HomeMy WebLinkAboutDesign Guidelines
Purpose and Background
The Columbia tteights Design Guidelines have two primary
functions:
To guide developers or business owners wishing to
propose expansions, renovations or new construction of
buildings or parking within the commercial districts;
To assist City officials and staff in reviewing
development proposals.
The Guidelines build on and complement recently
completed streetscape improvements to the Central Avenue
business district. They ~vere developed by City staff,
consultants and a Task Force with representatives from the
City CounciI, Planning Commission, area businesses and
landowners, and interested dtizens (see Acknowledgments).
A public workshop was held, including a Community
Preference Survey to assess attitudes toward the built
environment (see Appendix 2).
Implementation
The guidelines ~4ll be linked to the Zoning Ordinance
through creation of three Design Overlay Districts that
match the three Design Districts in this document.
Compliance with the guidelines will be determined through
the site plan review process specified in the zoning
ordinance.
Applicability
The guidelines apply to all nonresidential, mixed use and/or
multifamily buildings, and to the following activities:
New- construction;
o Any exterior changes, including repainting~ with the
exception of replacement or repair of existing materials;
· Any internal remodeling or expansion activity that
increases the overall size of the building by 10 percent or
more;
Any development or expansion of parking areas that
would result in a lot with more than four parking spaces~
Minor alterations such as repainting may be handled
administratively, as determined by the City Planner.
The guidelines are intended to be
mandatory. It is assumed that the
intent of the guidelines shall be met;
however, it is understood that there
may be many ways to achieve the same
design objective. The City' may permit
alternative approaches that, in its
deter-mSnation, meet the objective(s)
of the design guideline(s) equally well.
The City may waive any guideline
when specific physical conditions of
the site or building would make
compliance difficult or inappropriate~
The Guidelines apply only to the
building or site elements (such as
parking or loading facilities) being
developed or altered. That is, a
proposal for changes to a building
would be required to meet only those
guidelines that pertain to buildings,
while changes to a parking area would
be required to meet all guidelines for
parking areas, but not for buildings.
Planning staff will make the initial
determination as to which guidelines
are applicable.
Design Districts
The Guidelines apply to two of the
City's primary commercial corridors:
Central Avenue and 40~h Avenue.
These corridors actually comprise
three distinct areas, each with its own
patterns of land uses, buildings, and
parking. Therefore, three Design
Districts have been established, each
xxdth its own guidelines for topics such
as bt~ding placement and fagade
design. Other guidelines, such as those
applying to building colors and
architectural detailing, are the same for
all districts. The districts are:
Columbia 14eights D '
The Central Business District,
extending fi°om 37~ to 42~d Avenues,
includes a number of historic or
architecturally interesting builctings,
including the Heights Theatre. Most
office and storefront buildings meet
the sidewalk, while shopping centers
and franchise buildings are set back
behind parking lots. Architectural
styles are diverse, from historic
commercial or Mediterranean Revival
(the theater) to 20~h century modem.
New multi-family housing has recently
been developed. Several of£-street
ramps help to reduce the need for
surface parking. Recent streetscape
improvements have enhanced the
pedestrian character of th/s district.
The Highway District extends along
Central Avenue from 42'~a Avenue
north to the City boundary. This
segment has a distinctly different
character than the CBD: most
bu/ldings are set far back from the
street behind large parking lots or
along frontage roads. Central Avenue
is a six-lane h/ghway through most of
this area, and the road width and
traffic speeds combine to make the
area less pedestrian~friendly.
Fortieth Avenue has/ts own
character, combining housing with
institutions such as City tlall and
smaller commercial businesses.
Commercial buildings tend to be
single-story, set back 5 to 10 feet from
the sidewalk. Housing is
predominantly single-family, although
additional townhouse and multifamily
development is envisioned in the
Dovantow,~ Master I)]a~ (2000).
Con ents
Purpose and Background
:implementation .............................................................................................................. 1
Applicability ....................................................................................................................
Design Districts ............................................................................................................... 2
Architectural Guidelines
Building Placement ......................................................................................................... 4
Primary Facades and Roof Treatments ............................................................................. 7
BuiJding Width and Fac~ade ArticuJation ............................................................................. 8
Building Height .............................................................................................................. 10
Transparency: Window and Door Openings ..................................................................... :[1
Entries ..........................................................................................................................
Rear Facades and Entries ...............................................................................................
