HomeMy WebLinkAbout1999 03 08 Other
Date: 03081999
The following Document was distributed during
Public Input by Barry Campbell on 03/08/99 at
the Regular City Commission Meeting.
231 Oak Road
Winter Springs, Florida 32708
March 7, 1999
Mayor and City Commissioners
City of Winter Springs
1126 East State Road 434
Winter Springs, Florida 32708-2799
Dear Mayor and Commissioners:
As a resident of Winter Springs for more than 15 years and as an urban planner for over 25 years, I
would like to commend you for the vision shown in working with staff, consultants, and key
stakeholders to plan a town center for our community. Such a town center can serve as a much
needed focal point for local economic, social, and governmental activities.
Recently I had the opportunity to attend one of your work sessions on the Town Center District Code
and briefly review the draft provisions of the code. This draft code has many fine features. However,
as I understand the draft, not much guidance is provided for the location of a wide variety of allowable
land uses. Before the code is finalized, it is suggested that consideration be given to providing
additional guidance on land use locations. This guidance would not need to eliminate flexibility, but
rather place reasonable limits on the degree of flexibility to reduce the potential for a few poorly located
land uses from damaging the viability of the town center.
For example, in the heart of the town center along the road referred to as "Main Street" the draft code
appears to allow all permitted uses on all floors. Based on the list of permitted uses, this would seem
to permit residential and small institutional, scientific instrument manufacturing, and office uses next to
the sidewalks along the road which is apparently intended to be the economic hub of the town center.
As indicated in the Town Center Master Plan, the first floor areas along these sidewalks would appear
to be much better suited for retail activities. By focusing primarily on retail sales activities along these
sidewalks, the economic vitality should be enhanced and the potential for "dead spots" which
discourage retail customers should be diminished. A focus on retail sales could be achieved by
adopting a special use standard which prohibits most other land uses from being located in the first
floor portions of buildings adjacent to "Main Street", Market Square, and Magnolia Square. Important
civic facilities might be made allowable in these first floor building areas as a special exception.
Additional guidance should also be considered for areas envisioned in the master plan as residential
neighborhoods. The draft code appears to allow all permitted uses, including a wide range of
commercial uses, on all floors in these areas. In order to protect the residential integrity of these areas
and preserve their marketability, perhaps standards could be adopted to require most non-residential
uses to receive special exception approval in these locations. In addition, the uses eligible for special
exception approval in these locations might be limited primarily to various public, semi-public, office,
and convenience commercial activities.
It is hoped that the comments will be useful in the development of a healthy town center for Winter
Springs. Please let me know if I can be of any assistance.
Sincerely, #.~ 'f"?
~{?~7,:tI
Barry ~pbell
City of Winter Springs
TOWN CENTER DISTRICT CODE
TABLE OF CONTENTS
I. INTENT
I. Intent ............................................................... p.l
II. Adm inistration ......................... .... ....... ............. p.2
A. Town Center District Boundary Map... p.2
B. Review Process ........................:............ p.2
C. Special Exceptions ............................... p.3
D. Site Development Agreement Option.. p.3
E. Comprehensive Plan Compliance
Required ............................................... p.3
..I. Definitions ....................................................... p.4
~. Permitted Uses.................................................. p.5
V. General Provisions ............................................ p.7
A. Corner Radii & Clear Zones ................ p.7
B. Alleys .................... ..:....... .............. ........ p.7
C. Exceptions from Build-to-lines ............ p.7
D. Side and Rear Setbacks ........................ p.7
E. First Floor Height for Residential......... p.7
F. Diversity of Building Widths ................ p.7
G. Accessory Structures ............................ p.7
H. Drive-throughs ..................................... p.7
L Civic Sites .............................................. p.7
J. Parking ................................... ................ p.8
K. Single vs. Double Loaded Roads ......... p.9
L. Large Footprint Buildings ..................... p.9
M. Additional Prohibitions ....................... p.9
Squares, Parks, and Street Types .................... p.1 0
A. Hierarchy of Squares, Parks,
and Streets ........................................... p.IO
B. "In Our Generation" Drawing .............. p.IO
C. Squares, Parks, and Streets Map .......... p.ll
Squares and Parks ........................ p.12
Street Types .................................. p.17
VI.
.1.
Building Elements ....................................... p.25
VIII. Architectural Guidelines ............................. p.28
The City of Winter Springs seeks to create a town center based
upon traditional standards for city building. In February, 1998
the City of Winter Springs created a plan for the town center
through a design session involving the community and a team of
design professionals. This Code is based on that plan.
Traditional urban design conventions have been applied to
create a pallette of squares, parks, and street types that form the
framework for the town center. These conventions are derived
from a number of sources in planning literature. Where
approvals, interpretations and judgements are left to the
discretion of City officials, these officials shall use the following
texts for guidance as to best practices:
Civic Art, by Hegemann and Peets;
Great Streets, by Allan B. Jacobs;
The New Urbanism: Toward an Architecture ofCommunuty, by
Peter Katz;
AlA Graphic Standards, 9th Edition;
The Lexicon of the New Urbanism, by Duany et aI, Congress for
the New Urbanism;
Shared Parking, by Barton-Aschman Associates, The Urban
Land Institute .
This document repeals the Town Center Overlay Zoning District
Regulations of September 8, 1997 (Ordinance #676). Should
any conflict arise between the provisions of this Code and other
local land development regulations for the City of Winter
Springs, the provisions of this Code shall apply. To the extent
that this code is silent where other codes govem, they shall apply.
A. How To Use This Code:
1. Determine whether your use is permitted in the Town
Center.
2. Review the General Provisions which apply throughout
the district.
3. Determine which Street Type your lot fronts. (If you
have a corner lot, you must determine the primary space or
street based on the hierarchy on page 10.)
4. Next, review section VI. for provisions about the Street
Type, Square, or Park that corresponds to the lot.
