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Memo - Downtown Design Guidlines , . . Planning & Economic Development MEMORANDUM TO: Honorable Mayor Maxwell and Hopkins City Council Members Hopkins Planning and Zoning Commission FROM: Kersten Elvenuu, Ho~oordinator DATE: July 2,2002 SUBJECT: Hopkins Downtown Design Guidelines . The purpose of the discussion regarding this item at the July 9. 2002, City Council worksession is to make the Plmming Commission aware of the effort that is underway to develop design guidelines and standards for improvements made in the downtown and to receive direction regarding this project. Attached is the most recent draft of the desigu guidelines and standards. Please keep in mind that the draft is a very fluid document at this point. Background When the City applied for Livable Communities funds for the Comers tone project, the Livable Communities advisory board strongly encouraged the City to develop design guidelines for the development. Those guidelines were developed with the assistance of a committee made up of business owners, tenants and interested community members. The design committee saw a benefit in expanding the guidelines to include all central business district properties that are remodeled or redeveloped. The committee felt there was a need to communicate to developers and property owners the vision the City had for the downtown. . Design guidelines and/or standards are fairly common for historic or established business districts. The design committee has been using guidelines adopted by a number of area cities as a reference tool. - - . Overlav District The design standards could be enforced through the incorporation of the standards into the zoning ordinance. However, since the central business district has two zoning classifications (B- 2 & B-3) and those classifications also appear in other areas of the City, staff is recommending the establishment of an overlay district. An overlay district is a mapped area with restrictions beyond those in the underlying zone. An overlay district is usually used when there is a special public interest in an area that does not coincide with already mapped traditional zones. In cases where there is a conflict between the requirements of the overlay district and the underlying zone. the overlay restrictions apply. Guidelines Vs. Standards Items identified in the draft document have been separated into two categories: guidelines which are recommendations and standards which are enforceable requirements. It is the committee's feeling that guidelines with no enforcement provision would not be followed, at the same time some ideals are cost prohibitive and/or controversial and need to be recommendations rather than requirements. Proiect Schedule . The design committee has been meeting on a monthly basis and is scheduled to continue to meet through September 2002. To date. the concept has been presented to the Hopkins Business and Civic Association and the Twin West Business Council, as well as to the Hopkins City Council. Meetings with individual business owners and tenants will take place in July and August. It is anticipated that the committee will be requesting action on this item in October. I Conclusion It is important to identify areas of concell1 so that the committee can move forward with a document that the City Council and the Planning Commission are comfortable with in spite of some inevitable opposition. Members of the design committee will be available at the worksession to answer your questions about the document. . -- ---- - - -.- -- .-- -- . DRAFT Design Goals, Objectives, Guidelines & Standards Hopkins Downtown Overlay District I For discussion purposes only I INTRODUCTION The Hopkins downtown overlay district was adopted in order to meet the following goals: Goal 1: Preserve the small-town, unique character of Mainstreet Hopkins Goal 2: Complement the existing historic architecture Goal 3: Enhance the pedestrian orientation of downtown Hopkins and encourage streefscape design that is inviting and on a human scale The boundaries of the overlay district are as follows: . First Street North to First Street South from 6th Avenue to 13th Avenue The standards outlined will apply to the following: . All newly constructed buildings . All exterior building improvements and signoge changes that require a building and/or sign permit . All new or reconstructed parking areas with 5 or more spaces The guidelines are intended to convey desirable elements, They are recommendations and not requirements, unless public financing is involved in the construction or rehabilitation of the building. The standards identified are requirements and enforced through the City's Planning Department. Any building. parking area or sign that lawfully exists at the time Ordinance 02-_ is enacted. which would not otherwise be permit1ed under Ordinance 02-_. may be continued as legal non-conforming in . the some manner as existed before the effective date of the Ordinance. -- ----- -- -- - - . Awnings Objective: To enhance the historic feel of Mainstreet while providing sun protection for display windows, shelter for pedestrians, and a sign panel for businesses. Guideline: Retractable or operable awnings are encouraged. Standard: Long expanses of awning should be broken into segments that reflect the door or window openings beneath them. Awnings cannot extend across multiple storefronts and/or multiple buildings. Awnings must be constructed of durable, protective, and water repellant material. Backlighting of awnings is not allowed. . Examples of Awning Materialsrrypes - i canvas awning . . Signs Objective: Signs should be architecturally compatible with the style, composition, materials, colors and details of the building and with other signs on nearby buildings, while providing for adequate identification of the business. Guideline: Symbolic and historic three-dimensional signs such as barber shop poles and appropriately sized projecting signs are encouraged. Signage should have the capability of being lit in the evening, although the source of light must not be visible to motorists or pedestrians. ~. '.