ORCHARD PARK DESIGN STANDARD PATTERN BOOK. Walker, Michigan. March 02, 2006

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1 ORCHARD PARK Walker, Michigan DESIGN STANDARD PATTERN BOOK March 02, 2006

2 Preface The design standard pattern book is intended to establish a minimum level of design and quality regulations that the City can adopt as a part of the MPUD zoning for this site. This document should be used to establish a baseline by which future submittals on this property are evaluated in regards to architecture and design. Plans, drawings and photographs within these design standards are meant to be conceptual in nature and are used to portray levels of design quality or specific design concepts. None of the images displayed herein should be viewed as a literal interpretation of the exact tenants, specific architecture or final design to be incorporated in this development. Prior to any development on this site the developer will be required to submit to the CIty of Walker detailed plans including specific tenants, architecture, landscape and engineering details for approval by the City. I. Table of Contents & Preface II. District Master Plan II. Conceptual master Plan III. Design Character District A Introduction Materials and configuration, Building elements and Building colors Roofs, Windows and Lighting Signage, Parking and landscaping Character Images IV. Design Character District B Table Of Contents Introduction Materials and configuration, Building elements and Building colors Roofs, Windows and Lighting Signage, Parking and landscaping Character Images V. Design Character District C Introduction Materials and configuration, Building elements and Building colors Roofs, Windows and Lighting Signage, Parking and landscaping Character Images VI. Design Character District D Introduction Materials and configuration, Building elements and Building colors Roofs, Windows and Lighting Signage, Parking and landscaping Character Images VII. Design Character District E Introduction Materials and configuration, Building elements and Building colors Roofs, Windows and Lighting Signage, Parking and landscaping Character Images

3 District Master Plan Orchard park is separated into 5 different land use districts. Each different district will focus on different allowable land uses, configuration and architectural character and will have its own separate development and quality standards. Having separate districts within the MPUD will allow separate areas of the site to develop with land uses that are compatible with each other and their surroundings. Quality guidelines are suggested later portions of this document.

4 Conceptual Master Plan The intent of this image is to portray a conceptual master plan for the development of this property. Final master plan may vary due to actual tennants, final engineering and final design.

5 Design Character: District (A) TOWNHOME RESIDENTIAL INTRODUCTION AND INTENT The intent of the Multi-Family Residential District is to provide primarily medium to high density residential uses outside of the more urban-like districts and to provide a transition between the more intense uses of the town center and the residential above 4-mile road. STYLE/CHARACTER The Multi-Family Residential District should be somewhat eclectic in styles to depict a growth over time aesthetic. Buildings should use materials, details and proportions similar to the traditional style of early and mid-twentieth century architecture. Style and character clues can be taken from historical examples without being literal duplications, and be applied in a Neo-traditional manner (See examples in the photo character section for this district). DIVERSITY Architectural diversity is encouraged in order to provide visual interest and some distinctive character to each portion of a development. Diversity should include changes in materials, colors, proportion, form, and scale. DETAILS The use of architectural detailing is strongly encouraged to provide scale and interest to the building. Examples of detailing include stone foundations, water tables, stone window trim or surrounds, frieze boards, decorative cornices, quoins, shutters, columns, balusters, awnings and similar items. MASS/SCALE Mass and scale should emulate early to mid-twentieth century architecture. The exterior walls should offset along their length as needed to eliminate long runs of uninterrupted straight wall surface. Special treatment of the corner of buildings should be considered. Building height of two stories or more is encouraged in this district. SCREENING All mechanical units, dumpsters, electrical, telephone and similar items must be screened from view using materials consistent with the building style, or landscaped when located at or near the ground. BUILDING PLACEMENT Buildings in this district shall be placed next to the main street on which it is located with the parking or garages located to the rear of the building served by an alley.

6 Design Character: District (A)

7 Materials and Configuration: Materials and Configuration (cont.): Building Elements: Architectural Standards: District (A) Building Colors: Wall surfaces of the front façade should consist of natural or natural appearing material with a minimum of 50% brick or stone, excluding glass. The balance of the building s elevations not directly visible from public view shall include materials consistant with those on the front in varying percentages. Residential buildings shall be constructed or clad with materials that are durable, economically-maintained, and of a quality that will retain their appearance over time, including natural or synthetic stone; brick; stucco; wood lap siding or cementicious lap siding having the appearance of traditional wood. Brick shall be earth tone colors (reddish tones are preferred) in standard sizes and shall be laid in a traditional masonry pattern. Stone shall be natural or simulated material. Split face stone is acceptable if in keeping with the design of the building. Stone shall be laid in a random ashlar pattern. Siding should be of traditional profiles such as 4-8 horizontal beveled. Siding shall not exceed 70% of any wall surface. Stucco, EIFS shall be detailed to look like traditional walls cornices, soffits, etc. Minimum Wall Articulation. There shall be no blank, un-articulated building walls exceeding 30 feet in length. All building walls shall be designed to meet all the following standards: (a) All buildings walls shall consist of a building bay or structural building system that is a maximum of feet in width. Bays shall be visually established by architectural features such as columns, ribs or pilasters, piers, changes in wall planes, changes in texture or materials, and fenestration pattern no less than twelve inches (12 ) in width. (b) Any wall exceeding 30 feet in length shall include at least one change in wall plane, such as projections or recesses. Offset distance should be at least 12 and is encouraged to be more. Offsets shall extend at least twenty percent (20%) of the entire length of the façade. (c) All building walls shall include materials and design characteristics consistent with those on the front. Awnings, canopies, etc. can consist of fabric coverings. Plastic is not an acceptable covering. Columns, cornices, and similar elements should be natural or simulated natural materials such as wood, steel or stone. Building elements are encouraged to be based on traditional historic examples. More contemporary elements should be used sparingly. Awnings (if used): i. Fabric awnings are permitted; canvas awnings with a matte finish are preferred. Awnings with high gloss finish are prohibited. Illuminated, plastic awnings are prohibited. ii. Awning colors shall be compatible with the overall color scheme of the façade from which it projects. Solid colors are preferred. iii. Awnings for rectangular openings shall be simple, shed shapes. iv. Awnings shall only be used to highlight specific building entrances such as clubhouses or offices. Awnings over residential entrances shall not be permitted. Color schemes shall tie building elements together, relate separate (freestanding) buildings within the same development to each other, and shall be used to enhance the architectural form of a building. Color schemes should utilize earth and other natural tones as found in the environment. Brick may have the appearance of painted or washed if in context with the architectural theme being portrayed. All building projections, including, but not limited to, chimneys, flues, vents, and gutters, shall match or complement in color the permanent color of the surface from which they project. Intense, bright, black, or fluorescent colors shall be used sparingly and only as accents; such colors shall not be used as the predominant color on any wall or roof of any building. Permitted sign areas shall be excluded from this standard.

8 Roof: Windows: General Lighting Guidelines: Architectural Standards: District (A) General Lighting Guidelines: Approved Roof Materials: Natural or simulated slate or tile, wood shakes, Dimensional shingles (Min. of 30 yr.), standing seam metal panels(min of 20 yr. paint warranty), copper, single ply membrane roofs (when hidden from public view) Sloped roofs are required on all buildings under 3 stories (thirty feet) high. Minimum roof slope is 5/12, maximum is 18/12. Maximum roof height shall not exceed 1 1/2 times the building facade. All roof-top equipment must be screened Window and door frames should have the appearance of a traditional wood frame when practical. Wood, aluminum, and aluminum clad are acceptable. Glass can be tinted or clear, reflective glass is not acceptable. The majority of glazed openings should be of vertical proportion (min. height = 1 1/2 width) unless contextual to the building style. The intent is to portray a traditional proportion associated with mid-century construction. The appearance of divided light windows is strongly encouraged. i. Pedestrian Walkway Lighting: Pedestrian-level, bollard lighting, ground mounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. ii. Lighting Height. Bollard-type lighting shall be no more than four feet (4 ) high. iii. Lighting for Security. Accent lighting on buildings is encouraged as a security feature. iv. Illumination Levels. Parking Lot Lighting vi. Luminaire Fixture Height: The mounting height for luminaire fixtures shall not exceed 16 as measured to the top of the fixture from grade. vii. Average Maintained Foot candles: The maximum maintained vertical foot candle at an adjoining residential property line shall be 0.5 foot candles, measured at five feet (5 ) above grade. Frames and trims should be neutral colors such as warm white, or cream (except for styles such as Tudor) Pedestrian areas shall be illuminated to a minimum of one (1) foot candle. Design of Fixtures/Prevention of Spillover Glare. Light fixtures shall use cutoff lenses or hoods to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways. v. Architectural Building-Mounted Lighting: Building-mounted lighting may be used only to highlight specific architectural features or primary customer or building entrances. General floodlighting of building façades is not permitted. Exterior light fixtures shall have an appropriate scale and appearance when visible Antiqued materials, brass, steel and copper are acceptable. Fixtures with exposed bulbs are not permitted.

9 Architectural Character: District (A) Garages located to the rear of buildings serviced by an alley. Variety of materials breaks up facade of this building Projections and recesses in this wall face reduces the visual scale. Columns and fence treatment add interest and pedestrian scale.

10 Signage / Parking: District (A) SIGNAGE Purpose and : Signage in residential areas is generally intended to identify to the user the location of visitor parking, specific communities, parks, etc.. All signage is not necessarily intended to be viewed from a public street; however if signs are visible from a public street, they must not compromise public safety by attracting undue attention. Signage must be subservient to the overall design and impression of the architecture. All signage shall be coordinated throughout the residentail area to give the appearance of a unified, cohesive neighborhood, and to contribute to the overall design theme. Monument signs shall not be placed within the sight triangle of any intersection or access drive with a public street. Monument signs must incorporate design and materials that match the architecture of the development. Ground Mounted monument signs must be incorporated with a masonry base of at least 24 in height consisting of brick or stone matching the materials found on the main building. Signage Allowances: Residential projects will be permitted one ground mounted monument sign along the frontage of 4 mile road. Monument signs shall be for the puropses of identifyig the name of the project only. All such signs shall be human in scale (maximum height 6 ) and setback 10 from the property line. The sign shall not exceed 32 s.f. per sign face. External illumination of signage shall be preferred. PARKING See Development Matrix. Standards and Guidelines: -Parking in this district shall be incorporated into the alleys at the rear of the buildings. Garages, if available, shall be in the rear of the buildings accessed by alleys. Individual driveway curb cuts on adjacent streets will not be permitted -Design parking lots to avoid dead-end aisles. -Where a dead-end aisle is authorized, adequate space for unimpeded turn-around must be provided. -Avoid parking that creates hazardous backing movements into major drive aisles. -Design parking areas that incorporate pedestrian walkways in a manner that links buildings to the street sidewalk system. -Parking lots and garages should be located behind buildings with limited visibility from public streets. -All parking lot striping and other markings will be white except for handicap and fire lanes. ALLEY TREATMENT -Alleys shall be a minimum of 20 in width to accomodate 2 way traffic and the entry/ exit of vehicles into driveways or parking spaces. -Alleys shall be landscaped and screened meeting the same requirements as defined for parking lots. At a minimum tree plantings shall be incorporated into the alley to soften the visual corridor. The commercial out parcel at the corner of 4-mile and Baumhoff Rd. shall be permitted one ground mounted monument sign meeting the same requirements as identified above. In addition to the monument sign the commercial outparcel shall be permitted building mounted signage on the principal facade not to exceed a maximum of.75 square feet of sign per linear feet of building frontage of the main facade. Building signage shall be designed in keeping with the building that it serves and shall consist of individually mounted letters or a sign panel. Light boxes shall not be permitted. No building mounted signage shall be permitted on the residential buildings with the exception of building addresses.

