HomeMy WebLinkAboutMiscellaneous®~ CITY OF COLLEGE STATIOI`I
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MEMORANDUM
TOs Planning & Zoning Commission
FROM: Joey Dunn, StaffPlanner
DATE: August 8, 1996
SUBJECT: Northgate.. Design: Guidelines
Enclosed for your reference is a copy of the Northgate Design. Guidelines document,
which has been drafted in cooperation with the Northgate Revitalization Board (NR8) and
the NRB Project Review Subcommittee. This document takes the recommendations of
the Northgate RedevelopmentPlan astep further by dealing with specific design issues
such as streetscaping, landscaping, and.building materials, as well as general concepts such
as building,design, scale, and massing. 'As stated in the introduction, this document is
intended to be a guide for future redevelopment and rehabilitation projects in Northgate.
It is meant to be a policy manual for the decisions of the NRB as well as private
developers interested in redevelopment projects.
On the date of this memo, the City Council is considering the city-initiated rezoning of the
entire Northgate area. If and when this rezoning is approved, the NRB will then be
charged with the review: of all new development and redevelopment projects in the
District, as well as all rehabilitation and facade projects withinthe NG-1 Historic
Northgate Subdistrict. Thus, there is the immediate need for an adopted set of design
policies to guide the decisions of the NRB.
On August 6,1996, the NRB recommended by unanimous vote to adopt the Northgate
Design Guidelines as enclosed. Following a brief presentation by Jennifer Evans, staff
requests a recommendation from the P&Z on the. contents of this. document, which will be
forwarded to the next City Council meeting for adoption.
Due to the dynamic nature. of design review, this document will undoubtedly be amended
and expanded in the future o include other design issues as identified through the review
process. As always, the Commission will be informed of any proposed changes as they
arise.
® ~ ®~' T a~ ~~n ~~~~r~3~
~t
Consent Item
^` Statutory Item
Item Submitted By:
For Council Meeting Of:
Director Approval:
City Manager Approval:
Joey Dunn, Staff Planner
ber 26. 1.996.
Ends .Statements /Strategic Issues.: Ends Statement No. 8 Civic Pride; Strategic
Issue No. 3 Northgate Revitalization Development Implementation
Item: Adoption of the Northgate Design Guidelines Document, which provides specific
design criteria to guide future redevelopment projects in the North ate area
~, ~, c- .~,. -~ ~ ~c.~, Q~~a r~ v~= y~2 '~ fps ;
Item Summary: The Northgate Design Guidelines have been drafted by the Planning ~~`
-~' Staff in cooperation with the Northgate Revitalization Board (NRB) and he NRB .Project r ~
Review Subcommittee. ,- The Guidelines take .the recommendations of the No hgate ~
Redevelopment Plan a step. further by dealing with ~ d i ~~~e ', u a ~, ~..
e ca ~ , I d pi ~ '. ra o p ~ u
di de ~ n, cal a n ss ~. As stated in the introduction, this document is'
~~ intended to be a guide for future redevelopment and rehabilitation projects' iri' IT' fS~O
~~' Northgate. It is meant to be a policy manual for the decisions of the NRB as well as
private'dweiopers interested in redevelopment projects:
II~~ ~ ~ ~~~ The Guidelines were recommended for adoption by unanimous vote from the Northgate
it Revitalization Board on August 6, 1996, and by,the Commission on August 15, 1996
ail ~ ~ ' ~ (minutes of these meetings are attached).. Due to the dynamic nature of design review,
it this document will undoubtedly be amended and expanded in the future to include
'~,~ other design issues as identified through', the review process. As always, the Council
~II~ ~ ; llinformed of any proposed changes as they arise.
Financial Summary:. N/A
Staff Recommendation: Staff recommends approval.
City Attorney Recommendation: N/A
Council Action Desired: Formal adoption of the document as a policy guide for
Northgate Redevelopment.
Supporting Materials: Draft of Guidelines document
o:~g roup~deve_ser~cvsht~.96-813.doc
9
DRAFT
NORTHGATE DESIGN
GUIDELINES
August 8, 1996
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NORTHGATE DESIGN GUIDELINES
'~ TABLE OF CONTENTS
INTRODUCTION 1
HISTORY 3
ARCHITECTURAL BACKGROUND 5
PURPOSE 7
GOALS $
THE FORMAT FOR THE GUIDELINES 9
HOW TO USE THE GUIDELINES 10
SERVICE AREAS 12
MAILBOXES 14
BICYCLE PARKING 15
SIGNS 17
_~
STREET FURN1TURE
19
STREET LIGHTS 21
STREETSCAPING 22
SIDEWALKS 24
PARKING SCREENING 25
CURB AND GUTTER 26
ACCESSIBILITY 27
AWNINGS AND CANOPIES 28
COLOR 29
BUILDING MATERIALS 30
SITE LAYOUT 31
ARCHITECTURAL CHARACTER 32
GLOSSARY 34
`` ~~ RESOURCES 39
INTRODUCTION
Northgate ~s a special place unique
~n both its campus environment and
historic character. It is a place of
abundant businesses and residential
areas. surrounded by and connected
to Texas A&M University It is a
place with interesting architecture.
combining traditional forms and
materials in a variety of different
styles. Northgate is bound by the.