Building Materials .......................................................................................................... 16
Roof Top Equipment ...................................................................................................... :[9
Building Colors .............................................................................................................. 20
Architectural Detailing ..................................................................................................... 21
Franchise Architecture .................................................................................................... 22
Drive Through Facilities .................................................................................................. 23
Awnings ........................................................................................................................ 23
Site Design Guidelines
Parking Location ............................................................................................................ 24
Parking Area Screening .................................................................................................. 26
Structured Parking ......................................................................................................... 27
Placement and Screening Of Service, Loading and Storage Areas ..................................... 28
Landscape and Site improvements ................................................................................. 29
Pedestrian and Bicycle Access ......................................................................................... 30
Signs ............................................................................................................................ 31
Lighting ......................................................................................................................... 33
Appendices
Glossary ........................................................................................................................ 35
Summary of Community Preference Survey ..................................................................... 37
Credits
Columbia Heights City Council
Julienne Wyckoff (Mayor)
Bruce Kelzenberg
Bruce Nawrocki
Tammera Ericson
Bobby Williams
Gary Peterson (former Mayor)
Marlaine Szurek (through 2002)
Design Guidelines Task Force
]eft Bahe
Ron Clark
Tammera Ericson
Bob Grootwassink
Connie Kuppe
Bruce Nedegaard
Tom Ramsdell
Mariaine Szurek
Catherine Vesley
City Staff
Robert Streetar, Community Development Director
Tim .Johnson, City Planner
Kevin Hansen, City Engineer
Consultants
LtRS Corporation
Bob Kost, ASLA, A][CP, Project Manager
Suzanne Rhees, A:[CP, Planner
Architectural
Guidelines
Placement
CBD
ObfectJve: To maintain and reinforce a
consistent street edge and to foc~s attention on
Centra/ Mven~e and otherprimas?, ~'treets
mithin 3e CBD.
Buildings should have a well-defined
front fagade with primary entrances
facing the street. Buildings should be
aligned so that the dominant lines of
their facades parallel the line of the
street and create a continuous edge.
Buildings should meet the established
budding facade line on the block where
they are located for at least 75 percent
of the length of their front fa~cade. On
most downtown blocks, this fagade
line is at or very close to the edge of
the sidewalk.
The remaining 25 percent of the
fagade may be set back up to 10 feet to
emphasize entries or create outdoor
seating and gathering areas.
At intersections, buildings should
"hold the corner" - that is, have street
facades at or near the sidewalk on both
streets.
4
Building Placement
40~ Avenue District
Obfecdve: To orient b~i/dings toward 40~'
~lvem/e in om'er lo increase il~' ~s~a/ interes/
and a/tva~ffveness to pede~¢rians.
All buildings should have a
defined front fa~cade with p~imavj
entrances facing the street. Buildings
should be aligned so that the dominant
lines of their facades parallel the line of
the street.
z%~onreside~dia/ and mixed use bui/din~g
facades should be flush with the
sidewalk or set back no more than 10
feet for at least 60 percent of the
length of their front fagade. At
intersections, these buildings should
"hold the corner" - that is, have street
facades at or near the sidewalk on both
streets.
Reo°identia/bzzi/dings should be set back
between 5 and 20 feet from the
sidewalk edge. The purpose of the
setback is to provide a transitional
semi-private area between the sidewalk
and the front door. Landscaping,
steps, porches, grade changes, and low
ornamental fences or walls may be
used to provide increased privacy and
livability for first floor units.
Building PJacement
Highway District
Objective: To orient nonresident_ia/
b~i/dings loward the street in order lo improve
its vva/kabi/i~,, while ~weating op~ort~nities
~r more intema/3,fi)~sed re,;iden/ia/
Nonre,ri&ntia/ or mixed-~se b~i/&'ngs
should have a welLdefined front
faf nde with entrances facing the street.
Larger btfildings (50,000 square feet or
more in size) may be oriented
perpendicular to the street provided
that at least one entrance facing the
street is provided.
Bt~dings may be set back a maximum
of 85 feet from the sidewalk, in order
to allow for two rows of parking and
drive aisles plus landscaped frontage.
This setback may be increased in cases
~vhere topography or other physical
conditions would prevent parking
areas from being located to the rear of
the building.
R~'sidentia/buildings may be oriented
toward Central Avenue or toward
internal streets or courts, with side
facades parallel to Central Avenue.
Facades parallel to Central Avenue
should be well-detailed and service
areas should not be located along the
Central Avenue frontage. The
frontage should be appropriately
landscaped (see Parking Screening,
page 26).
Primary Facades
and Roof Treatments
CBD
Buildings should have a well-defined
base, middle and top. The base, or
ground floor, should appear visually
distinct from the upper stories,
through the use of a change in building
materials, window shape or size, an
intermediate cornice line, an awning,
arcade or portico, or similar
techniques.
Roofs should be fiat, consistent with
traditional storefront commercial
design. Building tops should be
articulated with detailed cornices or
parapets.
40~ Avenue and Highway Districts
Objective: To encourage attached
residential and reLated-use b~d/dings that are
wmpatibk with the prevailing singk fami3,
~sidential s~o~mdi~s.
Residential bui/din~gs ma)' be designed
with flat or pitched roofs. A variety of
roof shapes and parapet details are
encouraged; however, non-structural,
purely decorative roof elements should
be avoided.
Primary Facades
and Roof Treatments
5%5,res/den/ia~ or mixed- ~'e bzd/dings may
be designed with pitched or flat roofs.
Pitched roofs may include gable or hip
roofs, but not mansard or other roof
types not characteristic of the region.
The base or ground floor of the
building should include elements that
relate to the human scale, including
texture, projections, doors and
windows, awnings, canopies or
ornamentation.