11 General Landscape Landscaping is a visible indicator of quality development and must be an integral part of the residential project, and not merely located in leftover portions of the site. Landscaping is intended to visually tie the entire development together, define major entryways and circulation (both vehicular and pedestrian) and parking patterns, and, where appropriate, help buffer less intensive adjacent land uses. Plant Materials Incorporate plant species found throughout the region into the planting plan, and visually soften paved areas and buildings. Use and repeat plant materials throughout the development to visually tie the districts together. Each area required to be landscaped shall be covered in live material. Live material includes trees, shrubs, ground cover, and sod. Shade Trees: All shade trees shall be a minimum caliper of 2 1/2 at the time of plating. Street trees shall be of a variety which will attain an average mature spread greater than 20 unless a columnar variety is specified to meet design criteria. Ornamental Trees: Ornamental trees shall be a minimum of 1 3/4 in caliper upon planting. Evergreen Trees: 6 minimum height upon planting Installation: All landscape materials shall be installed in accordance with the current planting procedures established by the American Association of Nurserymen. Shrubs: All shrubs shall have a minimum size at planting of 24 in height for plants with vertical growth habits and 18 spread for plants with horizontal growth habits. Evergreen shrubs shall be spaced not more than 36 apart so as to form a continuous visual screen under normal growing conditions. Entryway Landscaping Landscape Standards: District (A) Entryway landscaping announces and highlights entries into the development for the visiting public and residents. i. Development entryways shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. iii. Planting shall be massed and scaled as appropriate for the entryway size and space. iv. Landscaping at street intersections and driveway corners shall pull back to open view lines into the site and to create corner features. Interior Parking Lot Landscaping Use parking lot landscaping to minimize the expansive appearance of parking lots, provide shaded parking areas, and mitigate any negative acoustic impacts of motor vehicles. The interior of all uncovered parking blocks containing ten (10) or more spaces shall be landscaped according to this subsection. These requirements for interior parking area landscaping are in addition to the requirements set forth below for perimeter parking area landscaping. i. Planting islands shall be a minimum of 120 square feet in area and shall be a minimum of 7 in width as measured from back of curb to back of curb. ii. Interior landscape islands shall be dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 200 in length. iii. Parking lots shall be planted with a minimum of 1 shade tree per 10 parking spaces. iv. Parking lot islands shall be landscaped with shade trees, lawn, shrubs, ground cover or perenials. All mulch islands are discouraged. Perimeter Parking Area Screening A hedge or streetwall (either a minimum of three feet in height) shall be used to screen all parking areas from public roads. Mainenance: The owner of the premises shall be responsible for the maintenance, repair and replacement of all landscaping materials, structures, plants and trees in accordance with these design guidelines. All landscape materials shall be maintained in a healthy, neat appearance.

12 Building Setback Landscaping i. Building setback areas along thoroughfare, collector, or residential streets, or along private drives, shall be landscaped with a minimum of one (1) tree per forty feet (40 ) of linear frontage. Building Foundation Landscaping Articulate building façades with landscaped areas to provide visual interest and pedestrianfriendly places. Foundation plantings are encouraged along building frontages to enhance the exterior appearance of the building and provide year round appeal using materials similar to those found in adjacent parcels to provide continuity. Outdoor pots with plants may be used to satisfy these requirements. i. Building foundations shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. iii. Plant material should be placed intermittently against long expanses of building walls, fences and other barriers to create a visually softening effect. iv. The scale of the plant material should be appropriate to the size of the facade being softened. v. One shade tree and ten shrubs per 5000 square feet of building ground coverage should be located per side of building that faces a public road. Trees should be planted between the Right of Way and the building facade. Fencing and Walls Landscape Standards: District (A) Mechanical/Utility Equipment Screening Mechanical and utility equipment can detracts from the quality of a development and the character of an area. These standards mitigate the negative visual and acoustic impacts of mechanical and utility equipment systems located in a commercial development. i. Mechanical/utility screening shall be an integral part of the building structure and architecture and not give the appearance of being tacked on to the exterior surfaces. The building parapet shall be the primary means of screening roof top equipment. ii. All mechanical equipment and utilities shall be screened. Service Area Screening Service areas create visual and noise impacts on surrounding uses and neighborhoods. These standards visually screen on-site service areas, including trash collection areas, outdoor storage, and similar service uses, from public rights-of-way and adjacent uses. i. To the maximum extent feasible, areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such service areas shall not be visible from abutting streets and shall be oriented toward on-site service corridors. ii. No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within twenty feet (20 ) of any public street, public sidewalk, or internal pedestrian walkway. When a residentail development includes a fence or wall, the following guidelines and standards apply: i. The maximum height of a fence or wall shall be eight feet (8 ). ii. Walls and fences shall be constructed of high quality materials, such as decorative blocks, brick, stone, treated wood, and wrought iron. iii. Breaks in the length of a fence shall be made to provide for required pedestrian connections to the perimeter of a site or to adjacent development. iv. The maximum length of continuous, unbroken, and uninterrupted fence or wall plane shall be fifty feet (50 ). Breaks shall be provided through the use of columns, landscaping pockets, transparent sections, and/or a change to different materials. v. Fences and walls shall be set back from the property line to allow a landscape setback area. Such setback area shall be landscaped with a turf, shrubs, and/or trees, using a variety of species to provide seasonal color and plant variety.

13 Landscape Character: District (A) Pedestrian walkways with landscape provides connection and fosters a sense of community. A variety of residentail entry treatments enhance the streetscape environment. Community Green Space and pocket parks provide opportunities for recreation. Masonry screenwalls obstruct unsightly views.

14 Building Articulation & Configuration: District (A) The character of the architecture on the street reinforces the idea of a pedestrian scale. Buildings shall be articulated to break down the scale and have the varied look of a number of buildings built over time. Building masses and edges along the street shall be articulated with windows and entry ways that provide interest. Architectural elements help to define and beautify buildings and thereby enliven the streetscape. Buildings -Bldgs. should be oriented to the sidewalk and the street. -Buildings should line the main street in a continuous edge. -Distinction between ground floor and upper floor levels should be clearly articulated. Facade Sections -Sections shall vary in length and in height. -To avoid a monolithic appearance, facades shall have varying designs and break down buildings into smaller sections. -Each façade section shall have varying types and colors. Entries -All residential entry ways shall be some form of special paving. Special paving is here defined as scored concrete (in a decorative pattern), stone pavers, brick pavers, or concrete unit pavers. Brick steps and stoop leading to residental entrance. Example pavement types and patterns.

15 Residential Street Section: District (A) Street O.C. Ornamental Fence Shrub 60 Building Envelope 33 R.O.W. 4 Mile Rd. Center Line 4 Mile Rd 20 Guest Parking 22 Alley 18 Driveway 15 Setback 17 Bike Path Easement 4 Mile Residential Street Section

16 Design Character: District (B) DISTRICT B: TOWN CENTER - INTEGRATED MIXED USE I. INTRODUCTION AND INTENT The main core and activity center of the Orchard Park Development is comprised of retail, office, residential, open space and other town center uses. It is a pedestrian oriented, high-energy center. II. ARCHITECTURAL STANDARDS Introduction The Town Center must be a diverse mix of uses to maintain its vitality at all hours. The buildings will appear to be more of a continuous streetscape, with a variety of façade treatments. The intent of the Town Center is to set the theme for the entire development having a consistent architectural character regardless of the mix of uses. The buildings need to be flexible and capable of supporting more than one type of activity or use. Therefore, whether a retail shop, an office building, or a restaurant, the materials, the details, etc. must be consistent for the district. Style/Character The Town Center should be somewhat eclectic in styles to depict a growth over time aesthetic. Buildings should use materials, details and proportions similar to the traditional style of mid-twentieth century architecture found in most mid-western towns in America. Style and character clues can be taken from historic examples without being literal duplications, and be applied in a Neo-traditional manner (See character photos in this section). Diversity Architectural diversity is encouraged in order to provide visual interest and some distinctive character to each portion of the town center. Diversity should include changes in materials, colors, proportion, form, and scale. Details The use of architectural detailing is strongly encouraged to provide scale and interest to the building. Examples of detailing include stone foundations, water tables, stone window trim or surrounds, frieze boards, decorative cornices, quoins, shutters, columns, balusters, recessed entry vestibules, balconies, arcades, awnings and similar items.

17 Design Character: District (B) Mass/Scale Buildings should be grouped to create a continuous and uninterrupted façade providing the illusion of shared or common walls. Mass and scale should emulate the architecture of early to mid-twentieth century towns by organizing the exterior to express a module or bay of approximately 20 to 30. The exterior walls should offset along their length as needed to eliminate long runs of uninterrupted straight wall surface. The offset distance should be at least 12 inches, and it is encouraged to be more. The vertical height of the buildings should also periodically be staggered to increase visual interest. Horizontal elements such as awnings, canopies or entablatures should be used above the first floor to create a pedestrian scale. Special treatment of the corner of buildings will be required. Building height equaling 2 stories or more is also required in this district to create a more urban-like feel. Screening All mechanical units, dumpsters, electrical, telephone and similar items must be screened from view using materials consistent with the building style, or landscaped when located at or near the ground. III. SITE PLANNING STANDARDS Streets Streets should be laid out in a grid or an orthogonal arrangement. Cul-de-sacs or non-through streets shall be avoided. Special attention shall be given to the view focal point on all main streets. View shall be focused on architectural features or special landscape features. Building Placement When possible, buildings shall be located close to the main street with the parking located behind or along the side of the building. When possible buildings shall be parallel to main roadways. Buildings should be grouped to create a continuous and uninterupted facade providing the illusion of shared or common walls reminiscent of traditional turn of the century downtown commercial areas. The goal of this treatment is to create an urban pedestrian oriented retail center.

