Mandan Architectural Review Commission PROPOSED Building and community design standards Public Information & Input Meeting September 7, 2007 On the agenda Role of MARC Value of design standards Proposed standards Downtown Core & Fringe Districts Gateway Districts Economic incentives Future plans Questions and comments Mandan Architectural Review Commission Appointed by City Commission Jayden Veil, Chairman (Montana Dakota Utilities) Holly Dickson, Vice Chair (Prairie Outpost Log Homes) Geris Hopfauf (Hopfauf Custom Builders) Jason Krebsbach (JPL Architects) Ron Carrick (Classic Yard) Rick Zander (Mandan Plumbing & Heating) By virtue of position Richard Barta (City Building Inspector/Assessor) Tom Little (City Engineer) Steve Nardello (Fire Chief) Powers derived from Ordinance No. 1003 which amends City Code Title 14 (Construction and Building Regulations) Purpose & Procedures Ongoing: Assure compliance with standards through site plan review procedures An application for approval is required before any commercial building is Constructed Or if the exterior is Altered Remodeled Repainted a color different than that existing on the subject street, site or area Scope Components of a building project that are subject to the review include Site layout, building heights, setbacks Harmony of materials, colors and composition of all visible sides of structures Concealment of mechanical equipment Lighting Parking Landscaping Signage Decisions may be appealed to the City Commission via a public hearing Meetings are Mondays at 1:30 p.m. at City Hall 2006 MARC Directive To develop design standards for exterior appearance A recommendation from the 2003 URS Downtown and Memorial Highway Redevelopment Plan Downtown offers a wonderful mix of architectural significant buildings which is an important element in the redevelopment plan. These buildings should be restored and rehabbed where feasible and new mixed-use buildings should respond and reflect the downtown architecture to help preserve the historic character of the area. 1
Why have community design and appearance standards? To maintain and encourage design elements that contribute to a community s character To express what the community would like to become and encourage development that contributes to that vision To maintain or strengthen property values To promote tourism To preserve historical architectural character Principals To develop objective standards Beauty is in the eye of the beholder To maintain flexibility Encouraging the best in design, while discouraging the worst Continue to allow for creativity Allow owners reasonable use of their property Vision for Mandan Downtown Core Boundaries 2003 URS Downtown Redevelopment Recommendations Increase downtown density Pursue mixed use (residential, office, services, retail) Foster niche retail Make the area more pedestrian friendly Green it up, clean it up Capitalize on current strengths Theme Where the West Begins Take cues from historic structures to strengthen Mandan s unique identity in a manner that generates community pride and attracts visitors Permitted Uses Downtown Core Standards Purpose To preserve and enhance the mixed-use, pedestrian-oriented nature of the downtown area To allow a wide range of mutually supportive uses to enhance the downtown district To facilitate the creation of a strong and distinctive sense of place through the inclusion of open space and public plazas To maintain historical integrity, enhance the quality of design and preserve the human-scale development of downtown To stimulate and protect investment Residential Multi-family permitted Not single-family or duplex homes Commercial Most uses other than self-service storage animal hospitals or kennels off-premise advertising signs Institutional uses Most uses other than schools 2
Dimensional standards Lot area - minimum 2,500 sq ft Front yard setback not more than 15 ft., must be landscaped or incorporate streetscape elements Height Minimum: two stories or 20 feet Maximum: 130 feet or special use permit Building materials All walls visible from street shall be primarily faced with Brick Stone Architectural or pre-cast concrete EFIS Stucco Or an equivalent or better Plain surface concrete or block prohibited Non-transparent glass prohibited from covering more than 40% of exterior walls Renovations/additions require materials comparable to original structure Colors compatible with or complementary to those used for buildings on adjoining parcels Alignment More on height New mid-block building within 1 story/15 feet of adjacent buildings Height of new corner building may be higher than buildings on adjacent parcels within average of buildings occupying adjacent corners of intersection Does not regulate buildings occupying more than ¼ block New in-fill development shall maintain continuity of setback and alignment of adjoining facades at property line Width Stillwater, Minnesota New buildings shall reflect the existing characteristic rhythm of facades along the street. New construction that requires two or more lots should respect this pattern by designing the pattern of adjacent façade widths into the new facade 3
Horizontal rhythms Deadwood, South Dakota New development shall maintain the alignment of building windows, cornices and rooflines that dominate the block on which it will be constructed Character and scale compatible with surrounding structures through use of materials, detailing and window placement Clear visual division between the street level and upper floors Canopies and awnings strongly encouraged Main Street in Sheridan, Wyo. Sheridan, Wyoming Theme: The WEST at its BEST! Named #1 Western Town by True West Magazine Cody, Wyoming Entrances Main entrances shall face and be clearly visible from the street Define entry point 4
Historic preservation Rehab of existing historically significant buildings shall be in accordance with the Secretary of the Interior s Standards for Rehabilitation to greatest degree practicable Display windows Original size and shape of display windows on existing buildings shall be preserved For non-residential At least 50% of first floor façade fronting the street shall be windows, doors and other transparent elements Rooftop equipment Shall be screened from ground level views with parapet walls or enclosures similar in form, material and detail to primary structure Vacant buildings Shall be made to appear inhabited Boarding up windows shall be prohibited Window coverings shall be aesthetically pleasing Demolition and vacant lots Any lot left vacant after demolition shall be treated to control fugitive dust If lot is to remain vacant more than 180 days landscaping is required Lots shall be maintained and kept free of debris and litter Exposed common walls Treatment of common walls exposed by demolition to avoid visual eyesore temporary or permanent depending upon redevelopment potential of adjoining parcels Temporary treatments require ARC approval Permanent treatments may be similar to the front façade or stucco Treatment in place within 90 days of demolition, unless longer period authorized at time of demolition approval Financial responsibility of owner of demolished property 5
