HomeMy WebLinkAbout1998 Northgate Design Guidelines��CM of C o ll e g e Sta
NORTHGATE
nESIGN
GUIDELINES
Prepared by: Planning Division
Development Services
City of College Station, Texas
September 1998
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TABLE OF CONTENTS
INTRODUCTION .......................................... ...............................
1
HISTORY ........................................... ...............................
2
ARCHITECTURAL BACKGROUND ...............................
3
PURPOSE ........................................... ...............................
4
GOALS ............................................... ...............................
5
HOW TO USE THE GUIDELINES .... ...............................
6
SIGNS ............................................................ ...............................
8
AWNINGS AND CANOPIES ........................ ...............................
10
BICYCLEPARKING ..................................... ...............................
11
STREET ELEMENTS
STREETFURNITURE ....................... ...............................
13
STREET LIGHTS ............................... ...............................
15
STREETSCAPING and LANDSCAPING .......................... 16
SIDEWALKS ...................................... ...............................
18
MAILBOXES ...................................... ...............................
19
ARCHITECTURAL CHARACTER ............... ...............................
20
STYLES .............................................. ...............................
20
MASSand SCALE .............................. ...............................
20
COLOR ............................................... ...............................
21
BUILDING ELEMENTS .................... ............................... 22
SITEDESIGN ................................................ ............................... 23
BUILDING ORIENTATION .............. ...............................
23
PARKING SCREENING .................... ...............................
23
SERVICE AREAS .............................. ...............................
23
DRIVE THRU .................................. ...............................
26
ACCESSIBILITY ................................ ...............................
27
Northgate Design Guidlines
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CURB AND GUTTER ........................ ............................... 27
GLOSSARY ................................................... ............................... 28
' RESOURCES ................................................. ............................... 32
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APPENDIX A - NORTHGATE ZONING DISTRICTS
APPENDIX B - BIKELOOP PLAN
APPENDIX C - ROOF TYPES
APPENDIX D - PARKING SCREENING
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I Northgate Design Guidlines
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INTRODUCTION
Northgate is a special place, unique in both its campus environment and historic character.
It is a place of mixed land uses including businesses, churches, and residential areas, all
' located adjacent 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 of Bryan to the North, College Avenue to the East, Wellborn Road to
the West, and University Drive to the South. (See map of the District boundaries in
Appendix A)
' However, the unique character of Northgate is threatened by new incompatible
development. Since 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 could further
diminish the unique character of the Northgate area.
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Over the past two decades, attempts to enhance Northgate have been largely piecemeal
and lacking in financial and political support. Public support for Northgate has recently
increased dramatically. The College Station City Council ranked Northgate among the top
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.
Northgate in the mid - 1940's
In January of 1996, the City Council adopted the
Northgate Redevelopment Plan. These design
guidelines seek to describe in detail and facilitate
implementation of the design recommendations
presented in the Plan.
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 is encouraged by the design guidelines
presented in this manual.
1 Northgate Design Guidelines 1
HISTORY
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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 Eccell.
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.
Northgate Design Guidelines 2
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's saw the
expansion of Northgate with the addition of Holiik'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.
Duddley's Draw, 311 University Drive
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.
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.
However, the urban nature of the area has
created difficult traffic and pedestrian safety
issues that need to be addressed. In addition,
the age of the buildings in the area has led to
serious deterioration problems.
No6gate, 1970's
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.
Northgate Design Guidelines 3
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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,
1 churches and businesses that can be found throughout the Northgate area.
COMMERCIAL STYLE
1 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.
I 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.
RESIDENTIAL STYLE
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 two -story structures with a one
story front porch. built between 1910 -1920. Simple, modest bungalows, built between
' 1910 -1925, are also found throughout the Northgate residential area. Many of these
homes once were located 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
1 and staff of the school.
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I Northgate Design Guidelines 4
400 Boyett, Queen Anne, built in 1902
415 Tauber, Cottage Style, built in 1915
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INSTITUTIONAL STYLE
' Churches also have a historic role in Northgate. St. Mary's Catholic Church was built in
1926. In the 1950's, the church expanded and built a new student center and chapel.
A &M Methodist church, first built in 1923 as a temporary structure, remained in place
1 until the construction of an educational building and sanctuary in the late 1940's and early
1950's. The A &M Presbyterian Church was first an Army Chapel in Victoria, Texas. In
1948, the church was moved to Northgate.