18 Illustration: District (B)

19 Materials and Configuration: Materials and Configuration (cont.): Architectural Standards Table: District (B) Building Elements: Building Colors: Wall surfaces of the street front façades of town center buildings should consist of natural or natural appearing material to portray a main street appearance. Free standing buildings (outparcels) within this district shall have a 4 sided architectural appearance. Street facing facades of these buildings should consist of natural or natural appearing materials with a minimum of 50% Brick or Stone (excluding glass openings). The balance of the building s elevations not directly adjacent to the street shall include materials consistant with those on the front with a minimum of 35% Brick or Stone. Buildings shall be constructed or clad with materials that are durable, economicallymaintained, and of a quality that will retain their appearance over time, including natural or synthetic stone; brick; stucco; wood lap siding or cementicious lap siding having the appearance of traditional wood. Glass openings shall be between 30-70% of the entire wall. Brick shall be earth tone colors (reddish tones are preferred) in standard sizes and shall be laid in a traditional masonry pattern. Stone shall be natural or simulated material with a smooth finish. Split face stone is acceptable in limited situations. Stone shall be laid in a random ashlar pattern. Siding should be of traditional profiles such as 4-8 horizontal beveled. Siding shall not exceed 70% of any wall surface. Stucco, EIFS shall be smooth traditional finishes and detailed to look like traditional walls cornices, soffits, etc. Minimum Wall Articulation: There shall be no blank, un-articulated building walls exceeding 30 feet in length. All building walls shall be designed to meet all the following standards: i. All buildings walls shall consist of a building bay or structural building system that is a maximum of 30 feet in width. Bays shall be visually established by architectural features such as columns, ribs or pilasters, piers, changes in wall planes, changes in texture or materials, and fenestration pattern no less than twelve inches (12 ) in width. ii. Any wall exceeding 30 feet in length shall include at least one change in wall plane, such as projections or recesses. Offset distance should be at least 12 and is encouraged to be more. Offsets shall extend at least twenty percent (20%) of the entire length of the façade. iii. Except for free standing buildings, the rear of buildings shall have materials consistant with the front but may not have the high degree of detail and articulation required on the main facade. Free standing retail buildings (such as outparcels within this district) must have 4 sided detail. Free Standing Buildings: i. Free standing buildings shall be designed with 4 sided architectural detail and the same elements of finish on all elevations. ii. Buildings shall front the adjacent roadway to allow the architecture to define the street. Awnings, canopies, etc. can consist of fabric coverings. Plastic is not an acceptable covering. Awnings: i. Awnings shall be no longer than a single storefront. ii. Fabric awnings are encouraged; canvas awnings with a matte finish are preferred. Awnings with high gloss finish are discouraged. Illuminated, plastic awnings are prohibited. iii. Rigid frame awnings are allowed, but shall stop at the top section and shall not be included in the valence. iv. Awning colors shall be compatible with the overall color scheme of the façade from which it projects. Solid colors or subtle striped patterns are preferred. v. Awnings for rectangular openings shall be simple, shed shapes. Columns, cornices, and similar elements should be natural or simulated natural materials such as wood, steel or stone. Building accents can include metal panels, glazed tiles, or similar items if less than 20% of the building wall (excluding glass). Building elements are encouraged to be based on traditional historic examples. More contemporary elements should be used sparingly. All downspouts shall be concealed from the main facade. No exposed downspouts shall be used. The view through scuppers shall be screened. Color schemes shall tie building elements together, relate separate (freestanding) buildings within the same development to each other, and shall be used to enhance the architectural form of a building. Color schemes should utilize earth and other natural tones as found in the environment. All building projections, including, but not limited to, chimneys, flues, vents, and gutters, shall match or complement in color the permanent color of the surface from which they project. Intense, bright, black, or fluorescent colors shall be used sparingly and only as accents; such colors shall not be used as the predominant color on any wall or roof of any building. Permitted sign areas shall be excluded from this standard. Brick may have the appearance of painted or washed if in context with the architectural theme being portrayed and only in limited situations.

20 Roof: Windows: General Lighting Guidelines: Architectural Standards: District (B) General Lighting Guidelines: Materials: Natural or simulated slate or tile, wood shakes, dimensional shingles (minimum of 30 yr. warranty), standing seam metal (minimum of 20 yr. paint warranty), copper or flat roof systems (when hidden from public view). Roofs shall have one or more of the following features: i. Parapets concealing flat roofs and rooftop equipment such as HVAC units from public view area appropriate. The average height of such parapets shall not exceed fifteen percent (15%) of the height of the supporting wall and such parapets shall not at any point exceed one-third (1/3) of the height of the supporting wall. Such parapets shall feature three dimensional cornice treatment; ii. Overhanging eaves, extending no less than three feet (3 ) past the supporting walls; iii. Sloping roofs that do not exceed the average height of the supporting walls, with a minimum of 5/12 slope and a maximum of 18/12 slope. iv. Three (3) or more roof slope planes. All free standing buildings less than 2 stories shall have sloped roofs. Mansard roofs are acceptable provided that they meet the minimum slope requirements and are a minimum of 8 feet in height. Glass openings in the first story should be between 50% - 80% of frontage wall. All other stories should be between 30%-70%. Window and door frames should have the appearance of a traditional wood frame when practical. Wood, aluminum, and aluminum clad are acceptable. Glass can be tinted or clear, reflective glass is not acceptable. The majority of glazed openings should be of vertical proportion (min. height = 1 1/2 width) unless part of a store front or contextual to the building style. The intent is to eliminate the look of the modern ribbon window and portray a traditional proportion associated with mid-century construction. However, small amounts of a more contemporary approach may be acceptable if part of the overall design strategy. i. Pedestrian Walkway Lighting. Pedestrianlevel, bollard lighting, groundmounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. ii. Lighting Height. Bollard-type lighting shall be no more than four feet (4 ) high. iii. Lighting for Security. -Accent lighting on buildings is encouraged as a security feature. -Interior and exterior lighting shall be uniform to allow for surveillance and avoid isolated areas. iv. Illumination Levels. Pedestrian areas shall be illuminated to a minimum of one (1) footcandle. v. Design of Fixtures/Prevention of Spillover Glare. Light fixtures shall use cutoff lenses or hoods to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways. vi. Color of Light Source. Lighting fixtures should be color-correct types such as halogen or metal halide to ensure truecolor at night and ensure visual comfort for pedestrians. Architectural Building-Mounted Lighting: Parking Lot Lighting i. Luminaire Fixture Height. The mounting height for luminaire fixtures shall not exceed 28 as measured to the top of the fixture from grade. ii. Average Maintained Footcandles: -The maximum average maintained footcandles for all parking lot lighting shall be three (3) footcandles, the minimum average maintained footcandles shall be one (1) footcandle. For the purpose of this standard, the average maintained footcandle shall be calculated at 0.8 of initial footcandles. -The maximum maintained vertical footcandle at an adjoining residential property line shall be 0.5 footcandles, measured at five feet (5 ) above grade. Antiqued materials, brass, painted steel and copper are acceptable. Exterior light fixtures shall have an appropriate scale and appearance All roof-top equipment must be screened The use of eaves, rakes, cornice lines and etc. are strongly encouraged to add visual interest. i. Building-mounted lighting may be used only to highlight specific architectural features or primary customer or building entrances. General floodlighting of building façades is not permitted. ii. Building-mounted neon lighting is allowed only when recessed, or contained in a cap or architectural reveal.

21 Architectural Character District (B) MIXTURE OF BRICK, STONE, AND EFIS TO ADDRESS THE STREETSCAPE ENVIRONMENT. SUBTLE MATERIAL CHANGES WITH LARGE EXPANSIVE WINDOWS WORKS WELL WITH THIS BUILDING. SIGNAGE CAN BE INCORPORATED INTO AWNINGS AND ENTRANCE CANOPIES. UNDULATING FACADE TREATMENT IS STRONGLY ENCOURAGED THE BLENDING OF DIFFERENT BUILDING MATERIALS PROVIDES VISUAL INTEREST, BREAKS UP FACADES AND PROVIDES IDENTITY TO EACH STORE/TENANT. AWNINGS/CANOPIES ARE STRONGLY ENCOURAGED OVER DOORWAYS AND WINDOWS. DECORATIVE CORNICE LINES AND RAISED PARAPET UNDULATION IN BUILDING HEIGHTS IS STRONG- LY ENCOURAGED.. TOWERS, TRELLISES AND ARCHWAYS CAN BE USED TO ENHANCE THE PEDESTRIAN SCALE

22 SIGNAGE (GENERAL) TOWN CENTER SIGNAGE Signage : District (B) Purpose and General : Signage in the retail town centers is generally intended to identify to the user the location of a specific business or tenant. Signage in these centers are typically very architectural in nature and generally pedestrian oriented. All signage is not necessarily intended to be viewed from a public street; however if signs are visible from a public street, they must not compromise public safety by attracting undue attention. Signage must be subservient to the overall design and impression of the architecture. All signage shall be encouraged to be highly designed and unique to the individual tenant to establish the image of a lively town center and to contribute to the overall design theme. This includes: street signage, parking signage, directional signage, kiosks, etc. All signs, including colors, materials and design, shall be submitted to the landlords of the town center for review and approval. Maximum flexibility is provided herein to create signage that is creative, attractive and enhances the quality of the town center however this shall not limit the landlords right to reject, accept or require modification of any tenant sign. General requirements: The following sign and sign components shall not be permitted: i. Flashing, oscillating or moving signs. ii. Formed plastic or injection molded signs. iii. Exposed transformers, ballast boxes, crossovers, conduit, sign cabinets, light boxes, etc. unless inherent with the design program. iv. Visible sign company names. v. Decals and lettering on tenant show window glass, door glass, or any other part of the storefront with the exception of store names, store hours and emergency phone numbers. vi. Temporary signs, posters, notices, announcements or advertisements. vii. Portable advertising signs. ix. Standard Catalog type signs (i.e. open neon signs) No tenant sign in a linear format shall exceed 75% of the width of the tenants lease space for the facade on which it is to be installed. No tenant sign shall obstruct or infringe upon any adjacent tenant space, loft space or public walkway area. Sign text is limited to the tenants trade name or logo as it appears in the lease. No product brand name or trade name may be used unless it is part of the tenant s trade name. Traditional signs consistent with the architectural design and project standards of the design theme are strongly encouraged and shall be approved by the landlord. Service doors to tenant areas throughout the town center shall have standard identification only. No sign shall, notice, advertising or lettering shall be exhibited, inscribed on any part of a storefront or have visibility to the exterior walkway unless specifically approved by the landlord. Tenants within the town center shall have, at a minimum: One primary storefront identification sign mounted to the tenants building face and one secondary sign such as a projecting tenant sign or canopy mounted sign or other graphics treatment is required at each tenant storefront elevation which excludes facets of bay windows and the second story of a two level tenant. When a storefront has two or more elevations, a second major storefront identification sign and secondary sign shall be allowed as long as it is approved by the landlord. Primary Facade Signage: Facade signs are intended for immediate recognition of the tenants premises by the public. It is required that the signage be designed for day and night time visibility. Signs are mounted on the facade of the store. Other types of Primary storefront signage include i. Primary Facade Panel Signage: similar to facade signage, this type of signage will occur on designated panels which are an integral part of the tenants facade. ii. Primary Canopy Top Signage: This sign is designed to sit atop of, or be affixed to the face of canopies incorporated into the architecture. iii. Primary Balcony Mounted Signage: Similar to Facade Panel Signage but designed for application to, or suspension from, the street facing side of the balcony Secondary SIgnage: It is required that each tenant erect one blade (projecting) sign, or suspended canopy sign at the entrance facade of their premises. Tenants at corner locations are permitted to install a second blade sign on the second facade. This sign may be mounted directly to the wall or suspended from an architectural canopy (if provided). Grand Blade Signage: Grand blade signs are permissible at specific locations within the town center as approved by the landlord to provide visual emphasis to these areas. This type of sign must be designed for night time illumination and all electrical wiring must be concealed and transformers concealed within the tenants premises. These signs may be projected diagonally from the corner of the building and the bottom of the sign must be a minimum 15 from the sidewalk. FREE STANDING BUILDING (OUT PARCEL) SIGNAGE Within this district free standing out parcel buildings around the perimeter of the town center and having frontage on a major thoroughfare shall be permitted the following signage: Monument signs: Out parcels having frontage on a major thoroughfare shall be permitted one ground mounted monument sign. Monument signs shall be limited to a pedestrian scale (maximum height of 6 ) and shall have a maximum signage display area of 32 square feet per sign face. Monument signs shall be incorporated into a masonry base consisting of brick or stone to match the facade of the building which it serves and shall be set back a minimum of 10 feet from the ROW Building Mounted Signage: Out parcel buildings shall be permitted building mounted signage on the principal building facade of not more than.75 square feet of signage per 1 linear feet of building frontage. Buildings occupying frontages on two or more roads may be permitted signage on the secondary facade of not more than.5 square feet of signage per 1 linear feet of secondary building frontage.