City Limits to the North by South
College to tt~e East. Wellborn Road
to the West. and University Drive to
the South lSee map of the District
boundanes on the following page. )
However. the special character of
Northgate ~s threatened by
inappropnate development During
the growth surge of the 1960 s.
historical areas of Northgate have
been overshadowed by strip
commercial and vehicular-oriented
developments that are typical of
°suburban areas. Misguided
suburban growth and redevelopment
can further diminish the unique
character of the Northgate area
Northgate_ in the mid-1'~~0
Over the past two decades. attempts
to enhance Northgate have been
largely piecemeal and lacking ~n
financial and political support. Public
support for Northgate figs recently
increased dramatically The_ College
Station City Council has ranked
Northgate among the op strategic
issues over the past few years In
1995.. citizens voted in support of a
Northgate Bond Proposition which
earmarked funds 'to finance
redevelopment in Northgate.
In January of 1996. the City Council
adopted the Northgate
Redevelopment Plan. The
consulting firm of Hellmuth. Obata
and Kassabaum prepared the plan
which presents recommendations for
the redevelopment of the Northgate
district These design guidelines
seek to implement in detail man; of
the design recommendations
presented m the Phan
PROPOSED ZONTl~TG - NORTHGATE
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''~' in order for the distinctive character
of Northgate to be preserved,
development needs to follow more
compact land use. patterns that are
compatible with its original character
and give adequate consideration to
its .surroundings. It is this vision of
Northgate's future that is articulated
by the City Council through the
Northgate Redevelopment Plan and
encouraged by the design guidelines
presented in this manual.
In April of 1975, the Northgate
Merchant's Association was formed.
This- organization worked to address
problems of traffic, appearance, and
publicity.. They hosted street- parties
that were highly popular.
Northgate, 1970's
Today, Northgate is still a thriving
campus neighborhood. It :includes a
wide variety of housing types and a
thriving .commercial sector that
includes groceries, fast food, and
specialty shops. Time and
deterioration have taken their toll.
The urban nature of the area has
made .traffic and pedestrian safety
difficult issues to address. In
addition, the age of the buildings in
the area has led to buildings with
serious deterioration problems.
The Northgate Redevelopment Plan
seeks to address many of the issues
that are relevant in Northgate today.
Through regulation and formalized
design guidelines, the future ~~
Northgate can become a healthier
and safer campus neighborhood.
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ARCHITECTURAL BACKGROUND
Most of the historic fabric of
Northgate consists of common local
building forms of .the 1940's and
1950's The Historic Resources
Survey documents the historic
homes, churches and businesses
that can be found throughout the
Northgate area.
The commercial core of the
Northgate area consists of One and
Two-part commercial blocks. The
one-part commercial block is a
simple box with a decorated facade.
The two-part commercial block is
generally limited to structures of two
to four stories. The single story is
the lower zone, at street level. This
lower level is generally occupied. by
retail stores, while the upper zone
normally includes office or residential
space.
Another example of the architectural
diversity of Northgate is the Campus
Theater, which is the only example.
of Art Deco within the Northgate
area. The theater was built in 1930.
Today it serves as a dance hall
The residential areas of Northgate
are filled with a variety of housing
styles. .The majority are small and
medium Queen Anne style homes.-~
There are .also a number of
American Four-Square. These
homes are relatively plain and
square #wo-story structures with a
one story front porch, built between
1910-1920. Simple; modest,
btangalows, .built between 1910-1925-
are also sprinkled throughout the
Northgate residential area.
Many of these homes once rested
on the A&M .College Campus, but
were moved when the college
decided it did not want to be in the
business of providing housing for the
faculty and staff of the school.
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The campus .theater on University Drive is the only
example of Art Deco in the Northgate area.
