2012 Mauston Design Guidelines

AP PEND I X B from t he ST H 82 COR R I D O R PLA N

STH 82 CORRIDOR DESIGN GUIDELINES CITY OF MAUSTON, WI

JANUARY 2012

Created with assistance from MSA Professional Services, Inc.

Table of Contents 2-5 3.

Administration

4.

Terms

ADMINISTRATION

7-13

2

SITE DESIGN

7.

Street Relationship

8.

Exterior Lighting

9.

Parking Areas

10.

Storage & Service Areas

11.

Landscaping

12.

Stormwater Management

13-19

City of Mauston, WI

ADMINISTRATION

BUILDING DESIGN

13.

Scale & Articulation

14.

Roofline

15.

Street Level & Secondary Facades

16.

Windows & Doors

17.

Projections

18.

Signage

19.

Colors & Materials

Administration Purpose The design guidelines handbook was developed for properties abutting the STH 82 corridor from Union Street to Powers Avenue (see map below).

The handbook meets three primary goals: • Help guide developers and/or business owners looking to expand, renovate, and/or build structures/parking within the STH 82 corridor; • Assist City staff in reviewing development proposals; and • Encourage high-quality development.

Applicability To help guide development of varying space needs, the STH 82 Corridor was organized into two zones: Interstate Area and Transitional Area.

The guidelines will pertain to all properties along this corridor, unless a guideline specifically states “Transitional Area Only” or “Interstate Area Only”.

The map and descriptions below explain the two zones: Interstate Area Properties near the interchange are generally highwayoriented businesses, which require large lots and have high parking demands.

Transitional Area Properties from the edge of Downtown to Kennedy Street are generally neighborhood-oriented businesses, which require smaller lots and lower parking demands than properties in the Interstate Area.

STH 82 CORRIDOR design guidelines

ADMINISTRATION

These guidelines are not intended to limit the creativity of property owners. Rather, it is hoped that these guidelines will serve as a useful tool to inspire exemplary design.

Administration These guidelines encourage property owner and/ or leaseholders to conform to the stated design recommendations, but they will not be enforced as part of the City’s Zoning Ordinance.

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ADMINISTRATION

Terms

4

a type of projecting, on-building sign consisting of printing on fabric or fabric-like sheathing material

Awning sign

a sign illuminated from within

Back-lit sign

a flat surface, as of a panel, wall or fence on which signs are posted advertising goods, products, facilities, or services not necessarily on the premises where the sign is located

Billboard sign

glass that is not frosted, tinted or obscured in any way, allowing a clear view to the interior of the building

Clear glass

a building product that provides exterior walls with a finished surface, insulation and waterproofing in an integrated composite system

EIFS

a building entrance that is unlocked during business hours and is designated for public use

Functional public entrance

any sign which is independent of support from any building

Free-standing sign

a light fixture that does not allow light to escape above 90 degrees from vertical

Full-cutoff light fixture

the ground floor portion of the building exterior facing a public street (for measurement purposes, the ground floor facade includes the entire width of the building and the first ten (10) feet above grade)

Ground floor facade

a type of free-standing sign whose bottom edge is located within one (1) foot of a ground-mounted pedestal

Monument sign

any parking area that has five (5) or more stalls

Parking lot

the area designated for a single vehicle to park

Parking stall

City of Mauston, WI

(off-premise advertising sign)

(Exterior Insulation Finishing System)

Terms Pylon sign Projecting sign

any free-standing sign mounted on a pole a type of on-building sign, which is attached to and projects more than one (1) foot from the building, generally perpendicular from the building face.

ROW (Right-of-way)

land reserved for public use, including streets and sidewalks

Wall Sign

any sign attached to, erected on or painted on the wall of a building or structure and projecting not more than twelve (12) inches from such wall

Window sign

STH 82 CORRIDOR design guidelines

ADMINISTRATION

any sign mounted inside a building, either on the window glass, or within two (2) feet of the window, so that the sign can be viewed through a window by the persons outside the building.

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Street Relationship INTENT: To encourage streetscape enhancements that blend the public and private realms, enhancing the pedestrian experience.

Guidelines 1. Disabled access should be seamlessly incorporated into the building and site design.

Facilities should be designed to provide inviting access to all users.

2. A minimum of one (1) functional building entrance should be provided along the building facade facing the street. Buildings that face multiple streets should provide an entrance facing the more prominent of the two streets (i.e. STH 82).

3. Transitional Area Only, primary structures are recommended to be within forty (40) feet of the front property line, unless the front setback allows for a parking area. If the setback includes parking, the primary structure(s) is suggested to be within eighty (80) feet of the front property line.