23 Signage Pictorial Display: District (B)

24 Parking : District (B) PARKING See development standards matrix Standards and Guidelines: -Design parking lots to avoid dead-end aisles. -Where a dead-end aisle is authorized, adequate space for unimpeded turn-around must be provided. -Avoid parking that creates hazardous backing movements into major drive aisles. -Design parking areas that incorporate pedestrian walkways in a manner that links buildings to the street sidewalk system. -Divide parking areas that accommodate more than 125 vehicles into a series of smaller, connected lots. -Landscape and offset portions of the lot to reduce the visual impact of large parking areas. -Avoid aligning all travel lanes in parking lots in long straight configurations. -Provide cross-access easements between adjacent lots to facilitate the flow of traffic between complementary users. -Parking lots should be located behind buildings with limited visibility from public streets. -All parking lot striping and other markings will be white except for handicap and fire lanes.

25 General Landscape Landscaping is a visible indicator of quality development and must be an integral part of the project, and not merely located in leftover portions of the site. Landscaping is intended to visually tie the entire development together, define major entryways and circulation (both vehicular and pedestrian) and parking patterns, and, where appropriate, help buffer less intensive adjacent land uses. Plant Materials Incorporate plant species found throughout the region into the planting plan, and visually soften paved areas and buildings. Use and repeat plant materials throughout the development to visually tie the commercial center together. Each area required to be landscaped shall be covered in live material. Live material includes trees, shrubs, ground cover, and sod. Shade Trees: All shade trees shall be a minimum caliper of 2 1/2 at the time of plating. Street trees shall be of a variety which will attain an average mature spread greater than 20 unless a columnar variety is specified to meet design criteria. Ornamental Trees: Ornamental trees shall be a minimum of 1 3/4 in caliper upon planting. Evergreen Trees: 6 minimum height upon planting Installation: All landscape materials shall be installed in accordance with the current planting procedures established by the American Association of Nurserymen. Shrubs: All shrubs shall have a minimum size at planting of 24 in height for plants with vertical growth habits and 18 spread for plants with horizontal growth habits. Evergreen shrubs shall be spaced not more than 36 apart so as to form a continuous visual screen under normal growing conditions. Mainenance: The owner of the premises shall be responsible for the maintenance, repair and replacement of all landscaping materials, structures, plants and trees in accordance with these design guidelines. All landscape materials shall be maintained in a healthy, neat appearance. Entryway Landscaping Landscape Standards: District (B) Entryway landscaping announces and highlights entries into the development for the visiting public and residents. i. Development entryways shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. iii. Planting shall be massed and scaled as appropriate for the entryway size and space. iv. Landscaping at street intersections and driveway corners shall pull back to open view lines into the site and to create corner features. Interior Parking Lot Landscaping Use parking lot landscaping to minimize the expansive appearance of parking lots, provide shaded parking areas, and mitigate any negative acoustic impacts of motor vehicles. The interior of all uncovered parking blocks containing ten (10) or more spaces shall be landscaped according to this subsection. These requirements for interior parking area landscaping are in addition to the requirements set forth below for perimeter parking area landscaping. i. Planting islands shall be a minimum of 120 square feet in area and shall be a minimum of 7 in width as measured from back of curb to back of curb. ii. Interior landscape islands shall be dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 200 in length. iii. Parking lots shall be planted with a minimum of 1 shade tree per 10 parking spaces. iv. Parking lot islands shall be landscaped with shade trees, lawn, shrubs, ground cover or perenials. All mulch islands are discouraged. Perimeter Parking Area Screening A evergreen hedge or streetwall (either a minimum of three feet in height) shall be used to screen all parking areas from public roads. Hedges or Street walls in excess of 50 in length shall be broken up or accented with piers placed in 50 intervals. Hedges shall consist of evergreen plant material planted in a manner to acheive 100% opacity to a height of 3 feet within 3 years.

26 Building Setback Landscaping i. Building setback areas along thoroughfare, collector, or residential streets, or along private drives, shall be landscaped with a minimum of one (1) tree per forty feet (40 ) of linear frontage. ii. All street trees set in urban shopfronts or Plaza settings shall have iron (or comparable) heavy grates or iron (or comparable) heavy grade planting bed edgers installed by owners. Building Foundation Landscaping Articulate building façades with landscaped seating areas to provide visual interest and pedestrian-friendly places. Use and repeat plant materials throughout the development to visually tie the districts together. i. Building foundations shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Planting shall be massed and scaled as appropriate for the entryway size and space. iii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. Service Area Screening These standards visually screen on-site service areas, including loading docks, trash collection areas, outdoor storage, and similar service uses, from public rights-of-way and adjacent uses. i. To the maximum extent feasible, areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such service areas shall not be visible from abutting streets and shall be oriented toward on-site service corridors. ii. No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within twenty feet (20 ) of any public street, public sidewalk, or internal pedestrian walkway. iii. Loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions shall be incorporated into the overall design of the building and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Screening materials shall be the same as, or of equal quality to, the materials used for the primary building and landscaping. Landscape Standards: District (B) iv. Non-enclosed areas for the storage and sale of seasonal inventory and/or vending machines shall be permanently defined and screened with landscaping, walls and/or fences. Materials, colors, and design of screening walls and/or fences, and of any covering for such area, shall be compatible with those used as predominant materials and colors on the primary building(s). The height of stored or displayed inventory shall not exceed the height of the screening wall or fence. Mechanical/Utility Equipment Screening Mechanical and utility equipment can detracts from the quality of a development and the character of an area. These standards mitigate the negative visual and acoustic impacts of mechanical and utility equipment systems located in a commercial development. i. Mechanical/utility screening shall be an integral part of the building structure and architecture and not give the appearance of being tacked on to the exterior surfaces. The building parapet shall be the primary means of screening roof top equipment. ii. All mechanical equipment and utilities shall be screened. Fencing and Walls While fences and walls are often necessary to buffer uses, they can create a visuallymonotonous streetscape. These standards provide fencing and walls that are visuallyappealing, complement the design of the overall development and surrounding properties, and provide visual interest to pedestrians and motorists. When a commercial development includes a fence or wall, the following guidelines and standards apply: i. The maximum height of a fence or wall shall be eight feet (8 ). ii. Walls and fences shall be constructed of high quality materials, such as decorative blocks, brick, stone, treated wood, and wrought iron. iii. Breaks in the length of a fence shall be made to provide for required pedestrian connections to the perimeter of a site or to adjacent development. iv. The maximum length of continuous, unbroken, and uninterrupted fence or wall plane shall be fifty feet (50 ). Breaks shall be provided through the use of columns, landscaping pockets, transparent sections, and/or a change to different materials. v. Fences and walls shall be set back from the property line to allow a landscape setback area. Such setback area shall be landscaped with a turf, shrubs, and/or trees, using a variety of species to provide seasonal color and plant variety. vi. Use of landscaping beyond the minimum required in these standards is strongly encouraged to soften the visual impact of fences and walls.

27 Town Center Streetscape: District (B) STREETSCAPE Streetscape Compatibility Town Center - The ground floors of buildings should appear inviting to the public by containing commercial uses and public open spaces with direct entry from the sidewalk. Vary in size, width and depth to accommodate a variety of appropriate uses and activities for the site and vicinity. This includes providing multiple entries at the street. Design for uses that are accessible to the general public, generate walk in business and contribute to a high level of pedestrian activity at street level. Consider extending streetlevel spaces out to the sidewalk with multiple entrances and open spaces featuring decorative paving, street furniture and artwork. Retail uses should front such spaces. - For corridors between commercial spaces, open-air passageways are generally more visible and more inviting than interior hallways. This can be an attractive, successful location for store entries, store windows and restaurant/cafe seating. - Further articulate the street level facade to provide a comfortable pedestrian experience with placement of street trees, exterior lighting on buildings, planters and overhead weather protection. - Sidewalks are the principal place of pedestrian movement and casual social interaction. Designs and uses should complement this function. Consider setting portions of the building back to create spaces at street level for pedestrian-oriented activities. Take the indoors outdoors by spilling interior space (e.g. dining areas, merchandise displays) onto plazas and walkways and bring the outdoors into the building by opening interior spaces to sunlight and views of sidewalk activity.