Churches also have a historic role in
Northgate. St. Mary's Catholic
Church was built in 1926. In the
415 Tauber, cottage style, built in 1915
400 Boyett, Queen Anne, built in 1902
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~,-;,!~ ~ nevv str.de~~_ renter any
;.nape' A&Nl Metl~c~d~s~ ,";'~urch first
buolt .n 1923 as a temporary
sUr_~cture remained .n ~~l ace until the
construction of an educational
bu~ldir~g and sanctuary ~~ the late
1940 s and early 195; s Thy A&M
Presbvt~nan Church ~,w _~s first an
Arn~,~y C~~apel in U~ctor,_~ Texas In
1948 "~~~e church ,~~,,~ ", ~,;'ed to
j~fnr';i,_;-1r
Ernest t_angford way mayor or
College .Station from ' 942. through
96:r; !- angford a ~~jssor of
Architecture first des~g~ ~?~~; the A&M
Chum r~ of Christ ~~n the ~.a~ly 1930 s
The b~`~~Iding has , ~~ce seen
add~t,~~ns and mayor aiterat~ons
Langf ;-~~a aiso des,gne~ ~ e fi; st City
Hall a' ~1 Church St--:~ -~ T "~~~e home
at 3C'_ Cherry vas , _,gned by
Langfor~ s arch~tectu~: ~::~Jents as a
cuss ;;royect ~a~ ~ ~ ~ made
s~gn~t~~ar!t architecture ~;r,tributions
to Northgate and the cit y as a whole
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PURPOSE
This manual. was created as an
ideabook for both the professional
and the layman. The following
sections present design guidelines
which will be incorporated ..into the
Northgate .redevelopment process.
These guidelines are not regulatory,
but provide guidance as to how to
comply with the Northgate
Redevelopment. Plan and' Zoning
Ordinance.
GOALS overshadow the historic character of
__
The goals of this. manual are to .the historic core.
improve the community physical
appearance of the Northgate area The goal is to .accommodate
and to create a safe and healthy change, in a manner that is
environment for residents and compatible with the. historic
visitors. A .second goal. is to provide character of Northgate, without
staff, board members, and the imitating it.
development community with a
guide emphasizing appropriate New. construction should be
redevelopment practices. similar to that seen historically in
overall mass and scale,
General design goals -for the materials, and treatment. of
entire Northgate District:. openings.
To promote a sense of identity for The Northgate Revitalization
the District. Board will consider how each
To minimize negative impacts on design proposal helps to meet
adjacent properties from these goals.
inappropriate development.
To encourage pedestrian activity.
• To convey a .sense of human
scale.
To improve the aesthetic qualities
of the district.
Goals for the treatment of historic
properties ` in .Historic Northgate
Subdistrict:
To preserve the .integrity of each
historical structure, by preserving
its character-defining features.
Goals for design of new buildings
and alteration of non-historic
structures in the Historic
Northgate Subdistrict:
It is not the intent to freeze the
Northgate District in time. The
Northgate District has .continually
evolved, and it should continue to
change, if that change does not
x
THE FORMAT FOR THE
GUIDELINES
The design guidelines in this
document have four components:
• The first element is a policy
statement which discusses a
desired state or condition of the
design element identified.
The second element is a design
guideline statement which is
typically performance-oriented,
describing a desired design
treatment.
The guideline statement is
followed by supplementary
information, which may include
additional requirements, or an
:expanded .explanation. These
are listed as bullets.
® Finally, an illustration may be
provided, to clarify the intent of
the guideline..
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H®W TO USE THE GUIDELINES
Pr®perty owners, real estate agents;
tenants, and architects should use
the guidelines when beginning
projects in the Northgate District.
This will help establish an
appropriate direction for the design.
The guidelines will be used in two
ways. The City staff will use the
guidelines when working with
property owners. The Northgate
Revitalization .Board will use the
guidelines in the review process.
This document will guide decisions,
but not. dictate. them. Because each
project .has special circumstances
that require consideration, the
Northgate Revitalization Board will
review each project on a case-by-
"` case basis.
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GUIDELINES FOR DEVELOPMENT
~~
SER'JICE AREAS
Minirl~,ze the visual impact of trash
storage areas from public right of
way and public pedestrian walkways
Screen duf?~psters grease recycling
containers. recycling receptacles
with. ~1~asonry orwood v/ith
surrou~ndrng lafidsca~~~ng
Where wood is used !t should be
coated with a water sealant
• ~_ocate service areas away from
,valor pedestrian routes
• Consoi~dation of trash storage and.
service areas is encouraged.
In order to accommodate dumpster
access screens should be at least
twelve feet in length twelve feet .n
width. and eight feet in height
Where there is consolidation of two
dur7ipster or service areas an
additional ten feet in width for a
total of twenty two feet in width
snotild be provided
Minimize the visual impact of loading
docks, transformers, air conditioning
units, utility meters and other
mechanical elements.
• Loading docks shoul~{ be screened.
or gated from public r,ght of way and
public pedestnan 'vval'Kways
Transformers. air cond~t~oners and
other rY~echan~cal elements should
be screened using landscaping
when visible from priblic nght of way
cr p~,bl~c pedestran ~r~al~.~~Nays
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this receptide area is consolidated and screened, but
accessible from a service drive.
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This dumpster is the recommended height and length for
the consolidation of recepticle areas.
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The use of parapet walls and other
facade elements to screen
mechanical roof egtaipment is
encouraged.
Service Drives
® Service drives should be
constructed with six inch reinforced
concrete for increased durability.
This parapet wall blocks the pedestrian's view of the mechanical roof equipment.