5. Finally, review the Building Elements and Architectural
Guidelines which contain specific rules for buildings.
Town Center District Code
March J. 1999
Page 1
II. Administration
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Interpretation of the standards in this code shall be the
responsibility of the City's Development Review
Committee (ORe). The "In Our Generation" Illustrative
Buildout Drawing on p.1 0 in this Code and on p.6 in the
adopted masterplan shall serve as guidance to the
Development Review Committee with regard to the
City's intent for land development in the town center.
The images contained in this code are meant to
demonstrate the character intended for the Town Center,
but are for illustrative purposes only. The accompanying
text and numbers are rules that govern permitted
development.
B. Review Process
Applications are subject to review by the Development
Review Committee. The Committee shall have authority
within reason for approving all aspects of site planning
and exterior architecture, including aesthetic
appropriateness, environmental implications, traffic
impacts, and any other site-specific matters not
.Iineated herein.
ptional Preliminary Review: Applicants may, at their
option, submit designs in schematic or sketch form to
the Development Review Committee for preliminary
approval, subject to further review.
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Applicants shall submit the following items to the Land
Development Division of the Department of Community
Development for review:
I. A current Site Survey, no more than I year old.
2. A current Tree Survey,.no more than 1 year old.
3. A Site Plan, drawn to scale, which shall indicate:
a. Building locations and orientations, and
landscape areas;
b. Parking locations and number of spaces;
c. Paved surfaces, materials and location(s);
d. Site location diagram & legal description.
e. Signage
4. Building Elevations illustrating all sides of structures
facing public streets or spaces.
5. A parking analysis justifying the proposed parking
solution (such as Shared Parking, by Barton Aschman
Associates, The Urban Land Institute).
6. Other reasonable supporting documents to indicate
intentions and/or any other items reasonably required by
the Development Review Committee. Man:h.1.1999
Town Center District Code Page 2
Procedure for Special Exceptions:
1. Approval may be granted only after a minimum of
. two discretionary reviews. The first review shall be
before the Development Review Committee, at
which time the Development Review Committee
shall review the project and provide to the City
Commission an advisory recommendation regarding
approval, approval with conditions, or disapproval.
The second review shall be a public hearing held
before the City Commission and shall be held no
sooner than seven calendar days following the
Development Review Committee hearing.
2. Requests for special exceptions under this ordinance
shall include each exhibit required in the
Administration Review Process per section II, part
B of this code. In addition, the City Commission
may within reason require additional exhibits and
may defer approval of the special exception
application or schedule an additional public hearing
or hearings to review those exhibits.
3. Special exceptions shall not be unreasonably
withheld, but the City Commission shall have
authority to require that the applicant satisfy any
additional conditions it deems necessary to fulfill
goals of the master plan, including reasonable offsite
improvements directly related and proportionate to
the specific impact of the request, or further
. review(s) and approval by the Development Review
Committee.
4. The City Commission may grant the approval of an
application for special exceptions from the code in
whole or in part upon a majority vote of its members.
Town Center District Code
C. Special Exceptions:
ee City Commission may by special exception waive
. ct compliance with provisions of this code. In granting
a special exception, the city commission must find by
substantial competent evidence that:
1. The proposed development contributes to, promotes and
encourages the improvement of the Winter Springs
Town Center and catalyzes other development as
envisioned in the Winter Springs Town Center
regulations.
2. The proposed development will not have an unfavorable
effect on the economy of the Winter Springs Town
Center.
3. The proposed development abides by all rules in this
code other than those specially excepted. Special
limitations apply to large footprint buildings (greater
than 20,000 square feet); see section V (H) for these
limitations (page 9).
4. The proposed development meets any reasonable
additional conditions, restrictions or limitations
deemed necessary by the City Commission in order
to preserve and promote the intent of the Winter
Springs Town Center Master Plan.
D. Site Development Agreement Option:
The City may enter into a Site Development Agreement
with the user or developer of a property, relating to
development of a particular parcel or tract of land, and
such an agreement may address such issues as impact fee
credits; a specialized or negotiated concept of design or
site plan development authorized or sanctioned by this
ordinance; infrastructure service credits or public-private
participation in funding, design or construction; or other
incentives based upon strict compliance with
requirements of this ordinance. The Agreement will be
mutually acceptable to all parties. Considerations for the
City in deciding whether to participate in such an
agreement will include compliance with the objectives
and design criteria specified in this ordinance;
demonstration of a cost benefit to City and developer;
consideration of development amenities provided by the
developer. Such a Site Development Agreement shall be
adopted and be in conformance with the requirements of
Sections 163.3220 through 163.4243, Florida Statutes, as
!o effect, duration, public hearing requirements and other
Issues.
E. Comprehensive Plan Compliance
Required:
All development of property subject to the Town Center
zoning designation and these regulations shall be subject
to the Comprehensive Plan of the City of Winter
Springs, Florida, and all approvals and land development
permits shall be in compliance with the Comprehensive
Plan. An amendment to the comprehensive plan has
been proposed and is currently being processed by the
City. This amendment is proposed to increase densities
for the area affected by these Town Center regulations;
however, until this amendment to the comprehensive
plan is approved and adopted in accordance with state
aw, the City cannot lawfully assure any owner or user of
any affected property densities and land uses not
currently allowed or permitted by the City's
Comprehensive Plan.
Marth 3. 1999
Page 3
III. Definitions
.
Accessory Structure: a building or structure
subordinate to the principal building and used for
purposes customarily incidental to the main or
principal building and located on the same lot or set
of attached lots therewith.
Alley: a publicly or privately owned secondary way
which affords access to the side or rear of abutting
property.
Appurtenances: architectural features not used for
human occupancy consisting of: spires, belfries,
cupolas or donners; silos; parapet walls, and
cornices without windows; chimneys, ventilators,
skylights, and antennas.
