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Guidelines for Design Project Plan by igq17388

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									Design Guidelines

  Gardnerville Plan for Prosperity




                             June 2006
Contents


           SECTION ONE: Introduction
           1.1   Purpose
           1.2   Relationship to other Policies and Documents
           1.3   Organization of the Design Guidelines
           1.4   Using the Guidelines
           1.5   Understanding Context and Defining Features
           1.6   Submittal Requirements

           SECTION TWO: Overall Design Guidelines
           2.1 Site Planning Guidelines
           2.2 Architectural Guidelines
           2.3 Signage Guidelines

           SECTION THREE: Character District
           Guidelines
           3.1   Old Town
           3.2   ‘S’ Curve
           3.3   Millerville
           3.4   Commercial Quad
           3.5   South-Central
           3.6   South Entry
                                                                                       then

                                                          1940




                                                                                       now

                                                          1970




                                                                                       then


                                                          2002



G a rd n e r v i l l e ’s    section of Eddy and Main     zation whose purpose
                             Streets (US Highway          was to disseminate infor-
History                      395).                        mation to immigrants-
The Town of Gardnerville
                                                                                       now
                                                          was formed in 1885, mak-
was founded in 1879 by       Gilman added a black-        ing Gardnerville an
Lawrence Gilman of           smith shop and a saloon      important social center in
Genoa when he moved          to his hotel to ensure his   the valley as well as a
the Kent House from the      town’s utility and popu-     commercial center.
Genoa area to a 7-acre       larity with the ranchers.
tract of land on the East    As the town prospered, a     Because of its location,
Fork of the Carson River.    number of hotels, shops,     Gardnerville came to
Gilman had purchased         and saloons sprang up.       serve as feed stop for the
the land from a home-        By 1899, Main Street was     24-horse freight teams
steader,     John     M.     lined with two livery sta-   passing between Carson       then
Gardner, in whose honor      bles, a woodworking          City and Bodie.
he named the new town.       shop, a boarding house, a
                             tin shop, three general
In its new location, the     merchandising stores, a      (Dangberg,        Grace.
Kent House was renamed       hall, four saloons, one      Carson Valley: Historic
the Gardnerville Hotel.      meat market, one furni-      Sketches of Nevada’s
The hotel is no longer       ture store, a drug and       First Settlement. Carson
standing, but its site was   confectionary store, and     Valley Historical Society.
just west of the present J   two hotels. The Valhalla     Carson Valley, Nevada,
& T Bar, near the inter-     Society-a Danish organi-     1972.)                       now
                                          Introduction


                                          Gardnerville is located in one of the most quickly urbanizing
                                          counties in the West. The Town realizes it has the responsibil-
                                          ity to plan and develop commercial and mixed-use districts to
                                          support higher standards for investment. The community’s
                                          expectations for more livable neighborhoods have motivated
                                          the Town’s leadership to press forward with design policies to
                                          be included in the Douglas County Master Plan and design
                                          guidelines. These guidelines, and the community discussion
                                          that guided their preparation, demonstrate this commitment.

                                          1.1 Purpose of Guidelines               • A general description of expecta-
                                          The Gardnerville Town Board views         tions    for      investment       in
                                          the quality of the built and natural      Gardnerville’s Mixed-use Overlay
                                          environment as an important priority.     areas;
                                          Participants in the Plan for            • Design criteria for site planning;
                                          Prosperity process stressed raising     • Architectural design guidelines;
                                          expectations for reinvesting along      • Signage design guidelines; and
                                          US 395. In newly developed areas,       • The submittal requirements that
                                          the pattern of development is repli-      support design review process.
                                          cating many of the same undesirable
                                          patterns and design issues found in     1.2 Relationship to other Plans
                                          the aging auto-oriented commercial      and Policies
                                          districts. These guidelines, and the    The Guidelines are part of the
                                          associated design review process,       Town’s and County’s planning and
                                          are intended to support the Town’s      development review system that
                                          efforts to improve community design     includes the policies in the Douglas
                                          and encourage reinvestment.             County Master Plan; policies and
                                                                                  strategies found in the Gardnerville
                                          The Guidelines communicate the          Plan for Prosperity; and standards in
                                          community’s qualitative expectations    the County’s development code.
                                          for new commercial and mixed-use
                                          development. The Guidelines are a       Gardnerville Plan for Prosperity
                                          tool used by project sponsors, Town     In 2005, the Town of Gardnerville
                                          Board, County staff, the County         prepared the Plan for Prosperity. The
                                          Planning Commission and Board of        Plan included land use, circulation
                                          Commissioners to support policies in    and community design policies and a
Above:                                    the County Master Plan. The docu-       supporting action plan for vacant and
New investment should contribute to the   ment provides:                          underutilized land along US 395.
preservation, enhancement, and cre-                                               The Plan provides additional flexibil-
ation of livable mixed-use neighbor-
hoods.
                                                                             page 1
            Gardnerville Plan for Prosperity • Design Guidelines