Landscaping Shall meet approval of and guidelines set forth by ARC On the ARC s to-do list Decorative fencing and other streetscape elements shall be consistent with or complementary to designated downtown streetscape elements Stillwater, Minnesota Signage Downtown Fringe Boundaries Consistent with architectural style of building Review of standards on the ARC s todo list Downtown Fringe Standards Purpose To strengthen and complement the downtown area by allowing uses not normally allowed in the Downtown Core District To provide a transitional area between the Downtown Core and adjacent commercial and residential zoning districts Uses allowed usually require larger parcels and greater emphasis on automobile access and parking Setbacks Front No minimum Unless adjacent to residentially zoned property; then at least 15 ft. Not greater than 25 ft Must be landscaped and/or incorporate streetscape elements Side At least 5 ft. if by residential Rear At least 10 ft. if by residential 6
Height Maximum 75 ft. 50 ft. maximum if by residential Lot coverage 100% maximum 70 % if by residential Gateway districts Gateway District Purpose To provide a higher standard of appearance for corridors that serve as the main entrances to the community Includes properties abutting I-94 and its ramps Main Street west of 10 th Avenue SW and east of Mandan Avenue Highway 6 south of 7 th Street SW Highway 1806 south of 3 rd Street SE and north of Old Red Trail Sunset Avenue north Frontage roads abutting these gateways Setbacks If abutting I-94 and its ramps 45 ft. for commercial/industrial 50 ft. for residential with 4 buffer points Impervious surface setbacks Hard surfaces at least 20 ft. from any property line adjoining public street right-of-way At least 10 ft. from any other property line (unless neighboring properties have shared parking agreement) May be reduced by half required width with A berm, wall or decorative railing approved by ARC Setbacks shall be landscaped 4 units in commercial and multi-family districts 2 ½ units in industrial districts 7
Landscaping and buffer yards Group plantings for visual impact Locate plantings to accentuate the building and maximize environmental benefits Lighting Arranged to deflect light away from adjoining residential or from public streets Not directed into any adjoining property Bare light bulbs not permitted in view of adjacent property or public right-of-way Any light that casts light on a residential property shall not exceed 4 foot-candles as measured from said property Does not apply to sports stadiums, athletic fields or public recreational facilities Storage and display No required setback may be used for outdoor storage Outdoor storage of materials and large equipment shall be screened from gateways by 2 buffer points including at least 1 point of fencing and/or plantings All refuse and refuse handling equipment (garbage cans, dumpsters, etc.) must be stored within the principal structure, and accessory building or screened enclosure except for Single or two-family dwellings Screened enclosures must be located in the rear or side yard in an accessible location for sanitary vehicles Be at least 6 ft. in height with a minimum opaqueness of 80% Signs Free-standing signs in yard adjoining highway shall be clustered in an area landscaped with ornamental trees, shrubs and/or flowers General building standards Attractive and constructed of materials that maintain their appearance over the longterm All exterior walls exposed to public view shall be of consistent quality and characteristics Main entrances shall be emphasized Walls greater than 60 ft. in length shall be divided visually into sections or bays to break up mass Exteriors Minimum requirements for quality materials other than steel and fiberglass Industrial: at least 30% other quality materials Commercial and residential: At least 50% other quality materials Shall incorporate no fewer than 3 architectural elements visible from gateway comparable to Accent materials Public art (subject to ARC approval) Tile work and moldings Windows Recesses/projections Roof overhang/varied roof lines Articulated cornice line Canopies/awnings/porticos 8
Public art examples Additional standards Rooftop mechanical equipment Screened in manner that is incorporated in the building design Overhead doors and loading docks Shall not face gateways, other arterial or collector streets unless completely screened from view Shall not be located in front yards Before After Screening and buffering Screening is required along a boundary when commercial, industrial or multi-family building (4 units or more) abuts residential property Is across the street from a residential zone, but not on side considered to be the front yard Does not apply where multi-family abuts multi-family Screening Greenbelt planting strip evergreen or deciduous trees to provide screening to a minimum height of 6 ft. Fence Masonry, brick, or decorative metal with a minimum of one plant unit per 5 feet of fencing Buffer Points 1 point for Each 25 ft. separation between buildings A single row of conifers 6 ft in height, 15 ft on center 2 pts for double row, 3 pts for triple row A solid fence or wall with landscaping between it and adjacent property Berm of at least 3 ft in ht 2 pts for 12 ft berm ½ point for Overstory trees, 30 ft. on center Hedge or shrub at least 4 ft in height and 75% opaque Design & appearance incentives Renaissance Zone (25 blocks) 5-year local property and state income tax exemption for qualifying investment Proposed façade improvement program Forgivable loans for building face-lifts On a matching basis not to exceed $10,000 Other ideas? 9
Where to from here? Standards to be introduced as ordinances to the City Commission First reading expected September 19 Second reading expected October 5 Comments welcomed Submit in writing through Sept. 22 to Department of Assessing and Building Inspection at City Hall 205 2 nd Avenue NW, Mandan ND 58554 E-mail to molsen@cityofmandan.com Future plans Review and revise Landscaping and screening policies Signage policy Consider goals and needs in other areas of the city Thank You! Questions For more information visit: www.cityofmandan.com 10