Awning: an architectural projection roofed with
flexible material supported entirely from the exterior
wall of a building.
Balcony: a porch connected to a building on upper
stories supported by either a cantilever or brackets.
.
Block: an increment ofland composed of an
aggregate oflots, tracts and alleys circumscribed by
thoroughfares.
Build- To-Line: a line parallel to the property line,
along which a building shall be built. Exact location
of build- to-lines shall be established by the DRC at
the time of application.
Building Frontage: the vertical side of a building
which faces the primary space or street and is built
to the Build-to-line.
Building Volume: the space displaced by the
exterior walls and roof of a building; a product of
building width, depth, and height. It is the intent of
this Code to regulate Building Volume in order to
shape public spaces that are human-scaled, well-
ordered, and which maximize the shared real estate
amenity.
.
Building. Width: the distance from one side of a
building frontage to the other. In conditions where
buildings are attached, building width is the
distinction between buildings which shall be
expressed via a change in architectural expression,
such as a vertical element running from ground to
roof; a change in fenestration or style, color or
texture, or a break in facade plane or roof line.
These changes may be subtle or significant, but it is
the intent to avoid homogenous blocks of
excessively long buildings.
Colonnade or Arcade: a covered, open-air walkway
at standard sidewalk level attached to or integral
with the building frontage; structure overhead is
supported architecturally by columns or arches
along the sidewalk.
Dwelling Area: the total internal useable space on
all floors of a structure, not including porches,
balconies, terraces, stoops, patios, or garages.
Front Porch: a roofed area, attached at the ground
floor level or first floor level, and to the front of a
building, open except for railings, and support
columns.
Garden Wall: a freestanding wall along the property
line dividing private areas from streets, alleys, and
or adjacent lots.
Height: the vertical distance from the lowest point
on the tallest side of the structure to the top of the
parapet, cornice or eave.
Liner Building: a building built in front of a parking
garage, cinema, supennarket etc., to conceal large
expanses of blank wall area and to face the street
space with a facade that has doors and windows
opening onto the sidewalk (see diagram pp.8 and 9).
Parking garages and their liners may be built at
different times.
Lot: a single building plot; the smallest legal
increment of land which may be bought and sold.
Lot Frontage: the property line adjacent to the
frontage street.
Marquee: a pennanently roofed architectural
projection the sides of which are vertical and are
intended for the display of signs; which provides
protection against the weather for the pedestrian;
and which is supported entirely from an exterior
wall of a building.
Primary Space or Street: the space or street that a
building fronts. At squares and street intersections
the space or street highest in the hierarchy is the
primary street.
Stoop: a small platfonn and / or entrance stairway at
a house door, commonly covered by a secondary
roof or awning.
Storefront: building frontage for the ground floor
usually associated with retail uses. .
Structured Parking: layers of parking stacked
vertically.
Town Center District Code
Mao:b 3. 1999
Page 4
I~ Permitted Uses
.
Administrative public buildings
Advertising agencies
Alcoholic beverage sales (package)
Alcoholic beverage on-premesis consumption
Alterations and tailoring
Amusement enterprises, private commercial
Antique and gift shop
Appliances, sales and service
Artists' studios
Automotive accessories sales
Bakery, wholesale and retail
Bathroom accessories
Bed and breakfast inn
Bicycles, sales and service
Bookstores, stationery, newsstands
Bookkeepers
Butcher shop, retail only
Carpets, rugs and linoleum
Churches (with or without educational and
recreational buildings and facilities)
Cleaners
Coin dealers
Computers, hardware, and software sales and
servIce
Confectionery and ice cream stores
Convention center
Comer store or neighborhood convenience store
without gas pumps
Dance and music studios
Day nurseries, kindergartens and day care
Drug and sundry stores
Employment agencies
Financial institutions, banks, savings and loan
Florist and gift shops
Furniture, retail, new and used
Government service facilities
Grocers, retail and wholesale
Gun shop
Hardware stores
Health food
Hobby and craft shops
Home occupations
Hospitals and nursing homes
Hotel
Hypnotists
Inn
Insurance
Interior decorating and draperies
Jewelry stores
Libraries
Loan companies
.
.
Locksmiths
Luggage shops
Manufacturing and assembly of scientific and
optical precision instruments
Markets and stores, small
(Not exceeding 20,000 square feet)
Medical clinics and laboratories
Municipal Buildings
Nurseries, plants, trees, etc., Retail and
wholesale
Nursing Homes
Offices
Outdoor signs sales offices
Paint store
Parking garages
Parks and public recreation areas and facilities
Pet shops and grooming
Photographic studios
Physical fitness and health clubs
Post office
Private clubs and lodges
Public restrooms
Public utilities and service structures
Quick printers
Radio and TV broadcasting studios, excluding
towers
Radio and TV sales and service
Rental stores
Retirement homes, including independent living
through assisted living
Residential, single family (attached and
detached)
Residential, multifamily
Restaurant
Schools, service and vocational schools (such as
cosmetology, medical and dental assistant's
training)
Shoe repair shops
Sidewalk cafes
Snack shops
Sporting goods, retail
Tailoring shops
Taxidermists
Telephone business office and exchanges
Theaters, not drive-ins
Title companies
Tobacco shops
Toy stores
Trail heads
Travel agencies
Wearing apparel stores
Town Center District Code
Marcb3.1999
Page 5
.
.
.
Any other retail store or business enterprise not
listed that in the judgement of the
Development Review Committee is consistent
with those included above, and further, that
will be in harmony with the spirit of the
Winter Springs Town Center Master Plan.
Uses Permitted
by Special Exception Only
Automobile repair shops (routine service)
Bowling alleys
Bus terminal
Car wash
Comer store or neighborhood convenience store
with gas pumps
Equestrian facilities
Gas stations
Launderettes and laundromats
Printers, commercial
Schools, private and parochial
Skating rinks
Stadiums and arenas
Swimming pools; sales service and supplies
Veterinary clinics (no overnight boarding)
Town Center District Code
March 3.1999
Page 6
v: General Provisions
.