28 Building Configuration & Streetscape: District (B) The character of the architecture on the street reinforces the idea of a pedestrian scale. Buildings shall be articulated to break down the scale and have the varied look of a number of buildings built over time. Building masses and edges along the street shall be articulated with windows and entryways that provide interest and stir curiosity. Architectural elements help to define and beautify buildings and thereby enliven the streetscape. The following requirements apply to all building facades: Buildings Buildings should be oriented to the sidewalk and the street. Buildings should line the main street in a continuous edge. Distinction between ground floor and upper floor levels should be clearly articulated. Blank walls (e.g. grocery stores, pharmacies) should be lined with street-fronting, compatible uses. Façade Sections Sections shall vary in length and in height. To avoid a monolithic appearance, facades shall have varying designs and break down buildings into smaller sections. Each façade section shall vary in type and color. Entries Ground floor retail or commercial space shall be located at the street building front. Service entrances shall be in the rear of the buildings. Entrances to second and third story uses will be located along the street and articulated differently than the retail entrances. Entries along sloping streets should provide safe, flat entryways while maintaining easy access to storefronts for window shopping. Arcades and colonnades shall provide a 10 clear passageway. upper level entry lower level entry lower level entry upper level entry lower level entry upper level entry upper level entry upper level entry lower level entry upper level entry lower level entry lower level entry

29 Site Amenities: District (B) Site Lighting The style of luminair chosen should invoke a sense of timelesness and provide a level of light that is both warm and inviting. The nature of the fixture should relate to historic as well as contemporary architecture. All major streets and roadways shall be comprised of ornamental poles and fixtures in keeping with the high quality town center Iso-candella levels will meet current code requirements. Cut-off shields shall be used when adjacent to residential uses to minimize light trespass. Cafe Tables and Chairs: Moveable chairs and tables may be utilized in the plaza spaces. Moveable chairs and tables allow people to make a place their own. Umbrellas are encouraged for tables. Bench: Traditional and timeless with a contemporary twist. All benches shall be decorative and durable in nature. Bollards: Ornamental bollards may be utilized in the streetscape environment to direct vehicular and pedestrian traffic. Planters: Planters help furnish the streetscape, add beauty with lush plantings and soften the hardscape.

30 Site Amenities: District (B) Trash Receptacle: Trash receptacle shall be metal as shown and decorative in nature. Trash receptacle shall be located in the furnishing zones of the streetscape. Tree Grates and Guards: Tree grates and guards will be utilized in the streetscape environment and plaza areas where high pedestrian traffic volumes are anticipated. Decorative Pavement: Decorative pavement will be utilized in visually important areas such as: ingress/egress of buildings, pedestrian crosswalks and open plaza areas. Materials may include: clay pavers, concrete pavers, lithocrete, bomanite, and/or colored concrete. Bike Rack: Bike racks shall be located outside of the furnishing zones of the streetscape. Public art enhances the pedestrian scale and creates interest

31 Design Character: District (C) DISTRICT C - LIGHT RETAIL / OFFICE I. INTRODUCTION AND INTENT The Light retail and office district will consist mainly of retail outparcels and smaller office uses that rely on having visibility from a major thoroughfare. Buildings will be different in type and scale from those of the town center and will be set apart from each other in the landscape. Due to its proximity to the office development to the south, buildings in this district will be of smaller scale and limited to 2 stories in height. Buildings will be pulled up to the setback line along Northridge Blvd and parking will be encouraged to be at the sides or rear of the buildings. This will minimize the appearance of parking along the main thoroughfare. Given the limited access to Northridge Blvd. cross access agreements will likely be necessary in this district. II. ARCHITECTURAL STANDARDS Introduction Uses will be varied but primarily business in nature. Architecture will be of high quality and will incorporate similar materials and treatments on all sides of the building creating a 4 sided appeal. To create buildings consistent in character with the entire development and allow the architecture to define the character of the street. Style/Character The light retail / office district should be somewhat eclectic in styles to depict a growth over time aesthetic. Buildings should use materials, details and proportions similar to the traditional style of early and mid-twentieth century architecture. Style and character clues can be taken from historic examples without being literal duplications, and be applied in a Neo-traditional manner. Diversity Architectural diversity is encouraged in order to provide visual interest and some distinctive character to each portion of a development. Diversity should include changes in materials, colors, proportion, form, and scale.

32 Design Character: District (C) Details The use of architectural detailing is strongly encouraged to provide scale and interest to the building. Examples of detailing include brick or stone foundations, water tables, stone window trim or surrounds, frieze boards, decorative cornices, quoins, shutters, columns, balusters, awnings and similar items. Mass/Scale Mass and scale should emulate early to mid century architecture by organizing the exterior to express a module or bay. The façade should offset along their length as needed to eliminate long runs of uninterrupted straight wall surface. Façade treatment should be formed to break the appearance into smaller facades to better relate to the pedestrian scale. Horizontal elements such as awnings, canopies or entablatures should be used above the first floor to create a pedestrian scale. Special treatment of the corner of buildings should be considered. Building heights equaling two stories (twenty feet) or more are encouraged. Screening All mechanical units, dumpsters, electrical, telephone and similar items must be screened from view using materials consistent with the building style, or landscaped when located at or near the ground.

33 District Character Building / Street ralationship Outparcel signage character Outparcel Parking and Screening Outparcel parking landscape and Screening

34 Materials and Configuration: Materials and Configuration (cont.): Architectural Standards Table: District (C) Building Elements: Building Colors: Wall surfaces of any facade fronting directly on a public road shall consist of natural or natural appearing material with a minimum of 50% brick or stone, excluding glass. The balance of the building s elevations not directly visible from public view shall include materials consistant with those on the front with a minimum 30% brick or stone. Buildings shall be constructed or clad with materials that are durable, economicallymaintained, and of a quality that will retain their appearance over time, including natural or synthetic stone; brick; stucco; wood lap siding, cementicious lap siding having the appearance of traditional wood or precast concrete with the appearance of a traditional limestone wall. Glass openings shall be between 15-70% of the entire wall. Brick shall be earth tone colors (reddish tones are preferred) in standard sizes and shall be laid in a traditional masonry pattern. Stone shall be natural or simulated material with a smooth finish. Split face stone is acceptable in limited situations. Stone shall be laid in a random ashlar pattern. Siding should be of traditional profiles such as 4-8 horizontal beveled. Minimum Wall Articulation: There shall be no blank, un-articulated building walls exceeding 30 feet in length. All building walls shall be designed to meet all the following standards: i. All buildings walls shall consist of a building bay or structural building system that is a maximum of 30 feet in width. Bays shall be visually established by architectural features such as columns, ribs or pilasters, piers, changes in wall planes, changes in texture or materials, and fenestration pattern no less than twelve inches (12 ) in width. ii. Free standing retail and office buildings within this district must have 4 sided detail. Free Standing Buildings: i. Free standing buildings within this district shall be designed with the same material and configuration requirements listed for this district. ii. Free standing buildings shall be designed with 4 sided architectural detail and the same elements of finish on all elevations. iii. Buildings shall front the adjacent roadway to allow the architecture to define the street. Awnings, canopies, etc. can consist of fabric coverings. Plastic is not an acceptable covering. Columns, cornices, and similar elements should be natural or simulated natural materials such as wood, steel or stone. Building accents can include metal panels, glazed tiles, or similar items if less than 15% of the building wall (excluding glass). Building elements are encouraged to be based on traditional historic examples. More contemporary elements should be used sparingly. All downspouts shall be concealed or constructed of a decorative metal such as copper or commercial quality painted metal. The view through scuppers shall be screened. Awnings (if included): i. Fabric awnings are permitted; canvas awnings with a matte finish are preferred. Awnings with high gloss finish and Illuminated, plastic awnings are prohibited. ii. Rigid frame awnings are allowed, but shall stop at the top section and shall not be included in the valence. Color schemes shall tie building elements together, relate separate (freestanding) buildings within the same development to each other, and shall be used to enhance the architectural form of a building. Color schemes should utilize earth and other natural tones as found in the environment. All building projections, including, but not limited to, chimneys, flues, vents, and gutters, shall match or complement in color the permanent color of the surface from which they project. Intense, bright, black, or fluorescent colors shall be used sparingly and only as accents; such colors shall not be used as the predominant color on any wall or roof of any building. Permitted sign areas shall be excluded from this standard. Brick may have the appearance of painted or washed if in context with the architectural theme being portrayed and only in limited situations. Stucco, EIFS shall be smooth traditional finishes and detailed to look like traditional walls cornices, soffits, etc. iii. Awning colors shall be compatible with the overall color scheme of the façade from which it projects. Solid colors or subtle striped patterns are preferred. iv. Awnings for rectangular openings shall be simple, shed shapes.

35 Roof: Windows: Architectural Standards Table: District (C) General Lighting Guidelines: General Lighting Guidelines: Materials: Natural or simulated slate or tile, wood shakes, dimensional shingles (minimum of 30 yr. warranty), standing seam metal (minimum of 20 yr. paint warranty), copper or flat roof systems (when hidden from public view). Roofs shall have one or more of the following features: i. Parapets concealing flat roofs and rooftop equipment such as HVAC units from public view area appropriate. The average height of such parapets shall not exceed fifteen percent (15%) of the height of the supporting wall and such parapets shall not at any point exceed one-third (1/3) of the height of the supporting wall. Such parapets shall feature three dimensional cornice treatment; ii. Overhanging eaves, extending no less than three feet (3 ) past the supporting walls; iii. Sloping roofs that do not exceed the average height of the supporting walls, with a minimum of 5/12 slope and a maximum of 18/12 slope. iv. Three (3) or more roof slope planes. All buildings less than 2 stories shall have sloped roofs. Mansard roofs are acceptable provided that they meet the minimum slope requirements and are a minimum of 8 feet in height. All roof-top equipment must be screened The use of eaves, rakes, cornice lines and etc. are strongly encouraged to add visual interest. Glass openings shall be between 15-70% of the entire wall. Window and door frames should have the appearance of a traditional wood frame when practical. Wood, aluminum, and aluminum clad are acceptable. Glass can be tinted or clear, reflective glass is not acceptable. The majority of glazed openings should be of vertical proportion (min. height = 1 1/2 width) unless part of a store front or contextual to the building style. The intent is to eliminate the look of the modern ribbon window and portray a traditional proportion associated with mid-century construction. However, small amounts of a more contemporary approach may be acceptable if part of the overall design strategy. The appearance of divided light windows is preferred. i. Pedestrian Walkway Lighting. Pedestrianlevel, bollard lighting, groundmounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. ii. Lighting Height. Bollard-type lighting shall be no more than four feet (4 ) high. iii. Lighting for Security. -Accent lighting on buildings is encouraged as a security feature. -Interior and exterior lighting shall be uniform to allow for surveillance and avoid isolated areas. iv. Illumination Levels. Pedestrian areas shall be illuminated to a minimum of one (1) footcandle. v. Design of Fixtures/Prevention of Spillover Glare. Light fixtures shall use cutoff lenses or hoods to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways. vi. Color of Light Source. Lighting fixtures should be color-correct types such as halogen or metal halide to ensure true-color at night and ensure visual comfort for pedestrians. Lighting should display a uniform, comfortable and warm appearance. Architectural Building-Mounted Lighting: i. Building-mounted lighting may be used only to highlight specific architectural features or primary customer or building entrances. General floodlighting of building façades is not permitted. Parking Lot Lighting i. Luminaire Fixture Height. The mounting height for luminaire fixtures shall not exceed 28 as measured to the top of the fixture from grade. ii. Exterior lighting shall have an appropriate scale and appearance when visible ii. Average Maintained Footcandles: -The maximum average maintained footcandles for all parking lot lighting shall be three (3) footcandles, the minimum average maintained footcandles shall be one (1) footcandle. For the purpose of this standard, the average maintained footcandle shall be calculated at 0.8 of initial footcandles. -The maximum maintained vertical footcandle at an adjoining residential property line shall be 0.5 footcandles, measured at five feet (5 ) above grade. Materials i. Antiiqued materials including brass, steel, aluminum and copper are acceptable. ii. Fixtures with exposed bulbs are not permitted.