Building Width and
Fagade Articulation
CBD
Objective: 7~ reflex;' (ypica/ bmTding
widths found in/he CBD and ~o add visual
intere~ and va~e~ b3/ avoiding 3ng,
mono/ono~s ~cade~
The primary fagade(s) of buildings of
40 feet or more in width should be
articulated into smaller increments
ffzrough the following techniques or
similar ones:
· Stepping back or extending
forward a portion of the fagade;
Use of different textures or
contrasting, but compatible,
materials;
· Division into storefronts with
separate display windo~vs and
entrances
Arcades, awnings, window bays,
balconies or similar ornamental
features;
Building Width and
Fagade Articulation
Variation in roof lines to reinforce
the articulation of the primary
fa,~ade.
40m Avenue District
Objective: To refkct b~i/ding widths
characteristic of ex'is/ing residentia/ and
commercial b.i/dings on 40'3 ~ven~e, and to
adc/zJszm/interest and varie(y to bui/di~s.
The primary' facade(s) of buil&ngs of
30 feet or more in ~vidth should be
articulated into smaller increments
through the techniques listed above or
similar ones.
Highway District
Ob/ectiv-e: To add vis.a/ intetvst and
varie(y to bzd/dings and emphasize the
pedestrian soak.
The primary fagade(s) of buildings of
40 feet or more in width should be
articulated into smaller increments
through the techniques listed above or
by division of the building mass into
several smaller "v¼ngs" - i.e., an "L"
or "U" shape - to lessen its apparent
bulk.
Building Height
Objective: 7~ create an increased ~'ense of
enctos~re, diminixh the perceived midth of the
sto~ ho~sing, ~ces or stmtios.
All Districts
Two- and three-story buildings are
strongly encouraged. Taller buildings
a'e encouraged in the CBD. All
buildings shall have a minimum
cornice height of 22 feet. This height
is adequate to achieve the objective
above, conveying a multi-story
appearance even if the building has
only one occupied floor.
22 f~
10
Transparency: Window and
Door Openings
Objective: To refkc/ the character
existing .rtorefront commercial bm'/din~gs,
en&,en the steeL,'cape and enhamv mo~d~
CBD and 40t~ Avenue Districts
For nonresidential or mixed-use
buildings, window and door openings
sha~ comprise at least 30 percent of
the area of the ground floor of the
primary street facade.
A minimum of 20 percent of any two
side or rear facades at ground level
shall consist of v,4ndow and door
openings designed as specified below.
A minimum of 15 percent of aH upper
story- facades shall consist of window
or balcony door openings designed as
specified below.
For residential buildings, a minimum
of 20 percent of primary (street-facing)
facades and 15 percent of each side or
rear facade shall consist of window and
door openings designed as specified
below (page 12).
Highway District
Where commercial or office uses are
found on the ground floor, at least 20
percent of the ground floor fagade
fronting Central Avenue and 15
percent of any ~'o side or rear facades
shall consist of w4ndow and door
openings designed as specified below
(note that spandrel glass may be used).
11
For residential buildings, a minimum
of 20 percent of primary (street-facing)
facades and 15 percent of each side or
rear facade shall consist of window and
door openings designed as specified
below.
Window and Door Design
Windows and door openings shall
meet the following requirements:
Windows should be designed with
punched and recessed openings, in
order to create a strong rhythm of
light and shadow in keeping with
traditional architecture.
o Mirrored glass or glass block
should not be used on street-facing
facades. Glass on vAndows and
doors should be clear or slightly
tinted, allowing views into and out
of the interior.
In the tIighway District, spandrel
glass (opaque) may be used on up
to half the window and door
surfaces on any building fagade,
* Window shape, size and patterns
should emphasize the intended
organization of the fac~ade and the
de£mition of the building.
Display windows at least 3 feet
deep may be used to meet this
requirement, but not windows
located above eye level.
1E
Columbia HeiSts Desi~ideiines
Entries
Obfective: To establish the visual
in~ortance of the primal7, street entrance, and
to ensure that entffes wnt~bute to the vis~al
a~racliveness ( 3e building and are madi~
vi~ibk to 3e mstome~
Nonresidential or MLxed-Use
Buildings, Ail Districts
Primary building entrances on all
buildings should face the primary
abutdng public street or walkway, or
linked to that street by a clearly defined
and visible walkway or courtyard.
Additional secondary entrances may be
oriented to a secondary street or
parkdng area.
In the case of a corner building or a
building abutting more than one street,
the street with the higher classification
shall be considered pmnary. The main
entrance should be placed at sidewalk
grade. Entries shah be designed with
one or more of the following:
o Canopy, portico, overhang, arcade
or arch above the entrance
Recesses or projections in the
building facade surrounding the
entrance
Peaked roof or raised parapet over
the door
Display windows surrounding the
entrance
, Architectural detai~ng such as tile
'work or ornamental moldings
Permanent planters or window
boxes for landscaping
13
Entries
Residential Buildings, All
Districts
Prima~~ building entrances on all
buildings should face the pdrnary
abutting public street or walkway, or
linked to that street by a clearly defined
and visible wallc,vay or court)~rd.