  1


Above and
Right:

(1) Sketch of the
corner of
Gilman and
Heritage Park

(2) Sketch of
commercial
service frontage     2
at Stodick
Parkway

(3) Sketch of
“South Valley
Plaza”–a
mixed-use
neighborhood
with commercial
frontage and
plaza that
serves as
Gardnerville’s
southern entry


                    3


                                  page 2
                                       Introduction

                        The Gardnerville Plan for Prosperity makes recom-
                        mendations for existing non-residential areas along US
                        395. The Plan provides added detail for three impor-
                        tant opportunity sites–Old Town, Stodick Parkway/US
                        395, and the South Gateway.




  1


                           2




KEY

1. Old Town
2. Stodick
   Parkway/US 395
3. South Gateway




                    3


                                          page 3
          Gardnerville Plan for Prosperity • Design Guidelines




ity for property owners and investors     emphasis on pedestrian-friendly
to mix residential and commercial         development. Gardnerville Mixed-
uses. These policies are expressed        Use Overlay Design Guidelines
in a Mixed-use Overlay where new          supercede Douglas County design
standards are intended to be more         guidelines.
flexible and the Guidelines commu-                                                    Below and Right:
nicate the expected quality for new       1.3 Organization of the Guidelines
investment. The goals and policies        The Design Guidelines are organ-            This overhead view of Old Town shows
were integrated into the County           ized into three sections.                   new development around Heritage Park
Master Plan 10-year update.                                                           (1), redevelopment of the ‘S' Curve (2),
                                          Section One Organization                    and infill development along Main
Gardnerville Mixed-use Overlay            The first section is the Introduction. It   Street (3).
The Guidelines convey qualitative         contains a summary of the
criteria for new development in the       Guideline’s purpose and process,            The concept locates parking in the inte-
Gardnerville’s Mixed-use Overlay.         how they are organized, how to use          rior of blocks and places commercial
The Mixed-use Overlay is an area          them, how to look at context, and           storefronts along streets. Residential
identified in the Plan for Prosperity     submittal requirements. The section         development happens above or behind
where mixing of residential and com-      includes overall guidelines for site        commercial storefronts.
mercial uses are encouraged. In this      planning, architecture and signage.
area connections and interface with       The third section provides guidelines
adjacent residential neighborhoods        that pertain to sub-areas with their
is critically important meeting then      own unique character.
Town’s objectives for building a com-
munity that is walkable. The Mixed-       Section Two Organization
use Overlay policy is identified in the   The second section includes princi-
County’s Master Plan.                     ples, design goals and guidelines.
                                          The principles are the most impor-                                   2
County Master Plan                        tant. Every project should be able to
The Douglas County Master Plan is         demonstrate that they meet these.
the “blueprint” for future public and     The design goals are also important,
private investment. It contains urban     but may not apply to every project.                                      3
planning policies for Minden-             The guidelines provide greater detail
Gardnerville that establishes regula-     and apply to specific issues and
tory and implementation criteria for      types of projects based on their
the Towns. The Minden-Gardnerville        scope and context. Not all guidelines
section of the Master Plan has been       necessarily apply to each project.
updated to reflect policies identified                                                                                           3
in Minden’s and Gardnerville’s local      Section Three Organization
visioning and strategic planning          The third section provides primary               Gilman
efforts.                                  principles for six “character areas” or
                                          sub-areas in the Mixed-use Overlay.                   1
                                                                                                                       Main Street




County Development Standards and          These principles come from the
Guidelines                                Gardnerville Plan for Prosperity
The County’s development stan-            Design Policies. Supporting these is
dards provide the quantitative crite-     a list of important urban design con-
ria for projects. These include allow-    cepts and guidelines that reflect the
able uses, height and setback             planning objectives identified by the
requirements, parking standards and       Town for each character area.
                                                                                                                    3
other measurable criteria. The stan-
dards are to be updated to reflect
new Master Plan polices and               1.4 Using the Guidelines