Ernest Langford was mayor of College Station
from 1942 through 1965. Langford, a Professor
of Architecture, first designed the A &M Church
of Christ, in the early 1930's. The building has
since seen additions and major alterations.
Langford also designed the first City Hall at 101
Church Street. The home at 303 Cherry was
designed by Langford's architecture students as
a class project. Langford made significant
architectural contributions to Northgate and the
1 city as a whole.
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A &M Methodist Church, Gothic Style, built in 1951
I Northgate Design Guidelines 5
202 College Main, built in 1935
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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 for
complying with the Northgate Redevelopment Plan and Zoning Ordinance.
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GOALS
The goals of this manual seek to improve the physical appearance of the Northgate area
and to create a safe and healthy environment for residents and visitors. In addition these
goals provide City StafL Northgate Revitalization Board members, and the development
community a guide emphasizing appropriate redevelopment practices. It is not the intent
to freeze the Northgate District in time. The Northgate area has continually evolved, and
should continue to do so as long as that change does not overshadow the character of the
historic core.
General design goals for the entire Northgate District:
• To promote a sense of identity for the District.
1 • To minimize negative impacts on adjacent
development.
• To encourage pedestrian activity.
1 • To convey a sense of human scale.
• To improve the aesthetic qualities of the district.
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properties from inappropriate
Goals for the treatment of historic properties in Historic Northgate Subdistrict:
• To preserve the integrity of each historical structure by preserving its character-
1 Northgate Design Guidelines 6
The Sparks building 1995.
The Sparks building in 1997 after facade renovations.
defining features.
Goals for design of new buildings and alteration of non - historic structures in the
Historic Northgate Subdistrict:
• To accommodate change, in a manner that is compatible with the historic character
of Northgate, without imitating it.
• To encourage new construction that is similar to that seen historically in overall
mass and scale, materials, and treatment of openings.
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HOW TO USE THE GUIDELINES
This building, built in
1950, was recently
renovated.
Property 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 and advising 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.
Northgate Design Guidelines 7
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SIGNS
Neighborhood Commercial Districts depend heavily on effective sign design and
location. Signs play an important role in the appearance of urban commercial areas. The
location and design characteristics of signs strongly influence people's perceptions of the
district and its individual businesses. First impressions have a lasting influence, making
it essential that the Northgate area present an appealing image to potential customers,
tenants and investors. Signs that are designed without regard for the surrounding
architecture and placement, can detract from the district's overall appearance.
Signs should be scaled more appropriately to a pedestrian environment and 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.
This chain restaurant, in downtown Ft. Worth, changed its
signage to better fit in the context of the building.
The following types of signs are all encouraged:
• Icon or graphic signs: These 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.
• Window signs: These are pedestrian oriented. They allow for the majority 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: These are hung from sidewalk coverings or mounted perpendicular to
the sidewalk. They are very effective for pedestrians.
• Flush mounted signs: These 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.
• Perpendicular signs: These are hung from exterior fagade of the building. This style
6f sign is appropriate for the Northgate area on a limited basis. No more than one
perpendicular sign should be allowed every 35 feet. All perpendicular signs should be
modest in size.
Northgate Design Guidelines
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This restaurant menu is built into the side of the
building which allows pedestrians to view menu
options without eliminating sidewalk space.
Placement and Design of signs
• Signs should relate in placement and size to other building elements.
• Signs should not obscure other building elements such as windows, cornices, or
decorative details.
• Sign material, style and color should compliment the building facade.
• Individual shop signs in a single storefront should relate to each other in design, size,
color, placement on the building, and lettering style.
• Wood or metal is recommended
• Illuminated plastic signs are strongly discouraged.
• Letters exceeding 14" in height are discouraged in pedestrian oriented areas.
Northgate Design Guidelines
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This combination of signs provides a pedestrian oriented sign
and a vehicular oriented sign
These hanging signs are targeted at the pedestrian.