36 SIGNAGE Purpose and General : Signage in this district is generally intended to identify to the user the location of a specific business. Business identification signage is generally intended to be seen by motorists from the adjacent thoroughfare to attract them to a specific location All signage is not necessarily intended to be viewed from a public street; however if signs are visible from a public street, they must not compromise public safety by attracting undue attention. Signage must be subservient to the overall design and impression of the architecture. All signage shall be encouraged to be highly designed and unique to the individual tenant to contribute to the overall design theme. This includes: street signage, parking signage, directional signage, kiosks, etc. General requirements: The following sign and sign components shall not be permitted: i. Flashing, oscillating or moving signs. ii. Formed plastic or injection molded signs. iii. Exposed transformers, ballast boxes, crossovers, conduit, sign cabinets, light boxes, etc. unless inherent with the design program. iv. Visible sign company names. v. Decals and lettering on tenant show window glass, door glass, or any other part of the storefront with the exception of store names, store hours and emergency phone numbers. vi. Temporary signs, posters, notices, announcements or advertisements. vii. Portable advertising signs. ix. Standard Catalog type signs (i.e. open neon signs) The maximum height of a letter or symbol should not exceed 2-feet. Tenant signage shall be prohibited on the back/rear elevation of buildings that are visible from other non-retail commercial properties or public streets, with the exception of signage necessary for delivery or door identification that will not exceed 2 square feet and be nonilluminated. Monument signs shall not be placed within the sight triangle of any intersection or access drive with a public street. Monument signs must incorporate design and materials that match the architecture of the development. Ground mounted monument signs must be incorporated with a masonry base of at least 24 in height consisting of brick or stone matching the materials found on the main building. Pylon signs are not permitted within this district. SIGNAGE Signage / Parking: District (C) Signage Allowances: Buildings within this district shall be permitted the following signage types: Ground Mounted Monument Sign: Ground mounted monument signs may be permitted within the building frontage on a major roadway. Monument sign will be of a pedestrian scale (maximum of 6 height) and will be set back a minimum of 10 from the right of way. Monument signs in this district will be limited to a maximum display area of 40 square feet per side and must meet the general sign requirements of this district. Building Mounted Facade Signs: Buildings within this district shall be permitted building mounted signage on the frontage of the building facing a major road. Building mounted sings along the principal facade shall not exceed.75 square feet of sign area per 1 linear feet of primary building frontage. Buildings within this district occupying a corner location may be permitted building mounted signage on the secondary facade. Secondary facade signage shall not exceed.5 square feet of sign area per 1 linear feet of secondary building frontage. PARKING Standards and Guidelines: -Design parking lots to avoid dead-end aisles. -Where a dead-end aisle is authorized, adequate space for unimpeded turn-around must be provided. -Avoid parking that creates hazardous backing movements into major drive aisles. -Design parking areas that incorporate pedestrian walkways in a manner that links buildings to the street sidewalk system. -Divide parking areas that accommodate more than 125 vehicles into a series of smaller, connected lots. -Landscape and offset portions of the lot to reduce the visual impact of large parking areas. -Avoid aligning all travel lanes in parking lots in long straight configurations. -Provide cross-access easements between adjacent lots to facilitate the flow of traffic between complementary users. -Parking lots should be located behind buildings with limited visibility from public streets. -All parking lot striping and other markings will be white except for handicap and fire lanes.

37 General Landscape Landscaping is a visible indicator of quality development and must be an integral part of the project, and not merely located in leftover portions of the site. Landscaping is intended to visually tie the entire development together, define major entryways and circulation (both vehicular and pedestrian) and parking patterns, and, where appropriate, help buffer less intensive adjacent land uses. Plant Materials Incorporate plant species found throughout the region into the planting plan, and visually soften paved areas and buildings. Use and repeat plant materials throughout the development to visually tie the commercial center together. Each area required to be landscaped shall be covered in live material. Live material includes trees, shrubs, ground cover, and sod. Shade Trees: All shade trees shall be a minimum caliper of 2 1/2 at the time of plating. Street trees shall be of a variety which will attain an average mature spread greater than 20 unless a columnar variety is specified to meet design criteria. Ornamental Trees: Ornamental trees shall be a minimum of 1 3/4 in caliper upon planting. Evergreen Trees: 6 minimum height upon planting Installation: All landscape materials shall be installed in accordance with the current planting procedures established by the American Association of Nurserymen. Shrubs: All shrubs shall have a minimum size at planting of 24 in height for plants with vertical growth habits and 18 spread for plants with horizontal growth habits. Evergreen shrubs shall be spaced not more than 36 apart so as to form a continuous visual screen under normal growing conditions. Mainenance: The owner of the premises shall be responsible for the maintenance, repair and replacement of all landscaping materials, structures, plants and trees in accordance with these design guidelines. All landscape materials shall be maintained in a healthy, neat appearance. Entryway Landscaping Landscape Standards: District (C) Entryway landscaping announces and highlights entries into the development for the visiting public and residents. i. Development entryways shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. iii. Planting shall be massed and scaled as appropriate for the entryway size and space. iv. Landscaping at street intersections and driveway corners shall pull back to open view lines into the site and to create corner features. Interior Parking Lot Landscaping Use parking lot landscaping to minimize the expansive appearance of parking lots, provide shaded parking areas, and mitigate any negative acoustic impacts of motor vehicles. The interior of all uncovered parking blocks containing ten (10) or more spaces shall be landscaped according to this subsection. These requirements for interior parking area landscaping are in addition to the requirements set forth below for perimeter parking area landscaping. i. Planting islands shall be a minimum of 120 square feet in area and shall be a minimum of 7 in width as measured from back of curb to back of curb. ii. Interior landscape islands shall be dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 200 in length. iii. Parking lots shall be planted with a minimum of 1 shade tree per 10 parking spaces. iv. Parking lot islands shall be landscaped with shade trees, lawn, shrubs, ground cover or perenials. All mulch islands are discouraged. Perimeter Parking Area Screening A evergreen hedge or streetwall (either a minimum of three feet in height) shall be used to screen all parking areas from public roads. Hedges or Street walls in excess of 50 in length shall be broken up or accented with piers placed in 50 intervals. Hedges shall consist of evergreen plant material planted in a manner to acheive 100% opacity to a height of 3 feet within 3 years.

38 Building Setback Landscaping i. Building setback areas along thoroughfare, collector, or residential streets, or along private drives, shall be landscaped with a minimum of one (1) tree per forty feet (40 ) of linear frontage. Building Foundation Landscaping Utlilize Plant material to break down the visual mass and scale of buildings while softening the architecture and highlighting specific features of the building. Use and repeat plant materials throughout the development to visually tie the districts together. i. Building foundations shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. iii. Plant material should be placed intermittently against long expanses of building walls, fences and other barriers to create a visually softening effect. iv. The scale of the plant material should be appropriate to the size of the facade being softened. v. A minimum of one shade tree and ten shrubs per 5000 square feet of building ground coverage should be located per side of building that faces a public road. Trees should be planted between the Right of Way and the building facade. Service Area Screening These standards visually screen on-site service areas, including loading docks, trash collection areas, outdoor storage, and similar service uses, from public rights-of-way and adjacent uses. i. To the maximum extent feasible, areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such service areas shall not be visible from abutting streets and shall be oriented toward on-site service corridors. ii. No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within twenty feet (20 ) of any public street, public sidewalk, or internal pedestrian walkway. Landscape Standards: District (C) iii. Loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions shall be incorporated into the overall design of the building or landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Screening materials shall be the same as, or of equal quality to, the materials used for the primary building and landscaping. iv. Non-enclosed areas for the storage and sale of seasonal inventory and/or vending machines shall be permanently defined and screened with landscaping, walls and/or fences. Materials, colors, and design of screening walls and/or fences, and of any covering for such area, shall be compatible with those used as predominant materials and colors on the primary building(s). The height of stored or displayed inventory shall not exceed the height of the screening wall or fence. Mechanical/Utility Equipment Screening i. Mechanical/utility screening shall be an integral part of the building structure and architecture and not give the appearance of being tacked on to the exterior surfaces. The building parapet shall be the primary means of screening roof top equipment. ii. All mechanical equipment and utilities shall be screened. Fencing and Walls While fences and walls are often necessary to buffer uses, they can create a visuallymonotonous streetscape. These standards provide fencing and walls that are visuallyappealing, complement the design of the overall development and surrounding properties, and provide visual interest to pedestrians and motorists. When a commercial development includes a fence or wall, the following guidelines and standards apply: i. The maximum height of a fence or wall shall be eight feet (8 ). ii. Walls and fences shall be constructed of high quality materials, such as decorative blocks, brick, stone, treated wood, and wrought iron. iii. Breaks in the length of a fence shall be made to provide for required pedestrian connections to the perimeter of a site or to adjacent development. iv. The maximum length of continuous, unbroken, and uninterrupted fence or wall plane shall be fifty feet (50 ). Breaks shall be provided through the use of columns, landscaping pockets, transparent sections, and/or a change to different materials. v. Fences and walls shall be set back from the property line to allow a landscape setback area. Such setback area shall be landscaped with a turf, shrubs, and/or trees, using a variety of species to provide seasonal color and plant variety. vi. Use of landscaping beyond the minimum required in these standards is strongly encouraged to soften the visual impact of fences and walls.