13
MAILBOXES
_ In residential areas mailboxes should
positively contribute to the streetscape
Minimize the visual impact of mail
delivery areas.
Mailboxes oh individual units should.
be attached to the building where
possible.
do apartment complexes mailboxes
should be enclosed in a structure
that is made in a similar design and
using similar materials to the
apartment buildings.
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This mailbox area in this apartment complex is sheilded
by a cover that is identical to the stairways and is also
screened by landscaping
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BICYCLE PARKING
'~Oth r~IISIneS~e~ af1U cUstofT er5 arl
benefit frorn safe. accessible bi~y~ae
parking. Prov~d!ng the proper bicycle
parking not only accommodates the
o~cyclist_ but also can help to
discourage improper bike parklf~g which
can cause problems such as blocking
sidewalks oru~terfenng with handrails
therefore the b~;iiding's desigh should
:>rovide the necessary visual cl~.,es t_~
yell tiie b~cyr.i~st where topark
Location
Consolidation of bicycle parking .s
encouraged
Bicycle parking m the front of the
building ~s encouraged .However
where this is not possible-. the. side
or rear of the bu~lding~may be used
Locating the parking in visible and.
easily access~'oie location is
creferred
If a buildina '~~as access to a street
that is designated as a bike lane or
route on the Bikeway Master Plan
bicycle parking should be located
along these streets.
Placing bike parking in poorly lit.
inconven~er~t locations is
diSCOUragea
Bicycle Rack Design
Bicycle Racks should be compatible
with the character of the street.
the follo~rnng b~eycle rack has been
approvzd 'oy the Northgate
Revitilizat~on Board:
• "ether designs may be considered by
~r~e No~C'r_a~nte Revitalization Board
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~icie of ttre rack and has been appr~~ded by the Northga'a
Rev-t~~„-a~~.on 5oard
Bicycle Rack Color
Bicycle racks painted in a muted
color are encouraged.
• ~;cceptable colors include bronze
maroon. and dark green
• ;ether colors may be considered by
the the Northgate Revitilization
Board
signage
Where bicycle parking is not clearly
visible, appropriate signage is
encouraged.
® /Vhere signage referring automobile
dr veers to parking. a sign indicating
wne~e bicycle parking can be found
~s encouraged
Nhere ~t is necessary to place a
sign forbidding bicycle parking.. an
additional sign rnd~cat!ng where
parking can be found ~s
encouraged
Security
Bicycle rack location in areas of
ade,:au~~te surveillance are positive
deter? ents to bicycle theft-
® Placing bicycle parking near building
entrances with adequate
surveillance from building occupants
and visitors is encouraged.
16
P
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SIGNS
Neighborhood Commercial Distracts
depend on. promotion and marketing..
Underlying the success or failure of
these areas is its physical appearance.
Because first impressions have a
lasting influence. it is essential that the
Northgate area present an appealing
image to potential customers: tenants
and investors When designed
however. without regard for the
surrounding architecture.. and
haphazardly placed, signs can detract
from the district's overall .appearance.
The difference that a positive image
makes translates into dollars and cents
at every business`s cash register.
Signs play a particularly important role
in the appearance of urban commercial
areas. The prominent locations .and.
design characteristics of signs strongly
influence people's perceptions of the
district and its individual b~.,sinesses
Signs should be designed to
accommodate shoppers strolling along
sidewalks and motorists driving at
slower speeds. Such a pace allows
people to take in more of their
surroundings at a glance. Including
signs scaled more appropriately to a
pedestrian environment.
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Types of signs
The following. signs are all encouraged
• icon or graphic signs are a type of
sign that illustrate by their shape the
nature of the business within. They
are the easiest signs to read and
are therefore well-suited to vehicular
as well as pedestrian traffic.
• ~/Vindow signs are pedestrian
oriented. They allow for the`majonty
of the display area to be open for
pedestrian window shopping.
These signs should not cover more
than 33% of the window area.
• Hanging signs are hung from
sidewalk coverings or mounted
perpendicular to the sidewalk. They
are very effective for pedestrians.
Flush mounted signs are signboards
or individual die-cut letters placed
on the face of the buildings. Usually
there is a recess or horizontal
molded band on the building that
was designed to accommodate the
sign.
sestaurantmenu Is ~t~ilt into the sideof the budding
.,' cr allows pedestrians to ne.v menu options r~dhuu?
,,~-~u?ating sidewalk spaca
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HISTORY
Northgate originated to provide
commercial services at the northern.
gate of the A&M College. At-the time
the college was isolated from Bryan
and had no provisions for
commercial and residential services.
Northgate, 1921
In 1912, A&M College directors set
aside land on the northern. side of
campus so that businesses could be
established to serve the campus. A
butcher shop, .shoe repair; tailor,
barber; and photo gallery were some
of the first services to be offered in
the.. Northgate area. In ..the early
1920's the Boyett's Grocery Store
and Post Office were relocated to
the Northgate area.
