LITTLETON CENTER DESIGN GUIDELINES

Transcription

1 LITTLETON CENTER DESIGN GUIDELINES Littleton Center Design Guidelines 1

2 I. DESIGN REVIEW PROCESS These Design Guidelines have been initially created by Hallin Family LLC (the "Developer"), and govern all property within Littleton Center subject to the Declaration of Covenants, Conditions and Restrictions for Littleton Center (the "CCR's"). All plans and materials for every structure within the Littleton Center must comply with the Design Guidelines before any construction or clearing activity begins. II. DESIGN STANDARDS FOR STRUCTURES AND PARKING A) DESIGN INTENT The inspiration for the overall character of the site design of Littleton Center is a Key West image with details and accents along the lines of traditional Colonial features. Careful consideration will be given to the site design of each Tract with respect to the existing and adjacent structures and vegetation, both vehicular and pedestrian access, and the architectural design of the building and its impact (both positive and negative) on adjacent areas. B) COMPLIANCE WITH LEE COUNTY In addition to the requirements of these design guidelines, all improvements to a Tract must comply with the Lee County Land Development Code ("LDC"), Article IV, section , "Design Standards and Guidelines for Commercial Buildings and Developments" and the Zoning Resolution for Littleton Center, # (the "Zoning Resolution"). C) STRUCTURE ORIENTATION; FAÇADE TREATMENT Structures must use architectural relief, articulation, or landscaping on building facades to reduce the bulk of buildings with walls longer than 75 feet that are either parallel to the street or perpendicular to a readily visible street. Buildings must be designed to be visually appealing from all directions. Buildings that are visible from more than one side at entrance driveways from U.S. 41 must use façade treatments on all viewable walls. Methods for providing architectural relief on blank walls must include one or more of the following: 1) Recessed or clearly defined entryways; 2) Varying roof lines, pitches and shapes; 3) Dormers, balconies, porches and staircases; 4) Transparent window or door areas or display windows that provide visibility into the building interior. No reflective or darkly tinted glass may be used on the ground level; 5) Overhangs, awnings and marquees; 6) Building ornamentation and varying building materials, colors, decorative tiles, edifice detail such as trellises, false windows or recessed panels reminiscent of window, door or colonnade openings and wall murals; Littleton Center Design Guidelines 2

3 7) Shrubs or vine trained to grow upright on wire trellises next to blank walls; and 8) Architectural features such as cornices, articulated roof parapets, porticos, towers or other details that vary the building height. D) MULTIPLE TENANT BUILDINGS For multiple tenant buildings, roof parapets must be varied in depth and height. Roof parapets must be articulated to provide visual diversity. E) OUTPARCELS Exterior facades of out-parcels must be treated as primary facades and must employ architectural, site and landscaping design elements that are common to the theme used on the main development including colors and materials associated with the main structures. F) EXTERIOR LIGHTING Lighting shall be used to accent key architectural elements, to emphasize landscape features, and provide a safe and enjoyable environment. Lighting must have a distinct architectural theme that compliments the building's exterior. Light fixtures must be coordinated and complement the overall development. Building entryways must have pedestrian level lighting. All parking areas must have lighting utilizing decorative light poles and fixtures. Other than pedestrian light fixtures, all other outdoor lighting must be full shielded and directed to avoid intrusion on adjacent property and away from adjacent thoroughfares. G) STREET FURNITURE AND PUBLIC AMENITIES Incorporation of street furniture and other pedestrian amenities in the design is encouraged. All accessories such as railings, trash receptacles, street furniture and bicycle racks must complement the building design and style. H) BUILDING MATERIALS AND COLORS The beauty of Littleton Center will be enhanced by the integrity of its building materials and colors. A unified plan for exterior finishes, including specifications for materials and unified colors and accent colors should be compiled. 1) Exterior Finishes Horizontal siding shall be the dominant finish. Stucco may be used as a field finish. Buildings should have brick or stone as an articulated base. 2) Driveways and Parking Lots Asphalt may be used for commercial drives and parking lots only. Littleton Center Design Guidelines 3