39 Architectural Standards: District (D) MIXED USE - LIGHT RETAIL/OFFICE/RESIDENTIAL I. INTRODUCTION AND INTENT This district will consist of retail outparcels fronting the main thoroughfares with office or residential development filling the interior of the district depending on market forces. Special care should be taken in the use and location of outparcels to ensure that the location does not take away from the Main Street component of the town center. Outparcel buildings will be pulled up to the setback line along Northridge Blvd and Baumhoff Rd. and parking will be encouraged to be at the sides or rear of the buildings. This will minimize the appearance of parking along the main thoroughfare. Given the limited access to both Northridge Blvd. and Baumhoff Rd. cross access agreements will likely be necessary in this district. Offices in this district will be small to medium size in nature and would be located in a more conventional office park type setting. Residential uses would also be more conventional in nature with a more arranged building layout II. ARCHITECTURAL STANDARDS Introduction Uses in this district will be varied but primarily business in nature. Architecture will be of high quality and will incorporate similar materials and treatments on all sides of the building creating a 4 sided appeal. To create buildings consistent in character with the entire development and allow the architecture of outparcel buildings to define the character of the street. Style/Character Outparcel, office and residential development should be somewhat eclectic in styles to depict a growth over time aesthetic. Buildings should use materials, details and proportions similar to the traditional style of early and mid-twentieth century architecture. Style and character clues can be taken from historic examples without being literal duplications, and be applied in a Neo-traditional manner. Diversity Architectural diversity is encouraged in order to provide visual interest and some distinctive character to each portion of a development. Diversity should include changes in materials, colors, proportion, form, and scale.

40 Architectural Standards: District (D) Details The use of architectural detailing is strongly encouraged to provide scale and interest to the building. Examples of detailing include stone foundations, water tables, stone window trim or surrounds, frieze boards, decorative cornices, quoins, shutters, columns, balusters, awnings and similar items. Typical Out-parcel users conforming to Architectural Standards: CVS Pharmacy Typical Out-parcel users conforming to Architectural Standards: Burger King Mass/Scale Mass and scale should emulate early to mid century architecture by organizing the exterior to express a module or bay. The façade should offset along their length as needed to eliminate long runs of uninterrupted straight wall surface. The offset distance should be at least 12 inches, and it is encouraged to be more. Façade treatment should be formed to break the appearance into smaller facades to better relate to the pedestrian scale. Horizontal elements such as awnings, canopies or entablatures should be used above the first floor to create a pedestrian scale. Special treatment of the corner of buildings should be considered. Building heights equaling two stories (twenty feet) or more are encouraged. Screening All mechanical units, dumpsters, electrical, telephone and similar items must be screened from view using materials consistent with the building style, or landscaped when located at or near the ground. Varied Rooflines and shutters on this McDonalds add to the interest of the architecture and help create 4 sided detail.

41 Materials and Configuration: Materials and Configuration (cont.): Architectural Standards Table: District (D) Building Elements: Building Colors: Wall surfaces of the outparcel buildings or buildings adjacent to the main thoroughfares should consist of natural or natural appearing material with a minimum of 50% brick or stone, excluding glass. The balance of the elevations not directly adjacent to the main thoroughfare shall include materials consistant with those on the front wth a minimum of 30% brick or stone. The main facades of the office or residential buildings should have a minimum of 50% brick or stone, excluding glass. The balance of the building s elevations not directly visible from public view may shall include materials consistant with those on the front in varying percentages with a minimum of 20% brick or stone. Buildings shall be constructed or clad with materials that are durable, economicallymaintained, and of a quality that will retain their appearance over time, including natural or synthetic stone; brick; stucco; wood lap siding, cementicious lap siding having the appearance of traditional wood or precast concrete with the appearance of a traditional limestone wall (for office buildings) Brick shall be earth tone colors (reddish tones are preferred) in standard sizes and shall be laid in a traditional masonry pattern. Stone shall be natural or simulated material with a smooth finish. Split face stone is acceptable in limited situations or for residential buildings. Stone shall be laid in a random ashlar pattern. Siding should be of traditional profiles such as 4-8 horizontal beveled. Glass openings in retail and office buildings shall be between 25-70% of the entire wall. Minimum Wall Articulation: There shall be no blank, un-articulated building walls exceeding 30 feet in length. All building walls shall be designed to meet all the following standards: i. All retail and office building walls shall consist of a building bay or structural building system that is a maximum of 30 feet in width. Bays shall be visually established by architectural features such as columns, ribs or pilasters, piers, changes in wall planes, changes in texture or materials, and fenestration pattern no less than twelve inches (12 ) in width. ii. Free standing retail and office buildings within this district must have 4 sided detail. iii. Any wall exceeding 30 feet in length shall include at least one change in wall plane, such as projections or recesses. Offset distance should be at least 12 and is encouraged to be more. Offsets shall extend at least twenty percent (20%) of the entire length of the façade. Free Standing retail and office Buildings: i. Free standing buildings within this district shall be designed with the same material and configuration requirements listed for this district. ii. Free standing buildings shall be designed with 4 sided architectural detail and the same elements of finish on all elevations. iii. Outparcel Buildings shall front the adjacent roadway to allow the architecture to define the street. Awnings, canopies, etc. can consist of fabric coverings. Plastic is not an acceptable covering. Columns, cornices, and similar elements should be natural or simulated natural materials such as wood, steel or stone. Retail building accents can include metal panels, glazed tiles, or similar items if less than 15% of the building wall (excluding glass). Building elements are encouraged to be based on traditional historic examples. More contemporary elements should be used sparingly and limited to retail applications. All downspouts shall be concealed or constructed of a decorative metal such as copper or commercial quality painted metal. The view through scuppers shall be screened. Awnings (if included): i. Fabric awnings are permitted; canvas awnings with a matte finish are preferred. Awnings with high gloss finish or Illuminated, plastic awnings are prohibited. ii. Rigid frame awnings are allowed, but shall stop at the top section and shall not be included in the valence. iii. Awning colors shall be compatible with the overall color scheme of the façade from which it projects. Solid colors or subtle striped patterns are preferred. Color schemes shall tie building elements together, relate separate (freestanding) buildings within the same development to each other, and shall be used to enhance the architectural form of a building. Color schemes should utilize earth and other natural tones as found in the environment. All building projections, including, but not limited to, chimneys, flues, vents, and gutters, shall match or complement in color the permanent color of the surface from which they project. Intense, bright, black, or fluorescent colors shall be used sparingly and only as accents; such colors shall not be used as the predominant color on any wall or roof of any building. Permitted sign areas shall be excluded from this standard. Brick may have the appearance of painted or washed if in context with the architectural theme being portrayed and only in limited situations. Stucco, EIFS shall be smooth traditional finishes and detailed to look like traditional walls cornices, soffits, etc. iv. Awnings for rectangular openings shall be simple, shed shapes.

42 Roof: Materials: Natural or simulated slate or tile, wood shakes, dimensional shingles (minimum of 30 yr. warranty), standing seam metal (minimum of 20 yr. paint warranty), copper, or flat roof systems (when hidden from public view). Roofs shall have one or more of the following features: i. Parapets concealing flat roofs and rooftop equipment such as HVAC units from public view are appropriate. The average height of such parapets shall not exceed fifteen percent (15%) of the height of the supporting wall and such parapets shall not at any point exceed one-third (1/3) of the height of the supporting wall. Such parapets shall feature three dimensional cornice treatment; ii. Overhanging eaves, extending no less than three feet (3 ) past the supporting walls; iii. Sloping roofs that do not exceed the average height of the supporting walls, with a minimum of 5/12 slope and a maximum of 18/12 slope. Single story retail and office buildings and residential buildings may have sloped roof with a maximum height of 1 1/2 times the suporting wall. iv. Three (3) or more roof slope planes. All retail and office buildings less than 2 stories shall have sloped roofs. Mansard roofs are acceptable provided that they meet the minimum slope requirements and are a minimum of 8 feet in height. All residential buildings shall have sloped roofs. All roof-top equipment must be screened The use of eaves, rakes, cornice lines and etc. are strongly encouraged to add visual interest. Windows: Glass openings for retail and office buildings shall be between 30-70% of the entire wall. Window and door frames should have the appearance of a traditional wood frame when practical. Wood, aluminum, and aluminum clad are acceptable. Glass can be tinted or clear, reflective glass is not acceptable. The majority of glazed openings should be of vertical proportion (min. height = 1 1/2 width) unless part of a store front or contextual to the building style. The intent is to eliminate the look of the modern ribbon window and portray a traditional proportion associated with mid-century construction. However, small amounts of a more contemporary approach may be acceptable if part of the overall design strategy. The appearance of divided light windows is preferred. General Lighting Guidelines: Architectural Standards : District (D) i. Pedestrian Walkway Lighting. Pedestrianlevel, bollard lighting, groundmounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. ii. Lighting Height. Bollard-type lighting shall be no more than four feet (4 ) high. iii. Lighting for Security. -Accent lighting on buildings is encouraged as a security feature. -Interior and exterior lighting shall be uniform to allow for surveillance and avoid isolated areas. iv. Illumination Levels. Pedestrian areas shall be illuminated to a minimum of one (1) footcandle. v. Design of Fixtures/Prevention of Spillover Glare. Light fixtures shall use cutoff lenses or hoods to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways. vi. Color of Light Source. Lighting fixtures should be color-correct types such as halogen or metal halide to ensure truecolor at night and ensure visual comfort for pedestrians. Lighting should display a uniform, comfortable and warm appearance. Architectural Building-Mounted Lighting: i. Building-mounted lighting may be used only to highlight specific architectural features or primary customer or building entrances. General floodlighting of building façades is not permitted. ii. Coach lights are encouraged on residential buildings to enhance the residential feel and pedestrian safety. General Lighting Guidelines: Parking Lot Lighting i. Luminaire Fixture Height. The mounting height for luminaire fixtures shall not exceed 28 as measured to the top of the fixture from grade. ii. Exterior lighting shall have an appropriate scale and appearance when visible ii. Average Maintained Footcandles: -The maximum average maintained footcandles for all parking lot lighting shall be three (3) footcandles, the minimum average maintained footcandles shall be one (1) footcandle. For the purpose of this standard, the average maintained footcandle shall be calculated at 0.8 of initial footcandles. -The maximum maintained vertical footcandle at an adjoining residential property line shall be 0.5 footcandles, measured at five feet (5 ) above grade. Materials i. Antiiqued materials including brass, steel, aluminum and copper are acceptable. ii. Fixtures with exposed bulbs are not permitted.