5. Transitional Area Only, parking should not cover more than fifty (50) percent of the STH 82 street frontage, unless a buffer is provided between the parking lot and the front property line. The buffer could include accessory buildings, patios/decks, landscaping, and/or stormwater management.

6. Interstate Area Only, parking should not cover more than eighty (80) percent of the STH 82 street frontage, unless a buffer is provided between the parking lot and the front property line. The buffer could include accessory buildings, patios/decks, landscaping, and/or stormwater management.

Guidelines #3 & #5: illustrated in image and text below:

Landscape Buffer

40ft.

Building #1 is set back with parking provided in the front, side, and rear yards. The front yard parking area does not cover more than 50% of the STH 82 street frontage, as an accessory building (#1a) is holding the corner.

Building #2 has parking in front encompassing more than 50% of the front facade; however, there is a landscaped buffer along the front property line.

SITE DESIGN

4. Interstate Area Only, primary structures are recommended to be within eighty (80) feet of the front property line. Building setbacks greater than one hundred and sixty (160) feet is strongly discouraged.

The ADA ramp is incorporated in the stair entrance and meets the needs of all users.

Building #3 has all their parking in the back of the building and is set back 40 feet of the front property line with landscaping along the STH 82 street frontage.

Building #4 is built at the property line with all their parking set behind the building.

Example of desired landscaping buffer between parking and street.

STH 82 CORRIDOR design guidelines

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Parking Areas INTENT: To provide parking lots that are safe for drivers and pedestrians, while mitigating the visual and environmental impacts.

Guidelines 1. It is suggested that each building have a minimum of two (2) bicycle parking spaces. Bike racks should be designed to allow the frame to be locked directly to the rack.

2. Wherever feasible, shared parking lots are encouraged to allow direct vehicular circulation between adjacent parcels. This can be accomplished through the use of access easements and driveways connecting parking lots.

STH 82

SITE DESIGN

The above images show a variety of ways to buffer parking areas from the public sidewalk.

Landscape buffering

No more than 20 uninterrupted spaces

20-ft.

MIN

The image above illustrates how medians and parking islands can be used to break up the parking lot, including creating separation between the parking areas and STH 82 access.

Development #1 Development #2

Example of a desired layout (especially in the Transitional Area). Development #1 has two double-loaded parking aisles in the rear yard, and Development #2 has one double-loaded aisle on the side of the building. A shared service driveway connects the two developments.

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City of Mauston, WI

3. Whenever possible, parking areas should be placed in the side and rear yards. If parking is placed in the front yard, it is recommended that it be limited to a double-loaded parking aisle in the Transitional Area and two double-loading parking aisles in the Interstate Area.

4. A planted landscape buffer between parking areas and the public right-of-way or adjacent property lines is strongly encouraged. The depth of this buffer is suggested to be at least five (5) feet.

5. Parking lot access driveways to STH 82 should have a throat depth of twenty (20) feet and be separated from parking stalls by a planted landscaping divider protected by a concrete curb.

6. To break up parking rows (especially rows of 20 or more spaces), landscape islands and medians are strongly encouraged. If trees are planted within the median or island, a minimum width of eight (8) is recommended.

7. Building entrances should be connected to the public sidewalk. Walkways that cross parking areas or a drive aisle are recommended to be clearly identifiable (e.g. use of different paving material, a painted crosswalk, etc.).

Exterior Lighting INTENT: To promote effective and attractive exterior lighting that does not produce glare or light pollution.

Guidelines 1. Exterior lighting should be designed to complement the character of the building.

2. Parking lots and pedestrian walkways should be illuminated uniformly and to the minimum level necessary to ensure safety. A greater number of lower-watt lights may be necessary to achieve this guideline.

3. Exterior lighting are encouraged to be energy efficient and render colors as accurately as possible (i.e. white light rather than green or yellow light). Preferred light types include: LED, fluorescent, and high-pressure sodium.

4. Exterior lights directed towards the sky, excluding ground lighting of building architecture or landscaping elements, are strongly discouraged.

Full cut-off light fixtures are preferred.

Examples of full cutoff fixtures that minimize glare and light pollution.

An example of a shielded light fixture that cuts down on light trespass.

SITE DESIGN

5. Parking and security lighting poles should not be taller than the maximum building height allowed in underlying zoning district for the property. If the property abuts a residential zoning district, a maximum of a twenty-five (25)-foot light pole is recommended.

Discouraged An example of a noncutoff light fixture (discouraged).

STH 82 CORRIDOR design guidelines

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Landscaping INTENT: To highlight and protect pedestrian routes, guide the safe flow of vehicular traffic, improve the appearance of the parking area, and reduce the negative ecological impacts created by parking lots.

Guidelines 1. Yard areas not used for off-street parking are encouraged to be attractively landscaped, screening parking and service areas from adjacent properties so as not to impair the values of the adjacent properties.