AWNINGS AND CANOPIES
Awnings and canopies shelter pedestrians from sun and rain and protect display
window merchandise from ultraviolet rays or sunlight exposure damage.
• Due to the diversity of architectural styles, both horizontal fixed canopies and fabric
awnings are encouraged.
• Canopies should be compatible within a given block.
• Colors should be 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 that illuminate the sidewalk.
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Northgate Design Guidelines 10
entry to this boutique.
This block provides a variety of styles and materials of 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.
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BICYCLE PARKING
Both businesses and customers can benefit from safe, accessible bicycle parking.
Providing the proper bicycle parking not only accommodates the bicyclist, but also can
help to discourage improper bike parking which can cause problems such as blocking
sidewalks or interfering with handrails. Therefore, the building's design should provide
the necessary visual clues to tell the bicyclist where to park.
Bike parking should be located in well lit convenient locations - with adequate
surveillance.
• Consolidation of bicycle parking is encouraged.
• Bicycle parking in the front of the building is encouraged. However, where this is not
possible, the side or rear of the building may be used.
• Parking should be located in visible and easily accessible locations.
• If a building has 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. (see map
Appendix B) .
• Placing bicycle parlang near building entrances with adequate surveillance from
building occupants and visitors is encouraged.
Bicycle Racks should be compatible with the character of the street.
• The bicycle rack below has been approved by the Northgate Revitilization Board and
its use is strongly encouraged.
• Muted colors are encouraged Acceptable colors include bronze, maroon, and dark
green.
• Other designs and colors may be considered by the Northgate Revitilization Board.
This rack allows cyclists to attach their bicycle
on either side of the rack and has been approved
by the Northgate Revitilization Board.
I Northgate Design Guidelines
Where bicycle parking is not clearly visible, appropriate signage is encouraged
• A directional sign indicating where bicycle parking can be found is encouraged,
especially where the parking is not clearly visible.
• Where it is necessary to place a sign prohibiting bicycle parking, an additional sign
indicating where parking can be found is encouraged.
Northgate Design Guidelines 12
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NORTHGATE BIKE ROUTES /LANES
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Map produced by Der. S— — 6/96 Manama: one. rvg
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STREET FURNITURE
Street Furniture
• All street furniture should use the same color as found in the surrounding block.
• Street furniture should not inhibit pedestrian flow.
Newspaper Racks
Newspaper racks, when clustered at a corner, can impede pedestrian activity and obscure
' the storefronts behind them. Their visual impact should contribute to the streetscape.
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Newspaper racks painted in a muted color are encouraged.
Acceptable colors include bronze, maroon, and dark green.
Other colors may be considered by the Northgate Revitalization Board.
• Newspaper racks should be an
enclosed metal container with door
access to the paper.
• Racks should be organized in groups
that do not block access to cross-
walks or parking.
• Due to the high numbers of
pedestrians at nighttime and the
tendency of these pedestrians to gather
at intersections, newspaper racks
should not be located at corners or on
crowded pedestrian ways.
This rack allows cyclists to attach their bicycle on either side of the
rack and has been approved by the Northgate Revitalization Board.
Sidewalk benches
Sidewalk benches should be compatible with the character of the street.
• The use of seating areas should be similar to
those approved by the Northgate
Revitalization Board.
• The Northgate Revitalization Board has
approved the purchase of several metal dark
green benches (see plots). The purchase of
additional benches similar to this design is
strongly encouraged and should be bronze,
maroon, or dark green in color.
• Other colors and designs may be considered
by the board.
Northgate Design Guidelines
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This bench and trash receptacle have been approved.
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Trash Receptacles
Trash Receptacles should be compatible with the character of the street.
• The use of trash receptacles is encouraged.
• The pictured trash receptacle has been approved by the Northgate Revitalization Board
and should be bronze, maroon, or dark green in color.
• Other colors and designs may be considered by the board.
Typical placernent shown at right.
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Northgate Design Guidelines
Newspaper containers,
benches, trash receptacles, and
planters are all grouped
together and have
coordinating colors.