                                     page 4
                                          Introduction




        The Design Guidelines define              use sections 2.1 (overall site plan-
        Gardnerville’s and Douglas County’s       ning guidelines), 2.2 (overall archi-
        expectations for site planning, archi-    tectural design guidelines), 2.3
        tectural design and signage. They do      (overall signage guidelines) and 3.1
        not add steps to the development          (guidelines for Old Town).
        review process but increase the
        amount of discussion about HOW            1.5 Focus on Fitting Projects into
        projects address the design policies      Their Context
        in the County Master Plan. The            The Town expects each project to
        Guidelines are a tool for project         contribute to implementing circula-
        sponsors, the Town and County that        tion, architectural and signage
        frames the design discussion.             objectives for the site and surround-
                                                  ing area. Each project should be
        Who Reviews the Design of                 planned and designed to fit existing
        Projects?                                 and anticipated investment with a
        The Town Board currently reviews          particular focus on the pedestrian
        projects in Gardnerville. The Board       experience. Project sponsors need
        makes a recommendation to the             to consider the following questions.
        County Planning Commission and
        County Commission. The County is          Site connections: How can driveway
        required to implement the Master          and sidewalks design increase the
        Plan design policies, which are the       connectivity     and      accessibility
        basis for the Guidelines. Project         between the commercial and resi-
        sponsors can take advantage of the        dential portions of the project and the
        more flexible development standards       district?
        in the Mixed-use Overlay by demon-
        strating to the Town how they have        Building alignments and orientation:
        applied the Guidelines to their proj-     How can building alignments, orien-
3       ects.                                     tation and transparency contribute to
    1                                             pedestrian connections? What are
        Do the Guidelines Apply to Your           friendly building and landscape set-
        Project?                                  backs along public streets? How are
        If your project falls within the Mixed-   building storefronts, residential yards
        use Overlay, then they apply except       and entries oriented?
        if the project is exempt from develop-
        ment review. Exempt projects              Streetscape and landscape design:
        include interior renovations, single-     What type trees exist along public
        family homes not requiring subdivi-       streets? Is there a landscape plan for
        sion, and minor renovations.              the neighborhood or district? How
                                                  can the landscape plan help to knit
        What Sections Apply?                      the project together and link it to the
        The Guidelines includes Overall           surrounding community?
        Guidelines (Section One) and
        Character     District    Guidelines      Roadway and parking lot design:
        (Section Two). Overall Guidelines         How can parking lots and driveways
        apply to every project in the Mixed-      be designed to increase pedestrian
        use Overlay. The Character District       comfort, safety and connectivity?
        Guidelines provide criteria for differ-   How can trees be used to reduce
        ent neighborhoods in the Mixed-use        heat generated by parking lots?
        Overlay. For example, if your project
        is located in Old Town, you would         Architectural context: What are the


                                             page 5
          Gardnerville Plan for Prosperity • Design Guidelines




strongest architectural features in           its current and future context
the adjacent neighborhoods and
buildings and how can the project         Development Program Summary
complement them?                          • Site plan, size and dimensions
                                          • Existing and proposed square feet
Signage design: How can an overall          and unit count
signage concept contribute to the         • Existing and proposed parking
graphic identity of the project and the   • Multifamily private and any com-
area?                                       mon usable open areas

1.6 Submittal Requirements                Subdivision Design Information
The development review process            (Subdivision only)
already requires basic project infor-     • Subdivision lot layout
mation. The Guidelines require addi-      • Grading plan/contours and site
tional information about the develop-       sections
ment site context. The Town’s design      • Any proposed improvements such
and development review submittal            as landscaping or fences/walls
requirements require the following
exhibits:                                 Design Information
                                          • Typical building elevations
Context Analysis for Design Review        • Typical floor plans and roof plans   The Design Guidelines are part of the
• Board with photos showing site          • Site cross sections                  Gardnerville Plan for Prosperity. They
  and adjacent structures                 • Site landscape plan                  were developed through a community
• Map including adjacent neighbor-        • Fence/wall details                   process.
  hoods, site features (existing          • Color and material board
  buildings, trees, creeks, views,        • Typical street sections              Above Top: Planning Opportunities and
  slopes, etc) and adjacent struc-          Sketches of public elements (as      Options Workshop, April 6, 2005
  tures                                     requested by the Town)
• One page written description of                                                Above Bottom: Preliminary Concepts,
  how the project has responded to                                               May 25, 2005

                                                                                 Left: Preliminary Framework Plan
                                                                                 Review, October 20, 2005




                                     page 6

								
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