The following general provisions apply to all
Street Types.
A. Corner Radii & Clear Zones:
Corner curb radii shall be between 9 feet and 15
feet. Fairly tight turning radii shorten pedestrian
crossings and inhibit reckless drivers from turning
comers at high speeds. To allow for emergency
vehicles (e.g. fire trucks) to turn corners, a 25 foot
radius Clear Zone shall be established free of all
vertical obstructions including but not limited
telephone poles, sign poles, fire hydrants,
electrical boxes, or newspaper boxes.
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B. Alleys:
Alleys are required in the town center to minimize
curb cuts and to provide access to parking and
service areas behind buildings. Alley
requirements may be waived by the DRC for
access to detached single family residential lots
greater than 55' in width in situations in which
proper streetfront orientation, pedestrian
circulation, and parking can still be accomplished.
Alley locations and dimensions are not fixed but
shall be designed to accommodate the alley's
purpose. Additional curb cuts shall be added only
with the permission of the Development Review
C. Exceptions from Build-to Lines:
Exceptions from Build-to Lines may be granted
by the Development Review Committee for
avoiding trees with calipers greater than 8 inches.
On corner sites (within 50 feet of the corner) with
Build-to Lines set back from the property line,
building frontage may be positioned fOIWard of
the Build-to Line up to the Property Line,
provided it does not encroach upon the Clear
Zone.
.
D. Side and Rear Setbacks:
No side or rear setbacks are required in the town
center.
E. First Floor Height for Residential:
Residential uses on the first story shall have
finished floor height raised a minimum of 2 feet
above sidewalk grade.
F. Diversity of Building Widths:
No more than three residential buildings 20 feet or
less in width are permitted within any two
hundred feet of frontage.
G. Accessory Structures:
Accessory Structures are permitted and may
contain parking, accessory dwelling units, home
occupation uses, storage space, and trash
receptacles. Home occupation uses are restricted
to owner plus one employee, shall not include
noxious or disruptive functions, and may not
disrupt parking for neighboring residents.
Accessory structures shall not be greater than 625
square feet in footprint and shall not exceed 2
stories in height.
H. Drive-throughs:
Drive-through service windows are permitted in
the rear in mid-block and alley accessed
locations provided they do not substantially
disrupt pedestrian activity or surrounding uses.
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Example
Drive-through
service area
I. Civic Sites:
Civic buildings contain uses of special public
importance. Civic buildings include, but are not
limited to, municipal buildings, churches,
libraries, schools, day care centers, recreation
facilities, and places of assembly. Civic buildings
do not include retail buildings, residential
buildings, or privately owned office buildings. In
order to provide greater flexibility to create a
special architectural statement, civic buildings are
not subject to Build-to Line requirements. or
Building Frontage requirements. The design of
civic buildings shall be subject to review and
approval by the Development Review
Committee.
Town Center District Code
Mucll3.1999
Page 7
.
J. Parking:
1. Parking Requirements
The intent of these parking regulations is to
encourage a balance between compact pedestrian
oriented development and necessary car storage.
The goal is to construct neither more nor less
parking than is needed.
There shall be no minimum parking requirement
in the Town Center. The applicant shall provide a
parking analysis justifying the proposed parking
solution.
Minimum parking space dimensions for head-in
or diagonal parking shall be 9'xI8' with 11 foot
drive lanes (22' for 2 way traffic) and parallel
parking spaces shall be 8'x20' minimum with 10
foot drive lanes (20' for 2 way traffic).
Parking shall be provided as necessary to meet the
requirements of the Americans with Disabilities
Act and Florida Accessibility Code.
2. On-Street Parking
The selection of diagonal or parallel parking
along any section of road shall be determined in
consultation with DRC. In the event that DRC
approves diagonal instead of parallel parking,
dimensions should be adjusted on pages. 12-24.
.
3. Off-Street Surface Parking Lot Placement
Off-street surface parking lots shall be set back a
minimum of 50 feet from the property line along
the Main Street. DRC shall have discretion to
make this requirement applicable elsewhere on
prominent frontages, such as along key pedestrian
connections, within significant vistas and within
important public spaces. Outbuildings serving as
garages facing alleys shall be permitted within
this setback. Surface parking lots may be built up
to the property line on all other street frontages.
.
Primary Frontage
4. Structured Parking Lot Placement
Parking structures shall be set back a minimum of
50 feet from the property lines of all adjacent
streets to reserve room for liner buildings between
parking structures and the lot frontage. The liner
building shall be no less than two stories in height.
Liner buildings may be detached from or attached
to parking structures.
5. Access to Off-Street Parking
Alleys shall be the primary source of access to off-
street parking. Parking along alleys may be head-
in, diagonal or parallel.
Alleys may be incorporated into parking lots as
standard drive aisles. Access to all properties
adjacent to the alley shall be maintained. Access
between parking lots across property lines is also
encouraged.
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Frontage Street
Corner lots that have both rear and side access
shall access parking through the rear (see diagram
below).
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Frontage Street
Circular drives are prohibited except for civic
buildings.
Garage door(s) shall be positioned no closer to
streets, squares or parks than 20 feet behind the
principal plane of the building frontage. Garage
doors facing streets, squares or parks shall not
exceed 10 feet in width. Where space permits,
garage doors shall face the side or the rear, not the
front.
Town Center District Code
Marc.h 3.1999
Page 8
.
6. Parking Lot Landscaping Requirements:
Landscape strips of at least six feet in width shall
be provided between parking isles of either head-
in or diagonal parking. Tree spacing in parking
lots shall be determined by the City Arborist
based upon tree species and location. The
objective is to create as continuous a shade
canopy as possible. A diversity of tree species
across the Town Center is encouraged. To
minimize water consumption, the use of low-
water vegetative ground cover other than turf is
encouraged.