2. Indigenous plants with low water and pesticide needs are strongly encouraged (work with local nurseries in developing the landscaping plan).

SITE DESIGN

A 3-foot high buffer along the public sidewalk defines and separates private parking areas from the public street realm. This improves aesthetic appearance and the pedestrian experience.

10 City of Mauston, WI

3. Plantings and low fences located between parking areas and public rights-of-way should not obscure vision between three (3) and eight (8) feet above ground for pedestrian safety. Trees and bushes that would naturally obscure this zone at maturity are not recommended.

3. All parking lot islands are encouraged to be planted and maintained with perennials, shrubs, and/or shade trees. Landscaping should be designed to allow for vehicle overhangs, unless wheel stops are used.

Stormwater Management INTENT: To reduce the negative ecological impacts created by parking lots (heat gain, stormwater runoff volume and contaminants).

Guidelines 1. Where possible, use rain gardens and bioretention basins to mitigate run-off and filter pollutants.

2. Where large paved areas, such as parking lots, are required, it is recommended that permeable surfaces, pervious asphalt, pervious concrete, or special paving blocks are considered. Generally these permeable services are, at a minimum, being used in parking stalls and walkways.

3. Consider using green roofs.

Examples of rain gardens and bioretention areas within or near parking lots.

SITE DESIGN

Examples of permeable surfaces: porous concrete (top) and paving blocks (bottom).

Example of a green roof.

STH 82 CORRIDOR design guidelines 11

Storage & Service Areas INTENT: To improve the appearance of the corridor.

Guidelines 1. Shared garbage and recycling facilities are encouraged, where practical, as a means to meet screening requirements and preserve access needs.

2. As much as possible, locate and/or screen trash containers, recycling containers, streetlevel mechanical equipment (gas meters, air conditioners, etc.) and rooftop mechanical equipment so that they are not visible from a public street, waterfront or adjacent properties.

SITE DESIGN

Good examples of how to hide service areas: by a wooden fence with landscaping (upper) or by a brick wall with landscaping (lower).

3. As much as possible, locate service boxes away from pedestrian zones. Preferred locations are in the side or rear yard.

4. Rear yard loading dock and staging areas are preferred. Loading dock(s) facing STH 82 is strongly discouraged. If facing residential properties or STH 82, screening (e.g. landscaping, wall, etc.) should be at least six (6) feet in height and integrated with the overall site design and/or building elements.

5. Screening should be compatible with the building architecture, including material palette and design elements, as well as other site feature.

Use of barbed wire and chain link fencing is strongly discouraged.

6. Outdoor storage of products, materials or equipment, excluding short-term display items or items that are available for purchase by customers, is strongly discouraged in the front yard.

Example of a building facade screening rooftop mechanical from ground view.

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Scale & Articulation INTENT: To establish a consistent theme along the STH 82 corridor that provides visual interest and human scale.

Guidelines 1. Building heights of at least sixteen (16) feet is strongly encouraged, while a full two stories is preferred. Increasing the cornice and providing a pitched/mansard roof are techniques used to increase the overall building height.

2. Buildings are encouraged to utilize details or changes in materials to create a discernible base, middle and top.

3. Buildings are encouraged to have vertical proportions along the STH 82 facade, including building elements within that facade (windows, doors, structural expressions, etc). The following techniques could be used to establish vertical proportions:

Body Base An example of a well-defined base, body, and cap.

expression of structural bays, change in materials, variation in the building height, and/or variation in building plane.

BUILDING DESIGN

• • • •

Cap

Examples above illustrate the City’s desired building scale and articulation along STH 82.

STH 82 CORRIDOR design guidelines 13

Roofline INTENT: To establish a consistent theme along the STH 82 corridor that provides visual interest.

Guidelines Desired

BUILDING DESIGN

The example above shows a raised parapet wall and cornice that extends back to give the perception of three-dimensional facade (desirable).

1. Parapet walls with cornices are encouraged.

Cosmetic “fake” parapets and facades, if used, should be designed three-dimensionally to hide their “fake” characteristics (as they usually lack depth).

Discouraged

The example on the right shows a “fake” parapet wall and cornice that is not three-dimensional (as it lacks depth).

Discouraged An example of a low slope roof that is discouraged in the STH 82 Corridor. .

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2. A positive visual termination at the top of the building is strongly encouraged. This can be accomplished using either a pitched roof with gable(s) facing the street or a flat roof with a defined cornice.

3. Low slope roofs are discouraged along the STH 82 facade. Sloped roofs with a pitch of at least 5:12 is preferred.

Street-Level & Secondary Facades INTENT: To provide visually pleasing facades that enliven the STH 82 corridor.

Guidelines 1. The base of the building should include elements that relate to the human scale.