Between 1920 .and 1927, this
wooden strip center was the only
commercial area within the vicinity of
the campus. In 1928, A&M College
ordered all commercial businesses
to move off campus. This led to a
number of businesses relocating in
Northgate.
In 1929, a fire destroyed many of the
wooden structures including
Youngblood's cleaners, Sosolik's
studio, and Mrs. Parkhill's Cafe. On
Sosolik's property, a new brick
building was .constructed which
housed a pharmacy and cafe. In
addition, the early 1930' saw the
expansion of Northgate with .the
addition of Holik's, Northgate Barber
Shop, Charlie's Grocery,. and Zubik's
Uniform Taylor Shop. In .1940,
Judson Loupot opened his first store
in a seven foot wide shop.
In 1938, the City of College Station
incorporated and leased space for
the first City Hall on College Main. In
1947, as the city grew, a new City
Hall was built on Church Avenue,
now Cafe Excel.
The 1930's through the 1950's
brought a large number of homes
into Northgate. The addition of
housing to the .area provided an
increased customer. base which
allowed area businesses. to thrive.
By the 1950's and 60's, Northgate
saw the addition of a number of
churches .and bars into the
Northgate area. Since the 1960's
there has :been a continual
expansion of the commercial and
residential areas, including more
multi-family apartments and
condominiums.
These hanging signs are targeted at the pedestrian.
Placement of signs
• Signs should relate in placement
and size to other building elements.
• Signs which do not obscure other
building elerents such as windows,
cornices, or decorativedetails are
encouraged.
• Sign. material, style and color should
complement the building facade.
• Individual shop signs in a single
storefront should relate to each
other in design,. size, color,
placement on the bolding, and
lettering style.
This restaurant has appropriately sized window signs and
a vehicular oriented sign.
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sign and a1vehicularorientedsign.
(RBET r URNITURC
Newspaper Racks
~~Jewspaper racks. when clustered at a
~,nrner can impedepedestr~an activity
-~,~ obsr~~_ire tl'~e stur~'ronts bet~!nd
r~ ,; n, ~ heir visual impact shora~~~
ontr~bute to the streetscape
newspaper racks painted in a r~iuted
color is encouraged.
- =>t~tahle coy ~rs r,~ci~_.~de brcF Sze
~~~,aroori and dark green.
~ther colors r~ray be considered by
`~e Northgate Revital~zationBoard
Rack ~7iaterials
~tewspaper racks should be an
:: ~ciosed metal container with door
1~_~ss io the r_;aper
rucks should be organized in
groups
m ~~"ese gro~ipmgs should not block.
a~_ mess to cross walks orparking
Cue to the nigh numbers of
~edestnans at n~ghttrme and the
~~~dency of tt'e:se pedestrians to
-;n;~r->r at ante ~e~~ Uons ~t is not
.;rmmende~' ~ at newspaper racks
_~ .orated at _.~nersor on crowded
r.~~:estr~ar,~ w y°:
~~devvalk benches
;~~wa'k benChe~ ho~~,~d be compatible
w ,~~ he character ;he street
The use of seat~~~y areas that are
°~~uar to tho~r ~ '~t.~,_,rro~_~nding
wilding .s er,coi,ra,a~~d
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The following bench has been
approvedby the Northgate
Revitalization Board and should be
bronze, maroon, or dark green in
color,
• Other colors and. designs may be
considered by the board.
Trash Receptacles
Trash Receptacles should be
compatible with the character of the
street.
® The use of trash receptacles are.
encouraged.
The following trash receptacle has
been approved by the Northgate
Revitalization Board. and should be
bronze, maroon, or dark green in
.color.
® ®ther colors and designs may be
considered by the board.
Atl street furniture should use the
same color as found in the
surrounding block.
Street furniture should be
appropriately placed so as to not
inhibit pedestrian flow.
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Street furniture should not inhibit pedestrian flow. This
plan view illustrates street furniture against the building
and trash recepticles near street lights, away from the
center of the pedestrian Flow.
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STF2EET LIGHTS
Street lights are encouraged and may
be required in accordance wi h the
Subdivision Regulations..
® The following design has been
approved by the Northgate
Revitalization Board.
® Other designs may be considered
by the Board.
• Street lights should be no more than
12 feet in height including the globe.
® Other heights may be considered by
the Northgate Revitalization Board.
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This design has been approved by the Northgate
Revitalization Board.
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STREETSCAPING
The development of outdoor patios and
courtyards in the rear and in side alleys
is encouraged.
Creating walkways and seating areas
in alley ways is encouraged.
Planters should coordinate with the
building or with surrounding
landscaping.