\ ~..~~.....~t-: ....~". '. ",'- .. ~ ." ~ ..~. '"'~,"'''''' .." .... ., ," - ~:"'~'c" ~ :. .. ' " ' .. . , l. ~ck..ce~' . 1 .. .. .. ) ... I a ~ ,1 ,; .~ t;I - ,....".. .' ..-.'..... . , . ......"t. "'-"'{". " II .. " .. 4.; .'1'- f:1 _ \ '.....(,. (,.-. ..' (... ~ Lit sign age Signs constructed of natural materials such as metal or wood are preferred. Permanently painted window signage is encouraged if compatible with the architecture of the building (see example). Painted window signs should not consume more than one-third of the glazed area of the window. ;-.~l! . ... r. . - - -- - - - - - - .-- -- - - ---- --- - - . Standard: Internally illuminated signs are prohibited except for theater signage. Pylon and monument signage is prohibited. Neon signs are permitted on the exterior of the building and in display windows, if not covering more than one-third of the window surface area. . cJfj}'~~i" ~ ~~'''S"i~t~f';itjfJI Projecting signs must be no greater than 12 square feet and have a maximum width of three feet and cannot extend beyond the first floor of the building. No less than 1 0 feet of clearance shall be provided between the sidewalk elevation and the lowest point of the projecting sign. Maximum distance between sign and building face is one foot. Temporarily painted window signage is limited to one-third of the window surface area. Signs cannot block or obliterate design details of the building upon which they are placed. The combination of neon signage, permanently painted signage and temporarily painted signage shall not exceed a total of two- . thirds of the window surface area. ----- - - . Height Objective: New development and redevelopment should complement the existing pattern of building heights. Standard: Buildings in the overlay district cannot exceed four stories and 45 feet in height. Setbacks Objective: Buildings in the overlay district should work together to create the "wall of buildings' effect associated with traditional "Main Street" areas. Standard: New construction and infill buildings must maintain the alignment of facades along the sidewalk edge, Exceptions may be granted I through a variance if the setback is pedestrian oriented and contributes to the quality and character of the streetscape. An example would be for outdoor dining. . In instances where there area parking areas abutting the street, the sidewalk edge must be delineated with pillars and fencing that is consistent with the City of Hopkins streetscape theme. ~..I ~.....---. ~:'i., - Roofs & Parapets . Objective: RoofHnes should mimic the separate yet complementary rhythm of historic Mainstreet buildings. . Guideline: Flat roofs (slightly sloped to drain) are preferred with parapets that articulate the rhythm of the buildings. Parapets should be embellished with brick detailing and stepped or sloped to achieve a visually interesting yet harmonious sequence along the building fagade. Standard: Sloped roofs are not allowed unless the roof form is concealed by a parapet or false front. Exceptions may be granted if the sloped roof is used on top of a multi-story building to help reduce the overall height of the fagade and define the residential character of the upper floors. Utility Areas & Mechanical Equipment Screening Objective: Utility areas and mechanical equipment should be designed so that it does not detract from the aesthetic appeal of the district. . Standard: The screening of exterior trash and storage areas, service yards, loading areas, transformers and air conditioning units should be architecturally compatible with the building it is adjacent to. If the utility area is separate from the building it serves, it should be consistent with the City of Hopkins streetscape theme. All roof equipment must be screened from public view at street level. . ~ :'\ .. un screened equipment All exterior trash and storage areas, service yards, loading areas, transformers and air conditioning units must be screened from view. . -- ----- -- -- -- --- ---- - - . i . . '--'T~'''''o.:.... ... ,.. .' .. -~ .... ,__ _~ . ..~.....o.;.."" ~'.~.. ~.:. j;: ;.' :!; r; ;.~~tll.1,j f'1~;1 ;;!,:[rlul~; :.: .,'1 . '.. ..ic",' ,.,,;.II!'I'r'I.!r.,~., "I""A!.;j~.:.,.i.;<; ,:. ~o;. ,. l..' 'n. ", J ': ., .1.."..' ;.1'J,i"'"~ ,c .... - .. j":Jt',"","",.- 'flll:" ,j.. ..,....w... .- i~t~:_,.\.".,; :~.t '4ii1n.'~ .'j \:~:~! ~~.~:.. "'::,...,;':L I -,~, . -. Screened trash area Unscreened trash area Width Objective: To break up the monotonous appearance of long facades. Standard: A building more than 45 feet in width should be divided into increments of no more than 45 feet through articulation of the facade. This can be achieved through combinations of the following techniques: · Divisions or breaks in materials . . Window bays · Separate entrances and entry treatments · Variation in roof lines · Building setbacks Fenestrations (Windows & Doors) Objective: To encourage large, open views into the commercial space enhancing the pedestrian experience by providing a visual connection to the use inside the building. On upper levels, windows should provide privacy while aesthetically and functionally serving the building. Guideline: The restoration or renovation of a storefront should attempt to return the fac;ade to its original character. Preserve original materials or details and the shape and size of original window openings. Replace missing original elements such as transom windows. . - - . } r~ ~. ! t ct 1-=' I-I II' i ". . i'~ ^"~': it ,""t.o ;.If.