Design Guidelines DeLaet’s Landing Planned Development District Introduction These Design Guidelines have been established to ensure high quality design and development standards for the area within the DeLaet’s Landing Planned Development District (the District). They will serve as a framework for design concepts and for performance and quality standards that will guide the development within the District. The purpose of establishing these design guidelines is: • To ensure the consistency of high-quality design in new development, thus protecting and enhancing the investment of all those locating within the District. • To encourage a high quality of planning, site design and architecture that contributes to the appearance of the development as a whole. • To facilitate development and minimize delays by establishing a rational basis for preparing and evaluating proposed improvements. • To ensure a harmonious relationship among buildings and sites in the District and to minimize potential negative impacts on neighboring properties. Design Review The guidelines outlined in this document will be utilized by the developer and the city of Rensselaer to determine the suitability of the individual project to achieve the overall vision of the project. Illustrative Master Plan Concept Diagrams An Illustrative Master Plan Concept Diagram depicting the preferred development pattern for the District has been included within the DGEIS as Figure 2. This master plan is conceptual in nature and encompasses the land surrounding the entrance of the District and will provide a framework to guide future development of the District. This concept assumes a cooperative approach among landholders in order to fully realize development potential. The Illustrative Master Plan Concept depicts a desired development scenario where uses have been sited to provide the highest and best use. The plan also denotes an efficient roadway and stormwater management system to best serve the development of the District. Clearly defined vehicular and pedestrian walkways serve as critical links between the District’s properties and the City . This plan is conceptual in nature and is meant to provide a design framework to guide future development in the District. It is the intent that the plan will be a working drawing that is flexible and can respond to future decisions and opportunities Design Guidelines DeLaet’s Landing Planned Development District Architecture Building Façade Identity / Character: Building facades shall promote an urban character. Façade elements shall be varied and encourage visual interest and shall relate to a pedestrian scale. Large, unbroken expanses of materials and building features are discouraged. Covered exterior terraces, arcades, roof cornices and overhangs, protruding window bays, etc. are encouraged to promote visual interest. Typical techniques for establishing building identity and character: o Subtle fluctuations in the plane of the façade can create an interesting design and reinforce intended rhythms and patterns. o Multi-story buildings achieve a more balanced façade composition with decreasing fenestration levels on higher floors. For example, a building would have deep recesses and large windows on the first floor, but shallow recesses and smaller windows on the upper floor. o At street level pedestrian areas, buildings are encouraged to be open and inviting, with large display windows for people to glance into. o Recessing windows slightly or expressing structural bays on the facade allows sunlight and shadows to give the building a more solid and three-dimensional appearance. o Openings in masonry façades could express a structural lintel or arch to show how it is carrying the weight above. o The entry to a building is the best place to be creative with the use of depth and façade articulation. The added design features and shadows created by this will help to clearly identify the point of entry to visitors. o The addition of awnings at selected places along a façade Rooflines shall avoid long flat horizontal lines and shall be broken with varying heights or architectural detail to add visual interest. Individual buildings and rooflines shall be contextual and shall be considered a part of adjacent buildings when looking at the visual impact of the streetscape. Entrances are important elements of individual buildings and the streetscape. Building entrances shall be prominent, clearly recognizable features of individual facades and shall face and be accessible from the public way. Diversity of appearance relative to building uses is encouraged. Visual character differences between commercial and residential buildings are encouraged. Separate but contextual building identity is an important contribution to the variety and cognitive image of the streetscape and neighborhood and is encouraged. Building Materials: Masonry, brick, stone, metal, glass and cast stone are preferred primary finishes. Use of Exterior Insulation Finishing Systems (EIFS) and other man-made exterior systems shall be used as building accent features and shall maintain the detail and character of adjacent primary materials. Long, unbroken expanses of E.I.F.S. are discouraged. Design Guidelines DeLaet’s Landing Planned Development District Building Colors: It is accepted that a variety of colors are an important part of urban character. Color contributes to scale and visual diversity and variety of color is encouraged. Different colors within a building façade shall be cohesive and within the streetscape building colors shall be contextual and complimentary and shall encourage individual building identity. It should be noted that there are no defined colors which are not acceptable however the overall colors should not detract from neighborhood. Signage: Building façade design shall provide specific areas for tenant and building directory signage. These “signage elements” shall encourage organized sign placement and anticipate a flexibility and diversity of sign types. Individual signage shall be compatible with designated façade areas and shall conform to local zoning until such time as comprehensive signage regulations have been developed for the district. Pedestrian Plazas Each development project is encouraged to incorporate a pedestrian area amenity into its design. When possible various uses should considering clustering activity nodes. These nodes should be designed to encourage pedestrian use and add to the overall aesthetic of the site plan and the larger District. For restaurant uses outdoor dining areas are encouraged. Building orientation and entrances should relate to these pedestrian spaces and encourage their use. Consideration should be given to winter conditions in the design of the space. Plazas or pedestrian areas should incorporate a creative mix of