43 SIGNAGE Purpose and General : Signage in this district is generally intended to identify to the user the location of a specific business. Business identification signage is generally intended to be seen by motorists from the adjacent thoroughfare to attract them to a specific location All signage is not necessarily intended to be viewed from a public street; however if signs are visible from a public street, they must not compromise public safety by attracting undue attention. Signage must be subservient to the overall design and impression of the architecture. All signage shall be encouraged to be highly designed and unique to the individual tenant to contribute to the overall design theme. This includes: street signage, parking signage, directional signage, kiosks, etc. General requirements: The following sign and sign components shall not be permitted: i. Flashing, oscillating or moving signs. ii. Formed plastic or injection molded signs. iii. Exposed transformers, ballast boxes, crossovers, conduit, sign cabinets, light boxes, etc. unless inherent with the design program. iv. Visible sign company names. v. Decals and lettering on tenant show window glass, door glass, or any other part of the storefront with the exception of store names, store hours and emergency phone numbers. vi. Temporary signs, posters, notices, announcements or advertisements. vii. Portable advertising signs. ix. Standard Catalog type signs (i.e. open neon signs) The maximum height of a letter or symbol should not exceed 2-feet. Tenant signage shall be prohibited on the back/rear elevation of buildings that are visible from other non-retail commercial properties or public streets, with the exception of signage necessary for delivery or door identification that will not exceed 2 square feet and be nonilluminated. Monument signs shall not be placed within the sight triangle of any intersection or access drive with a public street. Monument signs must incorporate design and materials that match the architecture of the development. Ground mounted monument signs must be incorporated with a masonry base of at least 24 in height consisting of brick or stone matching the materials found on the main building. Pylon signs are not permitted within this district. SIGNAGE Signage / Parking: District (D) Signage Allowances: Buildings within this district shall be permitted the following signage types: Ground Mounted Monument Sign: Ground mounted monument signs may be permitted within the building frontage on a major roadway. Monument sign will be of a pedestrian scale (maximum of 6 height) and will be set back a minimum of 10 from the right of way. Monument signs in this district will be limited to a maximum display area of 40 square feet per side and must meet the general sign requirements of this district. Building Mounted Facade Signs: Buildings within this district shall be permitted building mounted signage on the frontage of the building facing a major road. Building mounted sings along the principal facade shall not exceed.75 square feet of sign area per 1 linear feet of primary building frontage. Buildings within this district occupying a corner location may be permitted building mounted signage on the secondary facade. Secondary facade signage shall not exceed.5 square feet of sign area per 1 linear feet of secondary building frontage. PARKING Standards and Guidelines: -Design parking lots to avoid dead-end aisles. -Where a dead-end aisle is authorized, adequate space for unimpeded turn-around must be provided. -Avoid parking that creates hazardous backing movements into major drive aisles. -Design parking areas that incorporate pedestrian walkways in a manner that links buildings to the street sidewalk system. -Divide parking areas that accommodate more than 125 vehicles into a series of smaller, connected lots. -Landscape and offset portions of the lot to reduce the visual impact of large parking areas. -Avoid aligning all travel lanes in parking lots in long straight configurations. -Provide cross-access easements between adjacent lots to facilitate the flow of traffic between complementary users. -Parking lots should be located behind buildings with limited visibility from public streets. -All parking lot striping and other markings will be white except for handicap and fire lanes.

44 Signage: District (D)

45 General Landscape Landscaping is a visible indicator of quality development and must be an integral part of the project, and not merely located in leftover portions of the site. Landscaping is intended to visually tie the entire development together, define major entryways and circulation (both vehicular and pedestrian) and parking patterns, and, where appropriate, help buffer less intensive adjacent land uses. Plant Materials Incorporate plant species found throughout the region into the planting plan, and visually soften paved areas and buildings. Use and repeat plant materials throughout the development to visually tie the commercial center together. Each area required to be landscaped shall be covered in live material. Live material includes trees, shrubs, ground cover, and sod. Shade Trees: All shade trees shall be a minimum caliper of 2 1/2 at the time of plating. Street trees shall be of a variety which will attain an average mature spread greater than 20 unless a columnar variety is specified to meet design criteria. Ornamental Trees: Ornamental trees shall be a minimum of 1 3/4 in caliper upon planting. Evergreen Trees: 6 minimum height upon planting Installation: All landscape materials shall be installed in accordance with the current planting procedures established by the American Association of Nurserymen. Shrubs: All shrubs shall have a minimum size at planting of 24 in height for plants with vertical growth habits and 18 spread for plants with horizontal growth habits. Evergreen shrubs shall be spaced not more than 36 apart so as to form a continuous visual screen under normal growing conditions. Mainenance: The owner of the premises shall be responsible for the maintenance, repair and replacement of all landscaping materials, structures, plants and trees in accordance with these design guidelines. All landscape materials shall be maintained in a healthy, neat appearance. Entryway Landscaping Landscape Standards: District (D) Entryway landscaping announces and highlights entries into the development for the visiting public and residents. i. Development entryways shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. iii. Planting shall be massed and scaled as appropriate for the entryway size and space. iv. Landscaping at street intersections and driveway corners shall pull back to open view lines into the site and to create corner features. Interior Parking Lot Landscaping Use parking lot landscaping to minimize the expansive appearance of parking lots, provide shaded parking areas, and mitigate any negative acoustic impacts of motor vehicles. The interior of all uncovered parking blocks containing ten (10) or more spaces shall be landscaped according to this subsection. These requirements for interior parking area landscaping are in addition to the requirements set forth below for perimeter parking area landscaping. i. Planting islands shall be a minimum of 120 square feet in area and shall be a minimum of 7 in width as measured from back of curb to back of curb. ii. Interior landscape islands shall be dispersed so as to define aisles and limit unbroken rows of parking to a maximum of 200 in length. iii. Parking lots shall be planted with a minimum of 1 shade tree per 10 parking spaces. iv. Parking lot islands shall be landscaped with shade trees, lawn, shrubs, ground cover or perenials. All mulch islands are discouraged. Perimeter Parking Area Screening A evergreen hedge or streetwall (either a minimum of three feet in height) shall be used to screen all parking areas from public roads. Hedges or Street walls in excess of 50 in length shall be broken up or accented with piers placed in 50 intervals. Hedges shall consist of evergreen plant material planted in a manner to acheive 100% opacity to a height of 3 feet within 3 years.

46 Building Setback Landscaping i. Building setback areas along thoroughfare, collector, or residential streets, or along private drives, shall be landscaped with a minimum of one (1) tree per forty feet (40 ) of linear frontage. Building Foundation Landscaping Utlilize Plant material to break down the visual mass and scale of buildings while softening the architecture and highlighting specific features of the building. Use and repeat plant materials throughout the development to visually tie the districts together. i. Building foundations shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs and perennials, and ground covers. ii. Landscaping should break down in scale and increase in detail, color, and variety to mark entryways into developments. iii. Plant material should be placed intermittently against long expanses of building walls, fences and other barriers to create a visually softening effect. iv. The scale of the plant material should be appropriate to the size of the facade being softened. v. A minimum of one shade tree and ten shrubs per 5000 square feet of building ground coverage should be located per side of building that faces a public road. Trees should be planted between the Right of Way and the building facade. Service Area Screening These standards visually screen on-site service areas, including loading docks, trash collection areas, outdoor storage, and similar service uses, from public rights-of-way and adjacent uses. i. To the maximum extent feasible, areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such service areas shall not be visible from abutting streets and shall be oriented toward on-site service corridors. ii. No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within twenty feet (20 ) of any public street, public sidewalk, or internal pedestrian walkway. Landscape Standards: District (D) iii. Loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions shall be incorporated into the overall design of the building or landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Screening materials shall be the same as, or of equal quality to, the materials used for the primary building and landscaping. iv. Non-enclosed areas for the storage and sale of seasonal inventory and/or vending machines shall be permanently defined and screened with landscaping, walls and/or fences. Materials, colors, and design of screening walls and/or fences, and of any covering for such area, shall be compatible with those used as predominant materials and colors on the primary building(s). The height of stored or displayed inventory shall not exceed the height of the screening wall or fence. Mechanical/Utility Equipment Screening i. Mechanical/utility screening shall be an integral part of the building structure and architecture and not give the appearance of being tacked on to the exterior surfaces. The building parapet shall be the primary means of screening roof top equipment. ii. All mechanical equipment and utilities shall be screened. Fencing and Walls While fences and walls are often necessary to buffer uses, they can create a visuallymonotonous streetscape. These standards provide fencing and walls that are visuallyappealing, complement the design of the overall development and surrounding properties, and provide visual interest to pedestrians and motorists. When a commercial development includes a fence or wall, the following guidelines and standards apply: i. The maximum height of a fence or wall shall be eight feet (8 ). ii. Walls and fences shall be constructed of high quality materials, such as decorative blocks, brick, stone, treated wood, and wrought iron. iii. Breaks in the length of a fence shall be made to provide for required pedestrian connections to the perimeter of a site or to adjacent development. iv. The maximum length of continuous, unbroken, and uninterrupted fence or wall plane shall be fifty feet (50 ). Breaks shall be provided through the use of columns, landscaping pockets, transparent sections, and/or a change to different materials. v. Fences and walls shall be set back from the property line to allow a landscape setback area. Such setback area shall be landscaped with a turf, shrubs, and/or trees, using a variety of species to provide seasonal color and plant variety. vi. Use of landscaping beyond the minimum required in these standards is strongly encouraged to soften the visual impact of fences and walls.

47 Illustration: District (E) TOURIST ORIENTED RETAIL I. INTRODUCTION AND INTENT The Tourist Oriented Commercial areas are retail users of single buildings on individual lots, generally having a regional, destination appeal. Uses will have visibility from Interstate 96 and will provide a base destination to draw potential visitors. Uses include large format regional retail uses and outparcel uses that feed off of the traffic generated by the larger uses. Large format users will be held to a high standard of site layout and architecture. Uses in this district are less compatible and more automobile oriented than the town center uses. In most cases tenants possess a specific set of needs pertaining to the siting and location of their structures. Tenants within this district require easily accessible parking and orientation toward major arterial roads. For these reasons the character of uses in this district may vary from those in other districts. II. ARCHITECTURAL STANDARDS Introduction Orchard Park has been designed to accommodate conventional retail development. It differs from the town center in size and scale, and is more outparcel-type retail. Buildings shall be consistent in architectural materials and character with the entire development to create a cohesive overall theme regardless of land use or configuration. Style/Character Outparcel development should be somewhat eclectic in styles to depict a growth over time aesthetic. Buildings should use materials, details and proportions similar to the traditional style of early and mid-twentieth century architecture. Style and character clues can be taken from historic examples without being literal duplications, and be applied in a Neo-traditional manner. Diversity Architectural diversity is encouraged in order to provide visual interest and some distinctive character to each portion of a development. Diversity should include changes in materials, colors, proportion, form, and scale.

48 Outparcel Design Character: District (E) Details The use of architectural detailing is strongly encouraged to provide scale and interest to the building. Examples of detailing include stone foundations, water tables, stone window trim or surrounds, frieze boards, decorative cornices, large entry canopies, atriums or columns. Architectural detals shall be of a proportion and scale appropriate to the building. Mass/Scale Mass and scale should emulate early to mid century architecture by organizing the exterior to express a module or bay. Large expanses of un-articulated wall shall be avoided. Façade treatment should be formed to break the appearance into smaller facades to better relate to the pedestrian scale. Special treatment of the corner of buildings should be considered. Larger format building should include architectural elements of varying heights with different roof elements to add visual interest and break down the scale of the building. Large Format Retail/Big Box Retail/Hotel Screening All mechanical units, dumpsters, electrical, telephone and similar items must be screened from view using materials consistent with the building style, or landscaped when located at or near the ground.