Additional secondacy entrances may be
oriented to a secondary street or
parldng area.
Porches, steps, pent roofs, roof
overhangs, hooded front doors or
similar architectural elements should
be used to define the primary,
entrances to all residences.
14
Rear Facades and Entries
Objective: To improve/he ap/oearam'e of
rear facades, often/~s/omersparkin~ or
valking /o 3e rear ( building,~', andpm~de
All Districts
Rear facades should be well maintained
and welcoming in appearance.
Landscaping and small wall signs
identifying businesses are encouraged.
If customers park to the rear of the
building, a well-defined and lighted
rear entrance is strongly encouraged. If
a rear entrance is provided, an awning
is also encouraged.
If no entrance is pro~'ided, a signed
and lighted walkway to the front of the
building should be provided. A small
identification sign with the name of the
business is also encouraged.
15
Building Materials
Obfective: To ensure that h~h-quati/y,
durabk and authentic building materiah are
used in residential and nonresidential
construction.
All Districts
The folloxxdng standards apply to all
districts, with the additions and
exceptions noted on pages 17 and 18
for the 40a~ Avenue and Highway
Districts.
All buildings should be constructed of
high-quality materials, including the
following:
Primary materials:
Brick
Natural stone
Precast concrete units and concrete
block, provided that surfaces are
molded, serrated or treated with a
textured material in order to give
the wall surface a three-
dimensional character.
Stucco
Jumbo brick may be used on up to
30 percent of any £agade, provided
that it is used only on the lower
third of the building wall.
Prohibited materials:
Unadorned plain or painted
concrete block
Tilt-up concrete panels
Pre-fabr/cated steel or sheet metal
panels
Aluminum, vinyl, fiberglass,
asphalt or fiberboard (masonite)
siding
16
Building Materials
Accent materials: May be used on up
to 15% of any of the buil&ng's
facades. These may include
architectural metalwork, glass block, or
similar materials as approved by the
Planning Commission.
Building materials of similar quality
should be used on front, side and rear
facades, and detailing of all facades
should be compatible. However, on
rear facades, EIFS (exterior insulating
finish system) may be used as a
primav/material, at a height of at least
3 £eet above grade. On front or side
facades, EIPS may only be used as an
accent material (up to 15% of the
facade area).
Avenue District
Residential buildings in this district
may use the following additional
materials:
. Wood, consisting of horizontal lap
siding with an exposure no greater
than 5 inches or wood shakes;
surfaces must be painted;
Synthetic wood (fiber cement)
siding resembling horizontal lap
siding, such as Hardiplank and
similar materials.
17
Building Materials
Highway District
For nom:esidential or mixed-use
buildings, EIFS may be used as a
primary- material on any fa~cade, at a
height of at least 3 feet above grade.
On Facades fronting a pubhc street
EIFS shall be limited to a maximum of
60 percent of the fagade area.
Buildings of 100 feet or more in width
sha~ employ at least two masonry
types or colors on the primary fagade.
Residential buildings in this distr/ct
may use the following additional
materials:
· Wood, consisting of horizontal lap
siding with an exposure no greater
than 5 inches or wood shakes;
surfaces must be painted;
Synthetic wood (fiber cement)
siding resembling horizontal lap
siding, such as Hardiplank and
similar materials.
Columbia H~ts Desi~
Rooftop Equipment
ObiecdYe: To ensm~e that views
eq~d~ment from p~blic stree~:~~
are minimized.
All Districts
All rooftop equipment shall be
screened from view from adiacent
streets, public rights-of-way and
adjacent properties. Preferably',
rooftop equipment should be screened
by the building parapet, or should be
located out of view from the ground.
If this is infeasible, the equipment
should be grouped within a single
enclosure. This structure shall be set
back a distance of 11/2 times its height
from any primary faocade fronting a
public street. Screens shall be of
durabte, permanent materials (not
including wood) that are compatible
with the primary building materials.
Exterior mechanical equipment such as
ductwork sha~ not be located on
primary building facades.
19
Building Colors
Objective: To e~.~re that b~ilding colors
are aest,3etica/3, pka~ing and compatibk ~vith
3eir surroundings.
All Distr{cts
Building colors should accent, blend
with, or complement surroundings.
Principal building colors should
consist of subtle, neutral or muted
colors v,4th lo~v reflectance (e.g.,
browns, grays, tans, dark or muted
greens, blues and reds). "Warm-
toned" colors are encouraged because
of their year-round appeal. No more
than t-wo principal colors may be used
on a facade or individual storefront.
Bright or prima~T colors should be
used only as accents, occupying a
maximum of 15 percent of building
facades, except when used in a mural
or other public art.
2O
Columbia He. ts D '
Arch itectural Detailing
Objecti,~e: To encourage new b~i/ding
design that echoes the design of the fern '~2'onic'
bm/dings that ~mmin in Columbia [teights -
not~ 3e Heights ~7~ealer- whik
All Districts
Arct-fitecmral details such as
ornamental cornices, arched windows
and Yvarm-toned brick with bands of
contrasting color are encouraged in
neYv construction. The contempora~
adaptation of historic and vernacular
residential, institutional and
commercial styles found in Columbia
Heights and in Northeast Minneapolis
is encouraged.