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In lieu of landscape strips, landscape islands can
be provided. No more than 6 consecutive parking
stalls are permitted without a landscape island of
at least 6 feet in width and extending the entire
length of the parking stall. A minimum of one tree
shall be planted in each landscape island.
.
K. Single vs. DOD ble Loaded Roads: .
Segments of single loaded Edge Drive are
designated for portions of the masterplan in order
to provide public access' to significant natural
areas and to enhance these significant natural
areas by facing them with the fronts of buildings.
Single loaded Edge Drive may, by special
exception, be replaced with a double loaded
alternative. Double loaded roads may be
appropriate in locations such as: where there is no
significant natural view, in circumstances where
no significant negative visual impact will be
created by having the developed properties back
up to the natural area or park space, or in other
locations where it is deemed to be in the balanced
public- private interest to incorporate double
loaded roads for the economical use of the
property .
L. Large Footprint Buildings:
a. Buildings may be one story in height on any
frontage except Main Street and Market
Square, but shall be at least 24 feet in height.
This may be accomplished with liner buildings
or higher ceiling heights and/ or parapets.
b. To encourage use by pedestrians and decrease
the need for solely auto-oriented patronage,
Large-Footprint Buildings must reinforce the
urban character of the Town Center and shall
therefore continue a connected system of
walkable street frontages.
c. Buildings are exempt from maximum lot size
restrictions, however building footprints may
not be larger than a single block.
d. Loading docks, service areas and trash
disposal facilities shall not face streets, parks,
squares or significant pedestrian spaces.
Large footprint building has blank facades and
sits behind a field of parking.
M. Additional Prohibitions:
.
Buildings with a footprint greater than 20,000
square feet may be built within the Town Center
District by special exception only. Such buildings
must abide by all rules in this code with the
following special limitations:
The following are prohibited where visible from
parks, squares and primary streets
* Coin operated newspaper vending boxes
* Utility boxes and machinery including but not
limited to: backflow devices, electric meters
and air conditioning units.
Town Center District Code
March 3. 1999
Page 9
VI. SQUARES, PARKS, AND, STREET TYPES:
Particular details of the Illustrative Buildout Drawing
and other sketches, illustrations, drawings and
diagrams contained herein are subject to change, at
the request of the affected property owner, with
approval by the Development Review Committee
and, if required below, with the approval of the City
Commission.. Such details may include the location
dimensions, quantity, configuration and design of the
following components of the Winter Springs Town
Center:
Development under this code is regulated by
street type. The squares, parks, and streets a,re
related to each other in a hierarchical manner.
When these spaces intersect, the primary space is
determined by its higher order in the hierarchy.
The front of a building and its main entrance must
face the primary space.
A. Hierarchy of Squares, Parks, and Streets:
. Squares and Parks
. Main Street
. SR434FrontageRoad
. Urban Boulevard
. Town Center Street
. Edge Drive
. Neighborhood Street
. Cross Seminole Trail Street
. NeighborhoodLane
.
j[
l)J)'!::
;CS
---
if
~o
~~
-",
'-'
Alleys are covered under General Provisions, as
they are never fronted by main structures.
On the following pages, diagrammatic examples
are used to illustrate example building locations,
configurations, and dimensions. The
accompanying numbers and text are rules; the
graphics are illustrative only.
.
.
With awroval by DRC and Bnal approval by Oty
Canmisskn:
1. Streets, roads and alleys (induding any boulevard,
drive or lane) and the framework of blocks they form,
except for the current alignment of State Road 434,
Tuskawilla Road and other existing streets.
2. Squares, parks, and public spaces induding the
wetland park, relocated portions of the Cross
Seminole Trail with trailhead(s) and/or/ bridge, but
not including the existing Central Winds Park. It is
the intent that squares, parks and open spaces should
remain open and unbuilt (except for civic buildings).
Withapproval byDRC
3. Buildings and structures, whether residential or
commercial or civic, including parking lots and
structures, and the neighborhoods they form, except
for the existing Winter Springs High School, City Hall
and U.S. Post Office.
4. Stormwater retention areas and any wetlands
jurisdictional lines.
B. "In Our Generation" Illustrative Buildout Drawin :
.......1.
. -I ClI.a(J~ II
Qu It: ..d:r{li (l o-<~lJ
"1iO',I;;U :.\.~ ~'~" "
r.;} t~ ~\o '9a'f ~h' .
~i~ ~t t~' ., i'1~
o':e %\.0' '. .
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". \ "~ .. \Q 1l1l'.''P.
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'<~ G .t.o-~ c:JtJn~ ~ \
. In c r~
I~
~tI \,
"-.r~_
comer building meets . 1>' ,; '. \)
.Main...SJRm requirements ~
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,~
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Town Center Street
~r
wINTER SPRINGs toWN CENTER.
Oty of W1nl<l'SJ>rlnj;o. PIorIda .
I
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Town Center District Code
March J. 1999
Page to
c. Squares, Parks and Streets Map
; ~:.~~t~:~:~~;~~i~.:~::;~; ~:i~~:~':
'~i;~;\ This drawing will be amended to reflect
~~:,~ approved developments and refinements due
..> to additional information. Such updates shall
be agreed upon by both the ORC and affected
property owners and are subject to final
approval by the City Commission after
appropriate review by staff.
Town Center District Code
Page 11
1. Market Square
.s square is the window into Main
eet. The eastern street has two way
travel with diagonal parking on the
building side. The western street is one
way with parallel parking on the building
side. Trees are optional in the right-of-
way.