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STREET LIGHTS
Street lights are encouraged and should be in accordance with the
Subdivision Regulations where required.
• The street light design has been approved by the
Northgate Revitalization Board. (see photo)
• Other designs may be considered by the Board.
• Street lights on residential or collector streets should be
no more than 14 feet in height including the globe.
• Other heights may be considered by the Northgate
Revitalization Board.
• Street lights located on arterial streets shall be no more
than 16 feet in height including the globe.
• Banners (approximately 2'x6') attached to the approved
street lights are strongly encouraged.
• Additional exterior lighting, highlighting the architectural
elements of the facade are encouraged.
• Additional exterior canopy lights illuminating the
sidewalks and storefront window are encouraged.
is design has been approved by the
Northgate Revitalization Board.
Northgate Design Guidelines
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STREETSCAPING and LANDSCAPING
• The development of outdoor patios, walkways, seating areas, and courtyards in the
' rear and in side alleys is encouraged.
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This empty building space was turned into an open
courtyard with benches and table areas with landscaping
elements.
• Planters are encouraged and should
coordinate with the building or with
surrounding landscaping.
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These planters in downtown
Ft. Worth coordinate with
the building materials.
This outdoor seating area, in Northgate, provides
appropriate plantings and space for customers to relax
outside.
• Landscape Requirements: A landscape plan shall be required for all proposals
involving site development or redevelopment, and shall be reviewed by the NRB/PRC
in accordance with the following standards:
(1) Landscape /streetscape improvements may be required along at least 1/3 of the
length of a property's frontage onto public streets. Doorway widths and
driveways shall be excluded from frontage calculations. Live plant material
must be included where feasible in each proposal.
(2) Eligible landscape /streetscape improvements shall include raised planter boxes,
at -grade planting beds, indoor window plantings where sidewalks are too
Northgate Design Guidelines 16
narrow for outside plantings, seating benches, light features, trash receptacles,
decorative railings, and other elements featured in the College Station
Streetscape Plan.
Sample arrangement of landscape elements.
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Northgate Design Guidelines
For a large scale development a open peacsman arcs u
appropriate. This open space in Galveston, TX includes a
human checkerboard.
Street trees, banners, and planters are all used as pan or me
landscaping for the area in downtown Ft. Worth.
This alley, in Downtown Ft. Worth, successfully landscapes
and provides an attractive entrance into a seating area.
SIDEWALKS
Sidwalks allow pedestrians to travel around the area in a safe and efficient manner.
Sidwalks must be wide enough to provide adequate pedestrian flow as well as space for
street furniture and other elements. Pedestrians may avoid businesses where sidewalks are
to crowded or cluttered.
• In all redevelopment projects sidewalks should be constructed if none currently exist
along the street frontage.
• If the sidewalk is placed against the curb, the width should be six feet.
• If there is a six foot buffer /green space between the sidewalk and the street, the
sidewalk should be a minimum of four feet in width.
• Sidewalks at eight feet in width are strongly encouraged.
• All sidewalks in Northgate should be constructed with brick pavers where feasible.
This eight foot wide sidewalk in residential Northgate
provides room for a higher volume of pedestrians. sued traffic
This sidewalk is appropriate for a residential area. It provides a
buffer liom street traffic with appropriate landscaping.
Northgate Design Guidelines
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MAILBOXES
In residential areas mailboxes should positively contribute to the streetscape. The visual
impact of mail delivery areas should be minimize
• Mailboxes on individual units should be attached to the building where possible.
• In apartment complexes mailboxes should be enclosed in a structure that is similar in
design and materials to their respective apartment buildings. `
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This mailbox area in this apartrnent complex is shielded by a cover that is
identical to the stairways and is also screened by landscaping.
Northgate Design Guidelines 19
ARCHITECTURAL CHARACTER
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The architectural character of the Northgate District should remain historic (circa
1940 —1950) and future development should be sensitive to the elements.
• 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
A band or division between the storefront and upper facades of buildings at similar heights
or a predominance of canopies or awnings extending along several facades, or the
alignment of windows and window sills are all excellent ways to provide buildings with
horizontal rhythm
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 -1) features that relate to the
pedestrian or human scale. Examples of such features are railings, cornices, window
mullions, and recessed entries.
