Introduction Design Review Illustrative Master Plan Concept Diagrams - PDF by KathleenKress


									Design Guidelines
DeLaet’s Landing Planned Development District

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

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

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
   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


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

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.

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

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.

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