest, and to relieve the visual impact of a blank wall. Images showing the acceptable treatment for secondary building facades that illustrate the continuation of the major features of the front facade along the side facade with a change in facade material Front, side, and rear facades of the same block of buildings showing the different, but consistent, acceptable treatment • Parapet and roof-line offsets between facades may be provided in order to break down the scale of the block and create architectural interest and variety. • Architectural elements, such as canopies, awnings, roof and floor overhangs, and colonnades shall be provided as appropriate to protect pedestrians, help unify parts of a building or block, provide human scale, or provide a backdrop for signage and graphics. Images of Downtown buildings with appropriate roof- lines 8 Building Materials: Exterior finish building materials shall consist of: • Masonry, which is defined as brick, cast stone, glass fiber reinforced concrete, glass fiber reinforced gypsum, and split face concrete masonry units Storefronts: Retailers located at the street level primarily use store- fronts to orient and advertise merchandise to customers. • Retail buildings shall provide street-level pedestrian-oriented uses at the ground floor level. Examples of one-story storefronts in Town Square • Storefronts on facade treatments that span multiple tenants shall use architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures. Examples of buildings with multiple facade treatments • Stucco, including synthetic stucco (exterior insulation finishing system - EFIS) • Glazed ceramic and porcelain tile • Fiber reinforced plastic (with the exception of plastic or vinyl siding) - used for exterior building components, including but not limited to: cornice and entablature elements, decorative columns and pilasters, storefront trim, railings, and balustrades, spandrel panels, and similar elements. • Painted steel and aluminum, cast iron, bronze, brass, copper (including terne coated) • Roofing materials (visible from any public right-of-way): copper, factory finished painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber shingles. • Materials other than those listed above may be used for architectural trim and accent applications including, but not limited to, cornices and decorative brackets, frieze panels, decorative lintels, shutters, and porch or balcony railings. Examples of buildings in the Downtown district utilizing different building materials. 9 Lighting: The placement and orientation of lighting can be a critical part of creating an inviting and safe downtown envi- ronment. • Exterior lighting shall be architecturally integrated with the building’s style, material, and color. • Lighting intensities shall be controlled to ensure that exces- sive light spillage and glare are not directed toward neigh- boring areas and motorists. • Pedestrian level lighting of building entrance-ways shall be provided. • Illuminations of portions of buildings, direct or indirect, may be used for safety or aesthetic results. Signage: In addition to the Sign Ordinance No. 704-A, devel- opment in the Downtown district shall meet the following guidelines: • Signage in the Downtown district shall enhance the pedes- trian character of the district by providing signs that are pe- destrian in scale and located so as to be legible to pedestri- ans on sidewalks. • Signs may be attached flush to the building so long as they do not obscure any significant architectural details. • Signs may be hung from marquees or overhangs, but shall not project lower than 7.5 feet above the sidewalk. Appropriate pedestrian level and parking lot lighting in Town Square • Businesses are encouraged to create individually styled signage that distinguishes their establishment. • Signs which are pedestrian oriented may be painted on the storefront glass, but in no case shall it occupy more than 25 percent of the glazed surface area. • Directory signs may be provided to help direct the public to different businesses and services in the Downtown district. These may be provided at prominent locations in downtown. • Signs may be lit by external light sources as long as such sources are not visually intrusive to the downtown envi- ronment. Examples of different acceptable signage configurations in the Downtown district IV. LIGHTING & SIGNAGE 10 Pedestrian Network: Sidewalks are a critical part of pedestrian connectivity in the Downtown district. In order to enhance the safety of the pedestrian environment, all development in the Downtown district shall be subject to the following: Examples of development in the Downtown district enhancing the pedestrian environment. Streetscape Treatment: The following guidelines for streetscape standards are provided in order to create an attractive and animated sidewalk environment. The developer shall propose a well-designed and unified streetscape plan for key streets in the Downtown district. Images of typical sidewalk and streetscape treatment in Town Square that characterize a livable pedestrian environment • Street trees - shall be selected and placed with the approval of the City’s Landscape Administrator. • Street trees shall be planted in accordance with a unified landscaping plan proposed by the developer and approved by City Council. • Street Furnishings - shall be installed in accordance with a streetscape plan proposed by the developer and approved by City Council. Street furnishings may include planting strips, raised planters, trash receptacles, street light standards, street signs, wayfinding signs, media boxes, seating, public art, water features, fire hydrants, etc. V. PEDESTRIAN NETWORK & STREETSCAPE • The street network, with its adjoining sidewalks, shall function as the primary pedestrian network. • Mid-block pedestrian connections from the street to parking lots at the