hardscape and softscape elements that allow flexibility of pedestrian use. Design Guidelines DeLaet’s Landing Planned Development District Lighting The lighting standards are intended to provide proper layout, height, fixture selection and lighting levels to create a safe and secure environment and reinforce the District's architectural and landscape character. The exterior lighting of the District will function both for security purposes and to promote the overall District aesthetic. A coordinated lighting design will help to unify the individual development parcels and will be an integral part of the overall character of the development, along with the buildings, plant material and signage. Roadway lighting should fit in naturally with the other streetscape improvements including sidewalks, street trees, and signage. Lighting Objectives • To provide a system of maximum lighting efficiency (uniform light distribution minimizing light trespass and glare). • To provide a continuity of lighting throughout the entire PDD area with accents or highlights reserved for places of special interest. • To utilize lighting equipment that during the day is not visually distracting and is compatible with the surrounding architecture. • To provide adequate visibility, safety and security. • To utilize lighting equipment that provides durability, economical operation and ease of maintenance. To assist in achieve these objectives all lighting will be in accordance with current N.A.I.E.S. (North American Society Institute of Electrical Standards) standards to Design Guidelines DeLaet’s Landing Planned Development District ensure proper lighting levels and uniformity for safety and security. Parking Area Lighting All parking areas within the District shall be of a consistent fixture design and lamp color, and shall be compatible with adjacent parcels lighting scheme. It should be noted that parking areas that are adjacent to the front yard are should provide parking lot lighting that is compatible in style with the roadway lighting. Parking lot lighting on the sides and rear of the parcel shall be shoe box style with sharp cutoff fixtures and have a height of no more than 20 feet inclusive of a pole base. While the use of lighting fixtures that are architecturally neutral in daytime appearance is generally recommended, approved custom designs and colors that contribute to the overall architectural and landscape design are encouraged to distinguish individual developments. The mounting height and spacing will be determined primarily by the scale of the facility being served and the surrounding land use. Lighting within all parking areas should provide uniform illumination, with accent illumination provided at key locations such as parking lot entrances and exits, loading zones, and pedestrian crossing areas. Pedestrian Areas, Courtyard and Plaza Lighting Pedestrian lighting shall be used in areas of high pedestrian traffic including courtyards and plaza areas. Fixture designs should be unique and express an identity for the space they serve. The lighting design should be carefully integrated into the overall landscape and architectural theme and provide consistent lighting levels at a scale appropriate to the pedestrian activities on site. The lighting may occur on freestanding fixtures or in concert with the architecture. Pedestrian area lighting should be at a scale appropriate to the pedestrian and of design that Design Guidelines DeLaet’s Landing Planned Development District complements the space and architecture. Special Effects Lighting Generally, uplighting will be restricted to areas of special importance, which might include an architectural element on a building, monumental signage, and special landscape areas. Care should be taken in selection of lamp color and in locating the light source so that it is not visible to the traveling public. Landscape lighting is encouraged in the form of bollards, uplighting, recessed wall lights, and moonlighting to highlight a particular setting. This is particularly appropriate near building entrances, parcel entrances, courtyards and plazas, and outdoor living areas. Signage Because of the varying needs and functions within the District, a coordinated sign system shall be developed to direct, orient, identify, and inform tenants as well as the business public. A well-designed and implemented sign system will serve to facilitate pedestrian and vehicular movement through and around the development. It is anticipated that this portion of the Sign System Summary There are three types of signs to be utilized within individual sites: Project identity, directional, vehicular control and temporary. The following outlines: the function; location; graphic; and basic construction criteria for each sign type. Project Identity Signage The street address (number only) for all buildings must be legible from the street Signage in the retail areas of the project will be limited to one sign at the entry to each tenant space. This sign is to be architecturally compatible with the building design. In general, the tenant sign will be limited to the tenant's trade name and logo. Design Guidelines DeLaet’s Landing Planned Development District Directional Signs The design of these signs shall reflect the character of the building identity sign and be constructed for low maintenance. Vehicular Control Signs All Vehicular Control Signs shall have panel faces and heights, which meet the requirements of the U.S. Highway Transportation Standards and New York State Department of Transportation standards. Temporary Signs There are two types of temporary signs allowed on tenant sites - construction and real estate marketing. Only one of each type of temporary sign shall be permitted on a site at any given time and must be removed immediately upon completion of the construction or marketing activity. Temporary signs shall be of post and panel wood construction, and shall have a total height of no more that 10'-0". Message panels shall have a maximum size of 40 square feet. Temporary signs shall be non-illuminated. Material for construction/leasing signs will be 3/4" or larger exterior grade plywood, sealed and painted, or wood boards stained and painted. Sign Illumination Illumination of signs will be determined on a case by case basis by the ARC. It should be noted that signs shall be illuminated only by a steady, stationary, shielded light source, directed solely at the sign or internal to it. Bulbs or lighting sources shall not be visible to the traveling public or produce noticeable glare. Illuminated signs, including neon signs, shall produce no more than one foot candle of illumination four feet from the sign.
Pages to are hidden for
"Introduction Design Review Illustrative Master Plan Concept Diagrams - PDF"Please download to view full document