A. Building Placement:
Build-to-line location: 0 ft. From
(Typical) R.O.W.line
Space Between
Buildings:
10 ft. maximum
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
Bldg. Depth: 125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
c. Notes:
1. Appurtenances may extend beyond the height limit.
2. Building fronts are required to provide shelter to the sidewalk by means
of at least one of the following: arcade, colonnade, marquee, awning, or
2nd floor balcony.
3. All permitted uses are allowed on all floors.
4. Specific design of tree planting and landscaping layouts in and along
this space shall be subject to DRC approval.
5. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
.
Pl
This illustration depicts the character intended for
Market Square.
Focal fountain terminates the mixed-use main street.
vanes
18'
Diagonal Parki ng
Pl
Mnr<h 3. 1999
Page 12
Town Center District Design Code
2. Magnolia Square
eagnOlia Square is the formal gathering
ace in the town center. A focal fountain
terminates the main streets into the
square. Angled parking on the north and
south sides of the square supports retail
uses.
A. Building Placement:
Build-to-line location: 0 ft. From
(Typical) R.O.W.line
Space Between
Buildings:
10 ft. maximum
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
Bldg. Depth: 125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
5S ft. Maximum
C. Notes:
1. Appurtenances may extend beyond the height limit.
2. Building fronts are required to provide shelter to the sidewalk by means
of at least one of the following: arcade, colonnade, marquee, awning, or
2nd floor balcony.
3. All permitted uses are allowed on all floors.
4. Specific design of tree planting and landscaping layouts in and along
this space shall be subject to DRC approval.
5. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
A focal fountain terminates
streets intersecting the square.
18'
Diagonal Parking
PL
Town Center District Design Code
This illustration depicts the character intended
for Magnolia Square.
PL
March 3. 1999
Page 13
Bldg. Depth:
3. Hickory Grove Park
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
.ckory Grove Park is the "central park"
the town center and is named for the
large stand of. mature hickory trees it
contains. The Blumberg house is to be
converted to a civic use and two
additional civic sites are located in the
southeast and southwest corners.
A. Building Placement:
Build-to-line location: 0 to 10ft. from
(Typical) R.O.W.1ine
Space Between
Buildings:
35 ft. maximum
Civic Site
.
125 ft. maximum
Bldg. Height:
2 stories minimum
4 stories maximum
55 ft. Maximum
c. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Specific design of tree planting and landscaping layouts in and along
this space shall be subject to DRe approval.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
Blumberg House converted
to a Civic Site
Civic Site
Pl
Pl
· In the event DRe approves diagonal parking instead of parallel parking, this dimension shall be shall be 18'
Town Center District Design Code
Ma.rch3.1999
Page 14
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
4. SE Neighborhood Square
.is small neighborhood square is
cated at a junction in the Cross
Seminole Trail,. and is an opportunity for
a trailhead location.
A. Building Placement:
Build-to-line location: 0 to 10ft. from
(Typical) R.O.W.line
Space Between
Buildings:
35 ft. maximum
Bldg. Depth:
125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
c. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Specific design of tree planting and landscaping layouts in and along
this space shall be subject to DRC approval.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
.
PL
Civic Site
PL
· In the event DRe approves diagonal parking instead of parallel parking, this dimension shall be shall be 18'
Town Center District Design Code
March 3. 1999
Page 15
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
5. Orange Avenue Park
.s park marks the northern entrance
to the town center district. It provides a
public gathering space as well as needed
stormwater retention for the Orange
Avenue neighborhood.
A. Building Placement:
Build-to-line location: 0 to 10ft. from
(Typical) R.O.W.line
Space Between
Buildings:
50 ft. maximum
10 ft. minimum
Bldg. Depth: 125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
c. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Specific design of tree planting and landscaping layouts in and along
this space shall be subject to ORe approval.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
.
.
PL
· In the event ORe approves diagonal parking instead of pamllel parking, this dimension shall be shall be 18'
Town Center District Design Code
March 3. 1999
Page 16
6. Main Street
Main Street is the most important street in
. town center. It is lined with mixed-
e shop front buildings that are
positioned at the front of each lot. It
features angled parking or parallel
parking and wide sidewalks. Trees in the
right-of-way are optional. The southern
portion between Market Square and
Magnolia Square is of primary
importance for implementation, but it is
understood that over time Main Street
may grow into the area of Tuskawilla
Road north of Magnolia Square.
A. Building Placement:
(BTuilq-to-line location: 0 ft. from
yplCal) RO.W.line
Space Between
B1dgs.:
10 ft. maximum
.
I
12'
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
Bldg. Depth: 125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
C. Notes:
1. Appurtenances may extend beyond the height limit.
2. Building fronts are required to provide shelter to the sidewalk by means
of at least one of the following: arcade, colonnade, marquee, awning, or
2nd floor bakony.
3. All permitted uses are allowed on all floors.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
V Build-to Line
I
I
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I
colonnade
18'
11' I 11'
82' R.O.W.
12'
18'
PL
PL
.
. ~,
, ,~! - - -
Town Center District Code
Mar1:b 3. 1999
Page 17
7. SR 434 Frontage Road
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
~iS frontage road completes the
nsformation of SR 434 into a
oulevard and allows local traffic to
circulate within the town center without
necessarily using the regional road
system. It also provides extra parking in
front of buildings facing SR 434. The
Frontage Road may be waived by the
DRC under certain conditions. These
may include, but are not limited to:
facilitation of traffic movement within
the Town Center without using S.R. 434,
on-street parking along S.R. 434, and
reasonably unimpaired pedestrian
movement.
A. Building Placement:
Build-to-line location: 0 ft. from
(Typical) RO.W.line
Space Between
Buildings:
35 ft.
maximum
Bldg. Depth:
125 ft. maximum
Bldg. Height:
2 stories minimum
4 stories maximum
55 ft. Maximum
c. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Tree spacing shall be optimized for the species used, in consultation
with the City Arborist.
4. Trees on building side of street are optional.
5. Diagonal parking is permitted in lieu of parallel parking.
6. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
This tree is optional
V Build-to Line
I
.