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:Street trees banners. and planters are all used as part of
'he la:~dscap~ng for the area !n downtown Ft Worth
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',tiffs alley rn Do~~mtovvn Ft `JVorth successfully
landscapes and provides an attractwe entrance into a
seating area
-his empty budding space was turned into an open
.courtyard with benches and table areas w!th landscapuig
alernents
these planters in downtown Ft V`Jorth ~;oordinate with
the hinid~nq materials
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This outdoor seating area; in Northgate, provides
appropriate plantings and space for customers to relax
outside.
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This urban courtyard is placed between two buildings and
~;' provides green space fior the area
23
,~iDE`b'VALK
!n a!! redeve,lo~~n~et~tproa~cts
sidewalks sliouki oe constructed if
none currently exist along street
Frontage..
If sidewalk is paced against riif~ curb
the width shouir_1 f~~e six feet
If the sidewai!< !7as a six foot
t~ufferlgreen spec? th-~ side~~~aiw;
should be a min~r~-i,n~ of four i~~et ~~;
r/idth.
':sidewalks that are at least eight feet
are encouragedtc>aliow for a greater
rate of utilization,
Sidewalks sh~c~id be constructed
with brick pavers ,vfiere feasible.
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PARKING SCREENING
Minimize the visual impacts of off-
street parking,. as seen from the
public right of way.
• Screen the edges of parking lots
with a three foot high landscaping
screen.
• Locate parking in the rear of the
building where possible:
Landscaping the interior of parking
lots is encouraged.
25
CURB AND GUTTER
,,,
(` Curb and gutter will be provided in
\..
accordance with Section 9 of the
Zoning Ordinance.
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26
ACCESSIBfLITY
The Americans with Disabilities Act
(ADA) mandates that places of public
accommodation be accessible to all
users.
These guidelines should not prevent
or inhibit compliance with
accessibility laws:
All new construction should comply
with ADA as specified by the City's
.building code.
• Owners of historic properties also
should comply to the fullest extent
possible, while also: preserving the
integrity of the building.
. .Existing construction should be
brought into .conformance. with ADA
standards in a reasonable time
frame.
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27
AWNINGS AND CANOPIES
Awnings and overhangs shelter
pedestrians from sun and rain and
protect display window merchandise
from damage.
Due to the diversity of architectural
styles, both horizontal, fixed
canopies and fiabric awnings are
encouraged.
• Canopies should be compatible
within a given block:
• Use colors that are compatible with
the overall color scheme of the
facade. Solid colors or simple
muted striped patterns are
appropriate
• Rigid canopies are. encouraged to
provide recessed lights and
illuminate the sidewalk.
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This fabric awning in downtown Ft Worth empahsizes
the entry to this boutique
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This block provides a variety of styles and matenais or
awnings and canopies
This building effectively uses both fabric awnings for the
upper windows and a canopy over the walkway This
canopy is even with the surrounding canopies
.COLOR Paint colors should relate to natural
material colors found on the
The color of buildings, window trim and building, such as brick, stone, or tile.
doors is a personal decision to be made Contrasting colors which accent
by the. building owner. It is an architectural details and entrances
expression of the establishment. are encouraged.
However, following procedures should
be'used in evaluating which colors will
most suit the building.
Use colors to create a coordinated
color scheme for the building.
• Consider the building color in the
.context of the entire block or area.
The color of the building can affect
the overall character of the street.
• The amount of sunlight can change
the hue of paint color. Colors on
south and west facades appear
warmer than if placed on north or
east facades.
Reserve the use of bright colors for
accents only.
• The more intense hues of a color or
the use of more than one vivid color .
are not encouraged.
® White is a glaring color that does
not blend in readily with most
downtown environments
Paint color should be used to tie
together all building elements,
including the cornice, upper facade,
windows, storefront, and doors.
• In general, the larger and plainer the
building, the more subtle the color.
Small buildings or those with
elaborate detailing can often use. a
larger number and more intense
colors.
® .Building trim colors should not
dominate the building.
® In most cases, no more than three
complementary colors should be
used.
29
BUILDING MATERIALS
v
BUILDING FINISHES
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Materials should appear similar to
those used throughout the district.
Masonry materials. are preferred,
primarily stone. and brick...
• Other. materials may be considered
by the board, but they should
appear similar in character to those
used in the district.
R®OF FORM
Roof forms should be similar to
those found throughout the district.
® Flat roofs should be concealed by a
parapet.
• Sloped roofs are acceptable:
Mansard roofs are discouraged.
F ___ WINDOWS
Window and doorframes should be
.painted or finished with appropriate
c®lor.
WALL TREATMENTS
Murals are acceptable.
P®RCHES
Porches, balconies and. courtyards,
where space allows, are encouraged.
ENTRY ACCESS POINTS
Entrances. on multiple sides of a
building are encouraged where there
is .public right of way or public
pedestrian walkways.
Porches and balconies play an important part in
urbanizing downtov+m areas.
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SITE LAYOUT
BUILDING ORIENTATION
Buildings should retain orientation to
the street.