21
Franchise Architecture
Ob/ective: To emw~rage ne,: b~ildineg
design that L~' sz~portive (the ~rban
goah (3e ~,, and that re,on&' to its
All Districts
Franchise architecture (building design
that is trademarked or identified ~vith a
particular chain or corporation and is
generic in nature) is generally
discouraged unless it employs a
traditional storefront commercial style.
Franchises or national chains shall
follow these guidelines to create
context-sensitive buildings.
Drive-through Facilities
Oh/ective: To enmre hoar d~ive-throz~h
j~ci~ties do not domina/e the appearance
bmTdingfacades or hinder pedestffan
6r~¥dation.
All Districts
Drive-through canopies and other
str,actures, where present, shall be
constructed from the same materials as
the primary building, and with a similar
level of architectural quality' and
detailing.
Site design shall accommodate a logical
and safe vehicle and pedestrian
circulation pattern. Adequate queuing
lane space shall be provided, without
interfering with on-site purl:ring.
22
Drive-through Facilities
CBD
Drive-through facilities shall be placed
to the rear of the principal buil&ng,
and may' be accessed from side streets
or existing service drives; access from
Central Avenue is discouraged.
40a' Avenue and Highway Districts
Drive-through elements shall be placed
to the side or rear of the principal
building, and shall not be located
bet~veen any building fagade and
Central Avenue or 40~ Avenue.
Awnings
All Districts
Where awnings are desired, canvas or
fabric awnings should be used, rather
than wood or metal. Awnings should
be installed without damaging the
building or visually impairing
distinctive architectural features.
Internally illuminated awnings are
prohibited.
23
Site Design Guidelines
Parking Location
Obiective: Zb ensure that buildings, ra//~er
than parking lo& dominate the appearance
~he ,rtreeh'ca~e.
CBD
Generally, parking in the Central
Business District is provided in several
off-street structures, tf provided on-site,
off-street parking should be located to
the side or rear of buildings or within
structures, not bem, een buildings and
the street. A maximum of 4{-) percent of
the lot frontage ma), be occupied by
parking.
40th Avenue District
For nonresidential or mixedmse
buildings, off-street parking should be
located to the side or rear of buildings,
or within structures, not between
buildings and the street. A maximum of
50 percent of the lot frontage may be
occupied by parking.
24
Parking Location
Highway District
Obiecfive: To improve the appearance and
convenience of parki~ lot ~ir~vdation for vehicks
~nd pede~¢ffans by breakin~ 3e parkin~ area
~p inZo sma3r unit, c Pa~ki~g ~re~s 3ou/d be
distffbuled around/a~e buiPdings in order to
sho~en 3e distance lo o3er buildings and
No more than 50 percent of the off-
street parking area for the entire site
shall be located between the front
fagade of the principal building and the
primary abutting street.
Internal accessways with landscaping
and sidewalks are encouraged as a
means of dividing large partdng areas
into smaller ones and facilitating
pedestrian circulation. Angled or
parallel parking may be provided along
an accessway,
~ajor retail
25
Parking Area Screening
Ob/ective: To soften the appearance of
parking areas ~'hen viemed from an abutling
street or side~valk, and to s~reen parking areas
from resideelial yards.
All Districts
Screening along streets and
sidewalks. Parking areas adjacent to
public streets or sidewalks sliall be
screened with a combination of
landscape material and decorative
fencing or walls sufficient to screen
parked cars on a year-round basis while
providing adequate visib~ty for
pedestrians.
Screening adjacent to residential
uses. Parking and loading areas
abutting residential chstricts or uses shall
be screened along side and rear lot lines
as specified in the Zorfing Ordinance
(Section 9.613(5)), in order to block
views into parking areas from residential
yards.
26
Col~mb~aHe~.~hts D
Structured Parking
Objective: To em'ute
s~mc~res are comj)a[ibk ~vi~'h 37~nding
b~d/dings and make a positive contdbation
3e s/reetscape.
Ail Distr~cts
The ground floor facade of any parking
structure abutting any public street or
walkway should be designed and
architecturally detailed in a manner
consistent with nearby commercial or
office buildings.
Upper floors should be designed so that
sloped floors typical of parking
structures do not dominate the
appearance of the facade.
Windows or openings should be
provided that echo those of surrounding
buildings.
Entrance drives to structured parking
(including underground parking) should
be located and designed to minimize
interference with pedestrian movement.
Pedestrian walks should be continued
across driveways.
The appearance of structured parking
entrances should be minimized so that
they do not dominate the street frontage
of a building. Possible techniques
include recessing the entry; extending
portions of the structure over the entry;
using screening and landscaping to
soften the appearance of the entry; using
the smallest curb cut and driveway
possible; and subordinating the parking
entrance (compared to the pedestrian
entrance) in terms of size, prominence,
location and design emphasis.