.
T'<
I
l:l
i
I.
PL
1
· In the event ORe approves diagonal parking instead
of parallel parking, this dimension shall be shall be 18'
Town Center District Code
Mardl3,1999
Page 18
8. Urban Boulevard
ee Urban Boulevards are special streets
th wide medians down the center
usually containing a trail. This extra
pedestrian element makes this street type
an elegant multi-use connection between
special areas within the town center.
A. Building Placement:
Build-to-line location: 0 ft. from
(Typical) R.O.W. line
Space Between
Buildings:
40ft.
maximum
.
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
Bldg. Depth: 125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
C. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Tree spacing shall be optimized for the species used, in consultation
with the City Arborist.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
V Build-to Line
I
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I
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PL
varies'
varies'
lIT I~l w ~
PL
.
1
.1
· In the event DRC approves diagonal parking instead
of parallel parking, this dimension shall be shall be 18'
Town Center District Code
Marcb 3. 1999
Page 19
9. Town Center Street
ewn Center Streets form the primary
twork of streets within the Town
Center. Parallel parking on both sides of
the street combined with wide sidewalks
creates a safe inviting place for both
pedestrians and motorists. 12' wide
sidewalks with tree wells are preferred,
but 6' sidewalks with 6' green strips are
a1s~ acceptable.
A. Building Placement:
Build-to-line location: 0 ft. from
(Typical) R.O.W. line
Space Between
Buildings:
35ft.
maximum
.
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
Bldg. Depth: 125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
ss ft. Maximum
C. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Tree spacing shall be optimized for the species used, in consultation
with the City Arborist.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
V Build-to Line
I
I
I
I
~ 10' I 10'
6a R.o.W.
PL
~~
PL
... . .,..
Jllt
.
· In the event DRC approves diagonal parking instead
of parallel parking, this dimension shall be shall be 18'
Town Center District Code
Man:h 3.1999
Page 20
10. Edge Drive
ee Edge Drive provides public access
ng the natural boundaries of the town
center. Occasionally running parallel to
the Cross Seminole Trail, this street has
the fronts of its buildings positioned to
face the trail and scenic open spaces.
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
Bldg. Depth: 125 ft. maximum
A. Building Placement:
Build-to-line location: 10 ft. from
(Typical) R.O.W. line
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
Space Between
Buildings:
50 ft.
c. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Tree spacing shall be optimized for the species used, in consultation
with the City Arborist.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
maximum
.
V Build-to Line
I
I
I
I
I
I
I
I
]
lalla~
4a R.'o.W. (min.)' ~
PL
.
,.
!.l
.(.:
. In the event DRC approves diagonal parking instead
of parallel parking, this dimension shall be shall be 18'
Town Center District Code
March 3.1999
Page 21
11. Neighborhood Street
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
.e Neighborhood Street is a quieter,
re intimate street. Build-to lines are
set back and a green strip is incorporated.
If needed the setback area can be paved to
provide a wider sidewalk for intense uses
thus eliminating the dooryard.
Bldg. Depth:
125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
C. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Trees shall be planted a maximum of 40 ft. on center.
3. Tree spacing shall be optimized for the species used, in consultation
with the City Arborist.
4. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
A. Building Placement:
Build-to-line location: 10 ft. from
(Typical) R.O.W. line
Space Between
Buildings:
50 ft.
maximum
.
V Build-to Line
I
I
I
I
I
I
I
I
_I 10' I~ 10' I 10' ~I 10'
~ 60'R,O,W. ~
~ ~
~
1 r
.
· In the event DRC approves diagonal parking instead
of parallel parking, this dimension shall be shall be 18'
Town Center District Code
March J. 1999
Page 22
12. Cross Seminole Trail Street
B. Building Volume:
Bldg. Width: 16 ft. minimum
160 ft. maximum
. the Cross Seminole Trail moves
rough the town center it must
occasionally run alongside streets.
Buildings are turned to face it, creating a
safer, friendlier pedestrian environment.
A. Building Placement:
Build-to-line location: 0 to 10ft. from
(Typical) R.O.W.line
Space Between
Buildings:
.
.
50 ft.
maximum
I 10' j
PL
Bldg. Depth:
125 ft. maximum
Bldg. Height: 2 stories minimum
4 stories maximum
55 ft. Maximum
c. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Tree spacing shall be optimized for the species used, in consultation
with the City Arborist.
4. The typical cross section of the Urban Boulevard may be substituted for
the Cross Seminole Trail Street.
5. The alignment of floor-to-floor heights of abutting buildings is
~couraged to allow for shared use of elevators.
30'
V Build-to Line
I
I
I
I
11CY ~
PL
: "
l,J
.-..,:
:...
. In the event DRC approves diagonal parking instead
ofparallel parking, this dimension shall be shall be 18'
Town Center District Code
Marcb ). 1999
Page 23
13 . Neighborhood Lane
ee Neighborhood Lane is a "give way" B. Building Volume:
eet. This means it is designed with Bldg. Width: 16 ft. minimum
traffic calming in mind. With parking on 160 ft. maximum
both sides, cars must 'give way' to on-
coming cars. This street section is used
primarily in residential areas or
secondary streets.
Bldg. Depth:
125 ft. maximum
Bldg. Height:
2 stories minimum
4 stories maximum
55 ft. Maximum
A. Building Placement:
Build-to-line location: 10 ft. from
(Typical) R.O.W. line
Space Between
Buildings:
50 ft.
C. Notes:
1. Appurtenances may extend beyond the height limit.
2. All permitted uses are allowed on all floors.
3. Tree spacing shall be optimized for the species used, in consultation
with the City Arborist.
4. Parallel parking permitted on both sides of the street.
5. The alignment of floor-to-floor heights of abutting buildings is
encouraged to allow for shared use of elevators.
maximum
.