These should include doors, windows, texture, projections, awnings, ornamentation, etc.

2. All building faces should use design features (i.e. window proportions, expression of the structural bays, etc.) similar to the primary front facade.

3. Establishing a discernible “base” is strongly encouraged. The “base” may include only the first two (2) feet of the building up to the entire first floor.

Left: A base encompassing the entire first floor.

Right: A base encompassing the first couple feet.

BUILDING DESIGN

4. Secondary facades facing a public street (i.e. corner buildings) are encouraged to incorporate the same materials and design elements (proportions, scale, windows, doors, etc.) from the STH 82 facade along the secondary street. If a change of design or material is desired, make the transition at an architectural feature, such as column, structural bay articulation, protruding/ receding building plane, etc.

Desired An example of street-level facade that is scaled to humans and provide visual interest.

Example of a secondary facade continuing the design quality, material palette, and color palette of the primary facade. Note the change of material at an architectural element (protruding building plane).

STH 82 CORRIDOR design guidelines 15

Windows & Doors INTENT: To enliven and activate the STH 82 corridor.

Guidelines Discouraged

1. The use of reflective or dark-tinted glass on the front facade is discouraged, especially at the ground level.

2. Maintaining at least two (2) feet between the glass and any interior divider is encouraged to allow for product display; however, such screening of internal activities is discouraged.

BUILDING DESIGN

Reflective or dark-tinted glass on front facade at the ground-level is discouraged.

3. Transitional Area Only, facades within eighty (80) feet of a public street are encouraged to have at least thirty (30) percent clear glass measured from two (2) to ten (10) feet above grade.

4. Interstate Area Only, facades within eighty (80) feet of a public street are encouraged to have at least twenty (20) percent clear glass measured from two (2) to ten (10) feet above grade.

An example of an existing building that meets the 30% clear glass on the ground-level threshold in the Transition Area.

An example of an existing building that meets the 20% clear glass on the ground-level threshold in the Interstate Area.

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Projections INTENT: To reinforce the existing building character within the corridor.

Guidelines 1. Use of ground floor awnings and canopies are strongly encouraged. For maximum protection, they should be at least three (3) feet in depth with eight (8) feet of clearance.

2. Awning /Canopy colors should relate to and complement the primary colors of the building facade. Use of wood or shingle components is strongly discouraged.

3. Glowing awnings (backlit, light shows through the material) are discouraged. Preferred lighting methods include lighting fixtures directed down onto the awning or light fixtures beneath the awning directed towards the sidewalk.

The image above demonstrates the suggested placement of awning/canopy along the street-level facade in order to provide maximum protection.

BUILDING DESIGN

The example above shows light fixtures that illuminate the awning from above directed downward.

The example above shows light fixtures that illuminate the sidewalk and windows from underneath the overhang.

STH 82 CORRIDOR design guidelines 17

Signage INTENT: To promote effective and attractive signage that complements the building’s architectural character and reflects the pedestrian scale of the district.

Guidelines 1. Roof-mounted, neon (exterior usage), and billboard signs are discouraged. Preferred sign types include: wall-mounted (facing the street), monument-style freestanding, and awning.

Window Sign

Neon (interior usage) Sign

2. Transitional Area Only, signs are encouraged to be illuminated from above with lights directed downwards, rather than within the sign face.

3. Signage should be integrated with the architectural concept of the development in scale, detailing, use of color and materials, and placement.

BUILDING DESIGN

4. Creative, detailed, artistic and unique signage is encouraged.

Wall Sign

Monument Sign

Awning Sign

Projecting Sign

Discouraged Neon and/or Roof Signs are discouraged.

18 City of Mauston, WI

Colors & Materials INTENT: To reinforce the existing character, and to provide for variety and visual interest.

Guidelines 1. Day-glo or fluorescent colors are strongly discouraged.

2. Muted tones are preferred for the primary facade color. Bright colors, if used, are preferred as accents, highlighting expression lines and/or details.

3. Preferred exterior finish materials include kilnfired brick, stucco, terra cotta, wood siding and details, and fiber cement siding.

4. Discouraged building materials include gravel aggregate materials, stone or cultured stone in a random ashlar pattern, rough-sawn wood siding, polished stone, and panelized products.

6. Vinyl siding and residential steel lap siding are discouraged as the primary cladding material on the STH 82 facade. If used, vinyl siding should be at least 0.044� in thickness.

These images are examples of preferred building materials (from top left to bottom right): kiln-fired brick, stucco, terra cotta, wood siding, and fiber cement siding.

BUILDING DESIGN

5. EIFS (Exterior Insulation and Finish System) is discouraged as a principle facade material, especially at ground level where susceptible to damage.

STH 82 CORRIDOR design guidelines 19