- -; ,II ! i " it ...,.i [ ~,'tj I rf --...... . . '.J ..i "t.;tf tl~ ~ i;~, + ,.~. t . .,." .. .\0" ,". . .... . "'" - .. .' ~ .. Don't reduce window size Preserve details On upper floors, the windows should be vertically oriented. Arched tops, columns framing the windows and decorative lintels are encouraged. Standard: A minimum of 30% of the ground level tayade and sides of buildings adjacent to public right of ways shall be transparent (windows and doors). . A minimum of 15% of the building's rear fayade facing a public right of way, parking area or open space shall be transparent. Reflective or glass tinted more than _% is not allowed. Materials & Detailing Objective: Rehabilitation or redevelopment projects should be constructed to be long lasting and use materials and detailing that maintains the distinct character and harmony of the downtown. Guideline: Traditional materials including brick, stone (including cast stone) and stucco should be used as the primary building materials. Tile, stone, glass block, copper flashing, metal and wood should be considered for accent materials. At rear entrances the primary materials should be used in a way that highlights the entrance. Intill construction should reflect some of the detailing of surrounding . buildings in window shape, cornice lines and brick work. -- --- . Examples of detailing .-......- ~ ~.,..."... \""b~~ l1 .~ ~'L"L~~' ".::. :~~:~ I.;;i.; ~ L..;;. I i:;.:"" ~'"""'_. .'_I~l . . . f ~~~~~~~:~}~~ ,......, ,~~ - --". ...... Or:::;' Building renovation and alterations should restore architectural details of cornices, brickwork, transom, display windows and bulkheads. Standard: The following materials are not allowed on the facades or sides of buildings adjacent to public right of ways: . . Jumbo brick or concrete block . Aluminum, vinyl or fiberglass siding . Concrete masonry units . Materials that attempt to mimic traditional materials. An example would be fiberglass panels that are molded to look like brick. Painting previously unpainted brick is not allowed. Color Objective: To encourage a varied but complimentary use of color. Guideline: The color of buildings should complement the adjacent buildings' colors. The color of brick or other natural building materials should dictate the color family choice. Buildings should use primarily earth tones with light and bright colors use only as minor accents. The accent colors should complement the primary color. . . Franchise Architecture Objective: To maintain the unique character of Hopkins downtown, buildings should not be branded using an architectural style of a company. Standard: Franchise architecture (building design that is trademarked or identified with a particular chain or corporation and is generic in nature) is not allowed. Franchises or national chains must follow these standards to create a unique building that is compatible with downtown Hopkins. . ' ..,,~ - Examples of Franchise Architecture " ~ "... ,. . . Streetscape Objective: The streetscape should be uniform so that it acts to provide continuity throughout the downtown. Guideline: When making improvements to private property, including the addition of benches, trash receptacles, fencing, bike racks, or trash enclosures, owners should match the approved Hopkins styles for these elements. Standard: When a redevelopment project disturbs existing streetscape elements those items must be replaced with approved Hopkins streetscape elements. Hopkins Streetscape Elements !J ..a~:. ! I . . -. ,~;;i:L, ; ~_ 0 ..~. . -., , 4- ,.p- o' ~ :--" ;;;..~ ~:.- :.....1 S.:~"1.E~~ -, '0,_ .._'. , ' trash receptacle masonry piers & ornamental fence . -- -- . tree grate bench .. I .. .'1 ' . ...v. .~,":'-:~ . brick pavers - herringbone pattern Lighting Objective: Lighting in the downtown should serve to illuminate facades, entrances and signage and provide an adequate level of personal safety while enhancing the aesthetic appeal of the buildings. Guideline: Avoid colored lighting schemes in order to achieve continuity between building lighting within the downtown. . ---- -- -- ---- . Standard: Building and signage lighting must be indirect, with the light source(s) hidden from direct pedestrian and motorist view. Parking Objective: Parking in the downtown should adequately seNe the users without detracting from the compact design that makes it a successful commercial center. Guideline: Parking lots should be kept small and close to the businesses seNed. Larger parking lots should have visual breaks of four- season landscaping treatments. Standard: Parking must be located in the rear of buildings on Mainstreet. Landscaping . Objective: Landscaping treatments should be used to enhance the pedestrian experience, complement architectural features and/or screen utility areas. Guideline: The use of flower boxes, planters and hanging flower baskets is encouraged. -_1'"1 , III" III f: ,,~ .- . . - --- l "" - : - - - - - ---"I - - - - - ~.., ~t. - ~ ----. ' -.' -,' ~i~, "~ HOPKINS DOWNTOWN OVERLAY DISTRICT DESIGN GUIDELINES COMMITTEE MEMBERS . Tina Johnson, Hopkins Antique Mall (chair) John Cooley, Frame Design Hillary Feder, Hillary's Gifts & Accessories Herman Strauch, Insty-Prints Katherine Shipper, Blossoms Floral Rick Brausen, Hopkins City Council Kersten Elverum, City of Hopkins Fran Hesch Bob Miller CONSUL TING MEMBERS Jack Anderson, JEA Architects Nancy Anderson, City of Hopkins Bill Beard, The Beard Group Chuck Redepenning, Bud's Music Charles Schatz, DJR Architecture Ed Stiele, Hopkins Auto Body .