• Existing structures within the Historic Northgate Sub - district range from 12 feet to 30
feet in width.
• In the Historic Northgate Sub - district, most buildings are between 15 and 30 feet.
• The use of canopies or awnings is strongly encouraged.
1 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 to be more compatible with adjacent Historic Northgate Subdistrict.
• Buildings exceeding two stories are strongly discouraged.
• Building should be similar in height and width to surrounding structures.
• New buildings should include portions that are similar in height to surrounding
' buildings.
' Northgate Design Guidelines 20
• Maintaining a visual division between street level and upper floors is encouraged.
• Large projects that occupy several lots are encouraged to vary building heights,
including portions that are designed at a human scale.
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COLOR
Sample mass/scale proportions
that meet guidelines.
The color of buildings, window trim and doors is a personal decision to be made by the
building owner or merchant. The 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.
Northgate Design Guidelines
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The new building at the back, with the tower, uses similar
materials as the historic building at the front, while using a
more modern design.
These buildings, which are wide, divide up the structures with
recessed entries and columns.
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• The amount of sunlight can change the hue of the paint color. Colors on south and
1 west facades appear warmer than if placed on north or east facades.
Reserve the use of bright colors for accents only.
1 • The more intense hues of a color or the use of more than one vivid color are not
encouraged.
• White is a bright color that does not blend in readily with most downtown
environments.
1 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 simpler 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.
Paint colors should relate to natural material colors found on the building, such as
brick, stone, or tile.
• Contrasting colors which accent architectural details and entrances are encouraged.
BUILDING ELEMENTS
I 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.
Roof forms should be similar to those found throughout the district. (See Appendix C)
• Flat roofs should be concealed by a parapet.
• Sloped roofs are acceptable.
• Mansard roofs are discouraged.
Window and door frames should be painted or finished with appropriate color.
Bronze metal is acceptable.
Artistic murals are recommended and encouraged.
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Porches balconies and courtyards, where space allows, are encouraged.
Northgate Design Guidelines 22
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SITE DESIGN
BUILDING ORIENTATION
1 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 corner sites, a secondary facade
should be used to face the cross street.
• Where the rear of the building abuts a street, this side should maintain a facade and
have rear access where possible.
• Maintain the alley as an open space.
• Entrances on multiple sides of a building are encouraged where there is public right of
way or public pedestrian walkways.
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Zero lot lines are encouraged in the Historic and Commercial Subdistricts.
• Maintaining the alignment of facades along the sidewalk edge is encouraged.
i • When considering courtyards, minimize the amount of frontage on the street.
PARKING SCREENING
Off - street parking should be screened from the public right of way to minimize its
visual impacts. (See Appendix D)
I • 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.
• Dumpsters shall be kept in the rear of the building and shall be screened with devices
made of masonry or wood with surrounding landscaping. Where feasible,
consolidation of dumpsters may be required by the NRB/PRC.
SERVICE AREAS
Minimize the visual impact of trash storage areas from public right of way and
P g P g
public pedestrian walkways.
• Dumpsters, grease recycling containers and recycling receptacles should be screened
1 with masonry or wood and with surrounding landscaping. Where feasible,
I Northgate Design Guidelines 23
1
consolidation of dum sters may be required b the North ate Revitalization Board
P Y q Y g
and/or Project Review Committee.
• Where wood is used it should be coated with a water sealant.
• Service areas should be located away from major pedestrian routes.
1 • Consolidation 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 in width, and eight feet in height.
1 • Where there is consolidation of two dumpster or service areas an additional ten feet in
width, for a total of twenty two feet in width, should be provided.
Minimize the visual impact of loading docks, transformers, air conditioning units,
utility meters and other mechanical elements.
• Loading docks should be screened or gated from public right of way and public
pedestrian walkways.
• Transformers, air conditioners and other mechanical elements should be screened
when visible from public right of way or public pedestrian walkways.
1
1
F. 11
1
This receptacle area is consolidated and screened, but
accessible from a service drive.
This dumpster screening meets the ordinance requirements.