27
Placement and Screening of
Service, Loading and Storage
Areas
Objective: To screen dews of service and
/oadi~ areas, and to ensure/hat the noise
and not audibk fivm mmo~mding streets and
All Districts
Any outdoor storage, se~4ce or loading
area shall be screened as provided in the
Zoning Ordinance (Sections 9,612 and
9.613).
Loading docks, truck parNng, HVAC
equipment, trash collection and other
service functions shall be incorporated
into the design of the building or
screened v, dth walls of similar design and
materials to the principal building,
combined v~4th landscape material to
create a screen at least 6 feet in height.
Businesses ~vith service bays for auto
repak and similar uses are encouraged to
locate them to the side or rear of the
building, where feasible.
28
Landscape and Site
Improvements
Objective: To ensure t~§atprivate
improvements mill com~kmenl and enhance
pubh'c i.v~rovemen~3~.
CBD
Any landscape improvements or site
£urvJshings included within ~
development site, including lighting,
searing, planters, trees or shrubs, trash
receptacles and sirnil~ elements, shall be
compatible with the City's streetscape
improvements to the Central Business
District. City staff can provide guidance
on public streetscape elements.
29
Pedestrian and Bicycle Access
Objective: To ensa~re thatpede~Tffans and
bicyclists hav~ sari and convenient a~ws~' to all
bm'imss esIabh~rhments.
All Districts
Where sidewalks at'e lacking, they may
be required along all street frontages.
A well-defined pedestrian path shall be
provided from the sidewalk to each
principal customer entrance of a
building. Walkways shall be located so
that the distance between street and
entrance is minimized. Walk~,ays shall
be at least 5 feet in width, and shall be
distinguished through pavement
material from the surrounding parking
lot. Walkways shall be landscaped for at
least 50 percent of th&r length with
trees, shrubs, flower beds and/or
planter pots.
Sidewalks of at least 5 feet in width shall
be provided along all bttilding facades
that abut public parking areas.
3O
Columbia He~ts D '
Signs
All Districts
Objective: Signs sho~dd be· architecZ~.~l~
cov&atibk vailh the s~k, composition,
mateda& ~v3rs and details ff 3e b~i/ding, and
vith o3er ~6gns on nearbff b~ildings. Signs
.&o~/d be an int~ra/pa~ (3e b.ilding end
Wall and projecting signs. Signs
should be positioned so they are an
integral design feature of the building,
and to complement and enhance the
building's architectural features. Signs
should not obscure or destroy
architectural details such as stone arches,
glass transom panels, or decorative
brickwork. Signs may be placed:
In the horizontal lintel above the
storefront windows;
Within window glass, provided that
no more than 25 percent of any
individual window is obscured;
Projecting from the building;
As part of an awning;
In areas where signs were
historically attached.
Shape. Wall signs should generally be
rectangular. In most cases, the edges of
signs shall include a raised border that
sets the sigr~ apart from the building.
IndMdual raised letters set onto the sign
area surface are also preferred.
Projecting signs may be designed in a
variety of shapes.
31
Signs
Colors. Sign colors shall be compatible
with the building fagade to which the
sign is attached. No more than three
colors should be used per sign, unless
part of an illustration. To ensure the
legibility of the sign, a high degree of
contrast between the background and
letters is preferable. A combination of
soft/neutral shades and dark/rich
shades (see Building Colors standard)
are encouraged.
Materials. Sign materials should be
consistent or compatible with the
original construction materials and
architectural style of the b~Alding facade
on which they are to be displayed.
Natural materials such as wood and
metal are more appropriate than plastic.
Neon signs may be appropriate for
windows.
Illumination. External illumination of
signs is permitted by incandescent, metal
halide or fluorescent light that emits a
continuous white light, light shall not
shine directly onto the ground or
adjacent buildings. Neon signs are
permitted. Internally lit box signs and
axvnings are not permitted, with the
exception of theater marquees. Variable
electronic message signs are not
permitted, with the exception of existing
time/temperature signs.
Free-standing signs. Ground or
monument signs are encouraged rather
than pylon signs. Sign materials, colors
and architectural, detailing should be
similar to those of the principal building.
The area around the base of the sign
should be landscaped.
32
Columbia
Lighting
Objective: To ensure//;at sa~F and
at;ractive h~hti,~, k~e/s are f~ded a~nd all
b~d/di~s and farkiff~ areas, ~'itho~ e~ssive
g/are or b~ghtnes~:
All Districts
Exterior lighting should be the
minimum necessao, for safety and
security. Lighting should be designed to
coordinate with building architecture
and landscaping. Building-mounted
fixtures compatible -with building
facades are encouraged.
Overall lighting levels should be
consistent with the character and
intensity of the surrounding area, as
specified in the Zoning Ordinance
(Section 9.611). Light standards shall be
consistent with existing pedestrian-scale
lighting standards, where present or
planned.
33
Appendix 1: Glossary
Arcade: A roofed passageway, usually- with shops on one or both sides.
Building Frontage: The front fagade of a building, typically abutting the sidewalk.
Canopy: A projection or hood over a door, window, niche, etc.
Cornice: Any projecting ornamental moulding along the top of a building or xvall.