4 I) WINDOWS Windows should have divided lights with a vertical emphasis and with predominantly white trim. Some dark accent trim will be allowed. J) DECORATIVE FEATURES Decorative features such as Bermuda shutters, decorative railings, accent columns and arcades, are encouraged. Trim, cornice, and window frames should be white or predominantly lighter colors. K) ROOFS Roofs shall be medium pitched with mansards and should have variations between gabled and hip designs. Flat roofs are not allowed unless enclosed from view by parapets (all sides of the building) and have a minimum number of changes from the dominant roof condition to provide scale and interest. Overhangs may vary as necessary by architectural design and these design guidelines. The typical Key West vernacular roof overhangs are very wide to protect from the sun and rain, and provide passive energy conservation. Mechanical and roof top equipment shall be fully screened with the use of parapet walls on all sides or with material consistent with the main façade of the building and located in areas of low visibility. L) NON-DECORATIVE ROOF ACCESSORIES All rooftop equipment must match roofing colors and be placed as inconspicuously as possible. Exposed flashing, gutters and downspouts must be painted to match the fascia and/or walls of the structure. Preferred roof materials are flat tiles designed to look like shakes or slate or standing seam metal roofing material. M) SERVICE AREA AND EQUIPMENT Service areas must be designed to have the least amount of impact on the general public and adjacent neighbors. Adequate space must be provided for and designed into the Tract at an early stage. All materials, equipment or supplies must be stored inside a closed building or behind a suitable barrier so as not to be visible to the general public or to an adjoining site. Shopping carts may be stored outside provided they are screened from view. Loading doors and service areas shall be screened by walls and fences or buffered by landscaping so as not to be visible from any street. All loading and service areas shall be located to the side or rear of a building. Adequate space shall be provided on site for all loading and maneuvering of vehicles in order that such operations will not be performed in the street. Littleton Center Design Guidelines 4

5 All refuse must be properly held within containers which shall be located and visually screened to not be visible from any street. All dumpsters must be screened using a block/stucco wall, and painted to match the primary structure. Dumpsters must be emptied on a regular basis to prevent odors and to not attract animals the covers must remain closed except during loading and unloading. Screening devices must be of a height at least equal to that of material or equipment being screened. All material, textures and colors of screening devices shall be architecturally compatible with those of the building and landscaping. The design of these elements shall appear seamless with the building and landscaping. No screening device or fence can encroach into any setback. In addition, screening devices, which face a street, must not extend in front of the building. Plantings can be used to soften walls and screens as required. In limited circumstances, planting material can provide an effective screen offering the same opaqueness as a wall. N) WALLS AND FENCES The design, material, textures, and colors of screening devices shall be architecturally compatible with the building and landscape. The design of these elements shall appear seamless with the building and landscape. Integration of walls with berming and landscaping is required. O) DRIVE-THRU FACILITIES The design of the structure shall be integral with the overall design for the building. Awning and light weight temporary or add-on materials are discouraged. P) MISCELLANEOUS ITEMS Fountains, sculptures and other ornamentation must be modest in scale and located as to be accessible to the general public. Such locations are typically reserved up close to the building or within a public space or courtyard. III LANDSCAPE DESIGN STANDARDS A) DESIGN INTENT It is intended that the outdoors be an integral design component of the buildings within Littleton Center. The landscape should be carefully designed and detailed to heighten one s sense of the indoor to outdoor relationship. All landscape designs must incorporate the use of Xeriscape principles to conserve water. Native plant preservation and the creation of buffer areas shall be provided to meet the zoning regulations of Lee County, as modified by the Zoning Resolution. B) PLANTING PLAN GUIDELINES Littleton Center Design Guidelines 5

6 Views from roadways and adjacent properties to a landscaped area should complement the appearance of the building. All front, side and rear building setback areas must be landscaped and should contain primarily native plants. Lawn grass shall be St. Augustine species (Floratam, Bitter Blue, or Seville). Bahia is not allowed as a lawn grass. No gravel or rock shall substitute as a ground cover, lawn or mulch unless used decoratively. Shrub masses can be used to channel breezes, buffer intruding noises and views, and screen private areas. Larger shrubs may be required at large wall or fenced areas. C) PLANT QUALITY STANDARDS All trees and shrubs shall be Florida No. 1 or better as defined in Grades and Standards for Nursery Plants, Part I and Part II, State of Florida, Department of Agriculture, in the most current edition. Sod shall be free of weeds, diseases, fungus, and vermin. D) TREE STAKING All trees and palms shall be staked according to industry standards. Specifications shall be outlined on the landscape plans. Tree stakes shall be painted dark green to visually blend with the landscape. E) IRRIGATION Irrigation systems must be of an underground automatic type with time clocks and other related equipment screened from view. Pop-up spray or drip irrigation systems are required, and when exposed pipe extensions are required, they must be painted a dark unobtrusive color. Properties located on or adjacent to a body of water shall provide sodding and irrigation up to the waters edge. Properties fronting a roadway shall provide and maintain sod up to the edge of the roadway with 100% coverage provided in this area. Irrigation heads shall be placed to prevent spraying onto paved areas. A rain shut-off switch is required by state law to prevent irrigation when rainfall is sufficient for landscape watering. A timer is required that complies with South Florida Water Management District water conservation rules. Littleton Center Design Guidelines 6