• Orient. a new building..parallel to its
lot lines, in a manner similar to
those found in the Historic
Northgate .Sub-district.
• Orient the primary facade toward
the street. At comer sites, a
secondary facade should be used to
face the cross street.
Where the rear of the building abuts
a street, this side shotald'maintain a
facade and have rear access where
possible.
• Maintain the alley as an open
space.
SETBACKS
Zero lot lines are encouraged in the
Historic and Commercial Subdistricts
is encouraged.
® Maintaining the alignment of
facades along the sidewalk edge is
encouraged.
When considering courtyards,
minimize the amount of frontage on
the street.
DRIVE-THRU
Drive-thru should be a .permanent
structure, with a minimum size of
2500 square feet.
Rear Access to drive-thru window is
preferred.
Drive-thru should not impede.'.
pedestrian walkways.
This drive-thru minimizes the impact on pedestrian traffic.
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ARCHITECTURAL CHARACTER.
STYLES
The literal imitation of older historic
styles is discouraged.
• Contemporary interpretations of
traditional buildings, which are
similar in scale and overall character
to those seen historically, are
strongly encouraged.
Infill should be contextually
appropriate.
MASS AND SCALE
The following standards apply to the
Historic Northgate subdistrict:
New construction should conform to
the overall mass and scale of the
existing streetscape.
Additions to the tops of existing
buildings should not adversely affect
the composition of the facade, nor
should the addition be out of scale
with the building.
New facades should contain both
vertical and horizontal 3-D features
that relate to the pedestrian or
human scale.
Examples of such features are
railings, cornices, window mullions,
and recessed. entries.
The following standards apply to the
commercial and residential
subdistricts:
Areas near the perimeter of the
subdistricts should feature smaller
transitional building heights in order
y;
to be more compatible with adjacent
Historic Northgate Subdistrict.
Building should be similar in width to
surrounding structures.
Existing structures with the Historic
Northgate Sub-district range from 12
feet to 30 feet in width:
.Buildings should be similar in height
to surrounding structures.
• In the Historic Northgate Sub-
district, most buildings were
between 15 and 30 feet.
• New buildings should include
portions that are similar in height to
surrounding buildings.
Large projects that occupy several
lots are encouraged to vary building
heights, including portions that are
designed at a human scale.
These buildings have a variety of widths and heights, but
fit within the mass and scale of the street.
32
These buildings, which .are wide, divide up the structures
with recessed entries and columns.
At the street level both the hotel and the building across
the street are a similar scale.
33
GLOSSARY
~__
Adaptive Reuse -The process of converting a building to muse other than that
for which it was designed, e,g., changing a factory into housing. Such a
conversion is accomplished with varying alterations to the building.
Art Deco - A style of decorative arts and architecture popular in the 1920's and
1930's. Notable for its use df geometricized classical forms, in colorful glazed
terra cotta, black glass,.bronze or natural aluminum.
Attached Sign - A sign attached to or applied on and totally supported by a part
of a building.
Awning- Any structure made of cloth, metal or other material attached to a
building when the same is so erected as to permit its being raised or retracted to
a position against the building when not in use.
Balcony - A platform projecting from the upper story, enclosed by a railing or
balustrade, with an :entrance from the building and supported by brackets,.
columns or cantilevered out.
Banner -Apiece of fabric used for decoration or for identification.
Bracket - A supporting member for a projecting element or shelf, sometimes in
the shape of an inverted L and sometimes as a solid piece or a triangular truss.
Canopy - A roofed structure constructed of metal, wood or other material placed
so as to extend outward from a building providing a protective shield for doors,
windows and other openings supports extended to the ground directly under the
canopy or canilevered from the building.
Commercial Northgate .Subdistrict (NG-2) - This zoning district contains many of
the commercial structures in Northgate. This district is depicted on the
Northgate Zoning Map..
Context -The surrounding environment of a building or site, including other
structures, site features, landscape and streets.
Design Review -The local process of determining whether new construction or
proposed changes to buildings in the Northgate District meet the intent of the
Northgate Zoning Ordinance and the standards of appropriateness established
by the Northgate Revitalization Board.
Deterioration -The process of making a structure's condition worse, by lack of
maintenance, normal wear and tear, and/or exposure to weather.
34
Easement - A partial interest in real property, through donation or purchase,
..~~'~ recorded in the deed.
Elevation - A drawing showing the vertical elements of a building or site.
Historic Northgate Subdistrict (NG-1) -This zoning district contains some of the
oldest structures in Northgate, several of which are eligible for the National
Register for Historic Places.. This district is depicted on the Northgate Zoning
Map.
Infill -Descriptive of buildings that have been designed and built to replace
:missing structures or otherwise fill gaps in the streetscape. Infilling can mean
:replacing a store destroyed by fire, for example.
Mass -The physical volume or bulk of a building, its arrangement and
organization.