EIFS: Exterior insulating finish system - a building wall system typically consisting
of an insulation layer, a water-resistant base coat, and a finish coat similar to stucco
in appearance.
Drive-through facilities: Facilities that allow the customer to purchase or use
services w/thout leaving their vehicle, including bank machines, car washes, fast food,
coffee shops or kiosks, or similar uses.
Franchise Architecture: Building design that is trademarked or identified w/th a
particular chain or corporation and is generic in nature.
Frontage: That portion of a lot or parcel that abuts a street.
Jumbo Brick: Brick that is oversized, usually 4 inches t~dl by 12 inches long.
Nonresidential Development: Commercial, office, institutional or similar land
uses without residential components, including commercial lodging.
Pitched Roofs:
Gable Roofi A pitched roof with a centre, ridge line and vertical wall ends.
Gambrel Roofi A roof with a double pitch terminating in a small gable at
the ridge.
Hip Roofi A pitched roof w/th sloped instead of vertical ends.
Mansard Roofi A pitched roof having a double slope, the lower pitch being
longer and steeper than the upper.
Parapet: A low wal.1 placed along the edge of a stmcture~ such as at the edge of a
bridge or rooftop.
Portico: A roofed entrance to a building that is columned like a temple front.
Reflective Glass: Glass with a metallic coadng that produces a mirror effect,
typically used on facades to screen interiors from view and reduce solar heat.
Service Areas: Areas for loading docks, truck parking, HVAC equipment, trash
collection and other service functions for a building.
Sign Types:
Wall Sign: A single-faced sign attached to or painted on an exterior wall of
a building, parallel to the building wall.
Freestandkng Sign: A permanent sign wkdch is not affixed to any part of a
building or structure and which is supported by upright braces or posts
placed in the ground.
34
Monument or Ground Sign: A freestanding sign t?pically constructed of
masonry, concrete, wood or other decorative type material to complement
the surrounding area.
Projecting Sign: A sign which extends ouN-gard from the wall of a building
more than 18 inches and is supported or suspended from the building wall.
Pylon Sign: A freestanding sign supported by a pole-type structure
anchored in the ground.
Spandrel Glass: Glass that has been rendered opaque; typically- used to hide
materials from view on the exterior of a building.
Streetscape: Public improvements ~vithin a street right-of-way, including sidewalks,
street furniture, landscaping, trees, light standards and similar features.
Storefront Commercial Svy'le: The traditional commercial storefront dates from
the 19e= and early 20~ centuries, and is strongly associated ~Mth do~vntown or "Main
Street" development. The typical commercial storefront includes a ground floor
entrance and display windows, an upper facade, usually v,4th regularly spaced
~4ndows, and a cornice that caps the building (see sketch).
Synthetic Wood: Fiber cement siding materials such as "Hardiplank" or other types
designed to resemble wood lap siding, not including fibreboard, vinyl, aluminum or
masonite siding.
Typical commerdal storefront
35
Appendix 2: Summary of Community Preference Survey
A community workshop held in January, 2003, included a discussion of current conditions
along the Central Avenue and 40th Avenue, followed by a Communiv;~ Preference Sutw~ey,
the results of'which are summarized below. A Community, Preference Survey is is a short
exercise in which participants rate a series of slides of buildings and streetscape elements
from similar communities for their aesthetic and visual appeal. Slides were ranked on a scale
of I (most negative) to 5 (most positive). The survey results assisted the consultants in
drafting the guidelines by indicating general attitudes for or against specific building ~pes
and site design features. The other advantage of the survey is that it increases participants'
awareness of the built environment, as -welt as their confidence in their own ability to make
aesthetic judgements about that environment.
Images were presented in six categories:
Residential
M/xed Use
Office
Commercial
Signs
Parking Lots and Structure
The summary below highlights general trends, the most positively- md ne~tively-rated
~ages, and the most controversi~ ones - those with the ~eatest variation among
responses. Many of ~e positive ~ages have been used to ~lustrate the Desi~ Guidelines.
Residential
The residential category drew a wide range of responses, with. less consistency than some
other categories. Townhouses that have well-detailed facades with a consistent relationship
to the street are preferred over those that have g~rages dominating the street frontage.
Landscaping in the foreground has a strong positive influence~ Most negative responses
went to multifamily buildings with litde detailing and boxy shapes. Widest range of opinions
were for images that send "rrfixed messages" - buildings with very traditional facades but set
too close to the street, or buildings with attractive shapes but monotonous colors in a snowy
setting.
Most positive
Most negative
Most
controversial
Avg. Score
Block of 2-story townhouses, Kansas City - red brick, unified appearance, 3.58
enhanced by Iow brick walls and front yard trees.
2-story townhouses, E. Hennepin - bdck with projecting windows, colorful front 3.42
yard landscaping, narrow setback
2-story apartment building, Green Bay - stark stucco/brick building, barren setting
Senior high-rise, St. Paul - slab-like appearance 1
"Federal" style brick townhouses, Kentlands, MD - prominent front steps, minimal 2.47
sidewalk
Duplexes, St. Paul - monochromatic siding, no visible landscaping but fits 3.05
residential context
I~i×ed Use
There was a consistent pattern of responses in this category, and generally high scores.