rear of the building(s) may be provided at key points. • Pedestrian crosswalks shall be clearly designated and provided at all key street intersections. • Sidewalks shall be constructed from the back of curb to the building front or property line. • Sidewalks shall be a minimum of 6’-0” measured from the face of the curb to the building facade. That portion of the sidewalk that is free of any obstructions to allow for the passage of pedestrians shall be a minimum of 4’-0”. The image on the right shows the mid-block pedestrian connection from the retail street to the rear surface parking lot. 11 4. DESIGN GUIDELINES FOR SINGLE-FAMILY RESIDENTIAL DEVELOPMENT In addition to the key design principles, the following guidelines shall apply to all single-family residential development in the Downtown district. In order to create a compatible residential environment in the Downtown district, special attention to building location and orientation is required. • Residential units shall be located in a manner as to provide privacy for residents by: ~providing a small landscaped front setback, and/or ~raising or lowering the finished ground floor level relative to the sidewalk level. Attached residential units illustrating small, but acceptable landscaped front yards Example of raised and lowered floor levels that enhance privacy for individual residential units Examples of appropriate designs for single-family attached residential units in the Downtown district. • Encroachments by stoops, stairs, eaves, overhangs, porches, bay windows and balconies within the area between the property line and the building line shall be permitted. Example illustrating acceptable encroachments into the setback area I. SITE DESIGN & ORIENTATION 12 !Residential buildings shall have relatively flat fronts and simple roofs with most building wing articulations set at the rear of the structure. Window projections, stoops, porches, balconies, and similar extensions are exempt from this standard. !Gable roofs, if provided, shall have a minimum pitch of 9/12. When hipped roofs are used, the minimum pitch shall be 6/12. Other roof types shall be appropriate to the architectural style of the building. !Architectural embellishments that add visual interest to the roofs, such as dormers and masonry chimneys may be provided. Illustrations of acceptable facades for single-family attached residential units showing relatively flat elevations with appropriate architectural detailing creating an interesting streetscape. Elevations showing ac- ceptable fa- cade and roof treatments for single-family attached resi- dential units in the Down- town district. Pedestrian Network: Sidewalks are a critical part of pedestrian connectivity in the Downtown district. In order to enhance the pedestrian environment and safety, all development in the Downtown district, including residential development, shall be subject to the following: • The street network, with its adjoining sidewalks, shall also function as the primary pedestrian network. • Pedestrian crosswalks shall be clearly designated and provided at all key street intersections. • Off-street parking shall be accessed through alleys along the rear or side property lines, thus eliminating driveways from the residential streetscape with the following exception: ~ Driveways and garages may front onto, and be accessed from a street in case of a corner lot without sufficient street frontage, however where lot arrangements within a block create a front and side street condition, driveways and garages shall front onto the side street. Example of a residential streetscape with garages fronting on alleys II. ARCHITECTURAL ELEMENTS III. PEDESTRIAN NETWORK & STREETSCAPE 13 Streetscape Treatment: The fol- lowing guidelines for streetscape standards are pro- vided in order to create an at- tractive and animated side- walk environment. The de- veloper shall propose a well- designed and unified streetscape plan for key streets in the Downtown dis- trict. An example of a residential streetscape that incorporates water features and other streetscape elements to create an attractive residential streetImages depicting desired residential pedestrian network and residential streetscape treatment in the Downtown district • Sidewalks shall be located in the area between the back of curb and the building front or property line. • Sidewalks shall be a minimum of 5’-0” measured from the face of the curb to the front property line. That portion of the sidewalk that is free of any obstructions to allow for the passage of pedestrians shall be a minimum of 4’-0”. 5. DESIGN GUIDELINE AMENDMENT PROCESS Applications that propose amendments to the Design Guidelines shall be adopted by City Council resolution after a public hearing is held on the proposed amendments. Design guidelines established by this document are a means to assist decision making authorities when approving development in the Downtown district. These guidelines are a response to the market conditions that are currently driving both non-residential and residential development in Town Square. In order to maximize developer flexibility to address future market trends while providing City Council reasonable assurance on the quality of the resulting built environment, the following design guideline amendment process is provided. All applications for amending the Design Guidelines shall be submitted with: !the proposed text changes/additions, !images and/or drawings of acceptable treatments, !a justification of why the proposed changes are necessary, and !how the proposed changes will enhance the unique qualities of Downtown as the center of the community. • Street trees - shall be selected and placed with the approval of the City’s Landscape Administrator. • Street trees shall be planted in accordance with a unified landscaping plan proposed by the developer and approved by City Council.