Mixed Use - A term used to signify an authorized variety of uses in a given area,
as opposed to the single use called for in most zoned .areas.
National Register of Historic Places - A listing of sites, buildings, objects,..
districts and structures of potential interest which may carry some sort of legal
;' protection when Fisted.
Northgate Revitalization Board - A City Council Appointed. citizen committee
charged. with overseeing the revitalization of Northgate as well as performing a
design review function.
Pitch -The angle of slope of a roof, i.e., 30 degree pitched roof, aloes-pitched
roof, ahigh-pitched roof, and so forth. Typically expressed as a ratio of units of
vertical distance to 12 units of horizontal distance, i.e,, 8/12.
Plan - A drawing representing a downward view of a building or site or more
specifically, a horizontal section showing arrangement of walls, partitions,
rooms, doors, windows, trees, parking areas, or other elements.
Pointing -The outer, and visible, finish of the mortar between the bricks or
stones of a masonry wall
Porch - A covered entrance to a building; maybe open or partly enclosed.
Portico - A porch or covered walk consisting of a roof supported by columns.
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35
Preservation -The act or process of applying measures to sustain the existing
form, integrity, and materials of a building or structure, and the existing form and
vegetative cover of a site. It may include initial stabilization work, where
necessary, as well. as ongoing maintenance of the historic building materials.
Proportion -As an expression of artistic endeavor, the relation between parts-in
relevance to the whole (height to width, for example), which helps create visual
order in architecture.
Reconstruction -The act or process of reproducing by new construction the
exact form and detail of a vanished building; structure, or object or a part
thereof, as it appeared at a specificperiod of time.
Rehabilitation - The actor process of returning a property to a state of utility
through repair or alteration which makes possible an efficient contemporary use
while preserving those portions or features of the property which are significant
to its historical, architectural, and cultural values.
Renovation -Questionable modernization of a historic building in which
inappropriate alterations are made and important features and details
eliminated.
Residential Northgate Subdistrict (NG-3) - This zoning district contains the
` majority of the residential structures in Northgate. This district is depicted on the
Northgate Zoning Map.
Restoration -The act or process of accurately recovering the form and details of
a' property and its setting. as it appeared at a particular period of time by means
of the removal of later work or by the replacement of missing earlier work.
Rhythm -The sense of movement created by the regular recurrence of elements,
as in the spacing of doors and windows, across the facade of a building.
Roof types (see following page for illustration of types):
Flat, shed, hip, gable, mansard, and gambrel
Scale -Those qualities in architecture and landscape which relate to human
size, enhancing the importance of the human individual rather than diminishing
the individual.
Sense of Place.- The sum total of those parts which give a particular site, area,
®r neighborhood a distinctive character unique to its locality.
36
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Lin e
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MANSARD
ROOF TYPE
UecK
GAMBREL
37
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Stabilization -The act or process of applying measures designed to reestablish
aweather-resistant enclosure and structural stability while maintaining the
essential form as it exists at present.
Street Furniture - A term for elements of the streetscape other than buildings,
such as light fixtures, benches, and'trash receptacles.
Streetscape - A view or vista of a specific street, the distinguishing
characteristics of which are created by the width of the street and sidewalks,
their paving materials and color,. the. design of street furniture, the potential use
of plant materials. such as trees and shrubs, and the setback, mass, proportion,
and scale of those buildings which enclose the street.
Store Front -The street level facade of a commercial building, usually having
display windows.
Style -The manner in which ornament and structure are combined to create the
distinctive character of artistic architectural endeavor expressive of an era or
period in time.
Window Sign - A sign installed on, inside, or behind a window and intended to
be viewed from the outside.
`' ~~~
38
RESOURCES
~;
Developing Downtown Design Guidelines,. Janice Pregliasco, A.I.A. California
Main Street Program, 1988.
Dictionary of Architecture and Construction, Cyril M. Harris. McGraw Hill
Publishing., 1975.
Fundamentals of Urban Design, Hedman, Richard and Andrew Jaszewski.
American Planning. Association, 1984.
Keeping Time, William J. Murtagh. Sterling Publishing, 1990.
Signs. For Main Street.. Mainstreet Guidelines. National Trust for Historic
Preservation, 1987.
Designing the Future to Honor the Pasta Design Guidelines for Cape Cod, Cape
Cod Commission and Community Vision, Inc., 1994.
Innovative Tools for Historic Preservation, Marya Morris. Planning Advisory
Service Report No. 438, September 1992.
Design. Review, Mark L Hinshaw. Planning Advisory Service Report No. 454,
` February 1995.
College Station Texas 1938/1988, Deborah Lynn Balliew, Intaglio Press, 1987.
Design Guidelines Bryan, Texas, City of Bryan, October 1995.
Northgate Redevelopment Plan, City of College Station, Texas. January 1996.
Union Station District Master Pian, City of Tacoma, Washington. May 1989.
~~r
39