Buildings with a high degree of detailing, a high percentage of masonry, and visible
36
Co~umb~a ~e~g~ts D '
landscaping received high scores. Buildings with flat-appearing facades received lower
scores. Both 2- and 4-story buildings were favored. All the buildings in this category were
located at the sidewalk or set back behind a fairly narrow pazking area.
Most positive
Most negative
Controversial
Avg. Score
Slide 2: 4-story bdck building, Winnetka, IL - street trees and detailed facade 3~42
minimize building bulk
Slide 5: Golden Valley Commons, 2 ~ stodes - accent tower, storefront design, 3.42
landscaped median in foreground
Slide 8: Classic traditional brick 2-story storefront, Excelsior. Low hedge 3.42
between fagade and sidewalk
Slide 9: 4-story tower, bdck & stucco, University Village - lack of fagade detailing 2.00
makes it seem oversized
Slide 4: 3-story building, Shakopee - fiat brick, windows too smatl 2.32
Slide 11: Renovation of traditional 2-story storefront, Hennepin Ave. 2.47
Office Development
Responses were fairly consistent, although not as positive as the mixed-use categoE¢.
Preferred were buildings with a modest scale (1- and 2-story), pitched roofs and adequate
landscaping.
Most positive
Most negative
Controversial
Avg. Score
Slide 7: 2-story brick building, pitched roofs, landscaping- Mariemont, OH, 1920s 3.58
Slide 2: 2-story brick building, Northbrook, IL - pitched roof, large windows, Iow 3.47
profile
Slide 5: 2-story brick/stucco, Wayzata - distinct base, middle and top, Iow, shrubs 3.47'
along sidewalk
Slide 8: 60's style 3-story building, Wayzata - fiat fagade, grey color 1
Slide 5: tall 2-story building, ornate design with small-parted windows - too 2.47'
"fussy"?
Commercial Development
T?fis category had the least agreement between scores; some viewers seem to favor shopping
centers as a development type, ~vhere others dislike the appearance of large parking lots. In
general, highest scores went to newer buildings with a variety- of materials (i.e., stucco and
masons), detailing on facades (columns, lights, tileworU and heights of at least 1 ~/2 stories.
Landscaping also had a positive effect.
Most positive
Most negative
Controversial
Avg. Score
Slide 10: mini-mall, Northbrook, iL 3.84
Slide 7: small non-franchise Burger King, Cedarburg, Wi 3.79
Slide 6: Jimmy's Steaks, Mpls. - painted brick w/bricked-in windows 2.3;2
Slide 9: Shopping center without landscaping; paved parking 2A 6
Slide 9 (as above) - shows some acceptance of development type vs. dislike of
I arq.,,,e,~La rk(.n~ lots?
37
Columbia Heights D '
es~gn Guidelines
Signs
There was a high degree of consistency among responses. Signs with simple, bold, and
sometimes colorful designs were preferred over more "historical" or detailed designs. Neon
and illumination received high scores. Mont~ment signs that are well-coordinated with their
primary buildings, and free-standing district identity- signs ,were preferred over wall signs for
individual businesses. Billboards and standard franchise signs in bright colors received the
lowest scores.
Most positive
Most negative
Controversial
Avg. Score
Slide t3: Low monument VValgreen's sign, Northbrook, iL 3.63
Slide 6: Distdct identity sign, 50~h and France - contemporary, simple, colorful 3.61
Slide 12: Billboards on roof of low building 1.83
Slide 10: Car-X pylon sign in parking lot - paved foreground, no landscaping 1.89
Slide 10 (as above) - simple botd design may be a positive
Slide 9: Stacked wood wall signs for several businesses - too busy, "quaint" 3.28
Parking Lots and Structures
Responses were quite consistent in this category. Pa~king stnactures received high scores
when their parking function was concealed behind the front fagade, or when heavily
landscaped. Unscreened entrances received tow scores. Screening of surface parking vcith
low walls and decorative fencing, combined ~vith landscapirtg, received positive scores, i_fit
apPeared neat and uncluttered. The same was true for landscaping alone.
Most positive
Most negative
Controversial
Avg. Score
Slide 3: iron fence and hedge, Wayzata - "main street" character 3.84
Slide 4: mixed use parking structure, Iowa City - facade appears as mixed-use 3.63
building, not ramp
Slide 6: parking ramp, Red Wing - brick factade, heavily landscaped, parking 3.63
hardly visible
Slide 5: surface parking lot, Hutchinson - parking is dominant compared to
buildings
Slide 8: surface lot, Wayzata, Iow buildings in distance, some landscaping in
foreground
Slide 9: parking ramp entrance, E. Hennepin - rear block entrance, no 2.28
landscaping
Slide 1: ornamental fence with landscaping, Hennepin - multi-colored brick, 3.56
metal rails, ground plantings - too busy?
Slide 13: Calhoun Beach Club-tail, imposing building, modest parking entrance 3.21
(below-ground pa~0og)
38