This dumpster is the recommended height and length for the
consolidation of receptacle areas.
I Northgate Design Guidelines 24
- 1 his dumpster screening needs additional landscaping to med
the ordinance requirements.
NORTHGATE ZONING DISTRICTS
COLLEGE AV
4
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Sample "side" dumpster screening treatments
that meet the ordinance requirements.
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To DmIN. ---,
Northgate Design Guidelines 25
• The use of parapet walls and other facade elements to screen mechanical roof
equipment is encouraged.
This pampet wall blocks the pedesh Ian's view of the mechanical roof equipment
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.
7-7
Northgate Design Guidelines 26
ACCESSIBILITY
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.
CURB AND GUTTER
Curb and gutter will be provided in accordance with Section 9 of the Zoning Ordinance.
Northgate Design Guidelines 27
1w
GLOSSARY
Adaptive Reuse - The process of converting a building to a use other than that for which
it was designed, e.g., changing a factory into housing. Such a conversion is accomplished
1 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 of 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
I 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 - A piece of fabric used for decoration or for identification.
Bracket - A supporting member for a projecting element or shelf, sometimes in the shape
L 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.
1 2g
Northgate Design Guidelines
1
I 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. I nfilling can mean replacing a store
destroyed by fire, for example.
Mass - The h sical volume or bulk of a build' its arrangement and organization.
P Y �� g
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 listed.
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, a low- pitched roof, a
high- 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.
Pointin g - The outer, and v f the mortar between the bricks or stones of a
finis h o
' masonry wall.
Porch - A covered entrance to a building; may be open or partly enclosed.
Portico - A porch or covered walk consisting of a roof supported by columns.
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.
1 Northgate Design Guidelines 29
t
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.
to Public Art -
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
specific period of time.
Rehabilitation - The act or 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.
I Northgate Design Guidelines
30
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 appendix ? 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, or
neighborhood a distinctive character unique to its locality.
1
Sign - means any written or graphic representation, decoration, form, emblem, trademark,
flag, banner, or other feature or device of similar character which is used for the
communication of commercial information, or communication of ideas or subjects of
I Northgate Design Guidelines
30
FI
u
political significance, and which:
' A. Is a structure or any part thereof, including the roof or wall of a building, or a free
standing wall or fence;
B. Is written, printed, projected, painted, constructed or otherwise placed or
displayed upon or designed into a building, board, plate, canopy, awning or vehicle, or
upon any material, object or device whatsoever; and
C. By reason of its form, color, wording, symbol design, illumination or motion
' attracts or is designed to attract attention to the subject thereof, or is used as a means
of identification, advertisement or announcement.
j D. A sign shall be considered to be a single display surface, a double -faced display
surface, or display device containing elements clearly organized, related and composed
to form a unit. Where matter is displayed in a random manner without organized
' relationship of elements or where there is reasonable doubt about the relationship of
elements, each element shall be considered to be a single sign; provided, however, that
the display of merchandise through glass windows in any zone where such
merchandise may be sold in the ordinary course of business shall not constitute a sign
or signs.
Stabilization - The act or process of applying measures designed to reestablish a weather -
resistant enclosure and structural stability while maintaining the essential form as it exists
at present.
Street Furniture - A term for elements of the streetscapc 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.
1 Window Sign - A sign installed on, inside, or behind a window and intended to be viewed
from the outside.
31
Northgate Design Guidelines
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 Past. 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 Plan, City of Tacoma, Washington. May 1989.
I Northgate Design Guidelines 32
1
1
APPENDIX A - NORTHGATE ZONING DISTRICT
1
1
1
1
I Northgate Design Guidelines
1
C
1
1
1
1
1
i�
1
II
APPENDIX B - BIKE LOOP PLAN
Northgate Design Guidelines
1
1
LI
1
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1
1
1
t
1
APPENDIX C - ROOF TYPES
Northgate Design Guidelines
ROOF TYPES
uio
MANSARD
Deck
Ri
Li
Eave
Line
GAMBREL
Zoning ordinance
SHFD
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1
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1
1
1
APPENDIX D - PARKING SCREENING
I Northgate Design Guidelines
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