V Build-to Line
I
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26'
50' R.O,W.
~10'
PI.
1-
.
. .
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.. .'E
.. . i ....
.. ~
. .... a.,'.
Town Center District Code
Mardl 3. 1999
Page 24
VII. Building Elements
.
A. Awnings & Marquees:
Depth =
Height =
Length =
5 ft minimum.
10ft minimum clear.
25% to 100% of Building Front.
.
The above requirements apply to first-floor
awnings. There are no minimum requirements
for awnings above the first floor.
Marquees and Awnings shall occur forward of the
Build-to Line and may encroach within the right-
of-way, but shall not extend past the curb line.
Awnings shall be made of fabric. High-gloss or
plasticized fabrics are prohibited.
.
B. Balconies:
Depth = 6 ft minimum for 2nd floor balconies.
Height = lOftminimumclear.
Length = 25% to 100% of Building Front.
Balconies shall occur forward of the Build-to Line
and may encroach within the right-of-way, but
shall not extend past the curb line.
Balconies may have roofs, but are required to be
open, un-airconditioned parts of the buildings.
On corners, balconies may wrap around the side
of the building facing the side street.
Town Center District Code
March J. 1999
Page 25
C. Colonnades / Arcades:
.
.
Depth = lOft minimum from the build-to line
to the inside column face.
Height = 10 ft minimum clear.
Length = 75-100% of Building Front.
Open multi-story' verandas, awnings, balconies,
and enclosed useable space shall be permitted
above the colonnade.
Colonnades shall only be constructed where the
minimum depth can be obtained. Colonnades
shall occur forward of the Build-to Line and may
encroach within the right-of-way, but shall not
extend past the curb line.
On corners, colonnades may wrap around the side
of the building facing the side street.
.
D. Front Porches:
Depth =
Length =
8 ft minimum.
25% to 90% of Building Front.
Front Porches may have multi-story verandas
and/or balconies above.
Front Porches shall occur forward of the Build-to
Line. Porches shall not extend into the right-of-
way.
Front Porches are required to be open, un-
airconditioned parts of the buildings. More than
25% of the floor area of a porch shall not be
screened if the porch extends forward of the
Build-to Line.
Town Center District Code
Marth 3. 1999
Page 26
.
.
.
E. Stoops:
Depth =
Length =
6 ft. minimum
5 ft. minimum
Stoops are permitted and may occur forward of
the Build-to Line. Stoops may encroach
within the Right-of-way with approval.
Sidewalks shall have clear access for
pedestrians. Stoops may be covered or
uncovered.
Town Center District Code
March 3.1999
Page 27
.
.
.
VIII. Architectural Guidelines
The lists of permitted materials and
configurations come from study of traditional
buildings found in Central Florida and have
been selected for their appropriateness to the
visual environment and climate.
A primary goal of the Architectural Guidelines
is authenticity. The Guidelines encourage
construction which is straightforward and
functional, and which draws its ornament and
variety from the traditional assembly of genuine
materials.
General Requirements:
The following shall be located in rear yards or
sideyards not facing side streets:
* Window and Wall Air Conditioners;
* Electrical Utility Meters; .
* Air Conditioning Compressors; and
* Irrigation and pool pumps.
The following shall be located in the rear yards
only:
* Antennas;
* Permanent Barbecues.
The following are prohibited:
* Undersized shutters (the shutter or
shutters must be sized so as to equal the
width that would be required to cover
the window opening.);
* Plastic or inoperable shutters;
* Clotheslines;
* Clothes Drying Yards;
* Satellite dish antennas greater than 18" in
diameter;
* Reflective and/or bronze-tint glass;
* Plastic or PVC roof tiles;
* Backlit awnings;
* Glossy-fmish awnings; and
* Fences made of chain link, barbed wire, or
plain wire mesh.
A. Building Walls
1. General Requirements
Required for all buildings except single family
houses:
An expression line shall delineate the division
between the first story and the second story. A
cornice shall delineate the tops of the facades.
Expression lines and cornices shall either be
moldings extending a minimum of2 inches, or
jogs in the surface plane of the building wall
greater than 2 inches.
o
Cornice
Expression line
projects enough to
create a shadow line
Desirable
Tacked on Mansard roof
Expression line covered
by awning
Undesirable
2. Permitted Finish Materials
* Concrete masonry units with stucco (C.B.S.)
* Reinforced concrete with stucco
* "Hardie-Plank" siding
* Wood (termite resistant): painted white, left
natural (cypress and cedar preferred), or
painted/ stained with colors approved by the
Development Review Committee.
* Brick
Town Center District Code
March 3. 1999
Page 28
*Wood:
Picket Fences: minimum 30% opaque, wi
comer posts
Other: to match building walls
*Stucco: with texture and color to match
building walls
*Wrought Iron: Vertical, 5/8" minimum
dimension, 4" to 6" spacing Town Center District Code
B. Garden Walls, Fences & Hedges:
. 1. General Requirements
Fences,.garden walls, or hedges are strongly
encouraged and, if built, should be
constructed along all un-built rights-of-way
which abut streets and alleys as shown in the
diagram below. Fences, garden walls and
hedges shall be minimum 25% opaque.
-.. -.. - ..-.. -. .-.. -.. _.. -...
~Alley-+
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.
*Height :
Front Yard: maximum height of 48 inches.
Pillars and posts may extend up to 6 inches
more, to a height of 54 inches.
Side and Rear Yards: maximum height of 72
inches. Pillars and posts may extend up to 6
inches more, to a height of78 inches.
2. Permitted Finish Materials
*Wood (termite resistant): painted white, left
natural, or painted! stained with colors
approved by the Development Review
Committee.
*Concrete Masonry Units with Stucco
(C.B.S.)
*Reinforced Concrete with Stucco
*Wrought Iron
*Brick
3. Permitted Configurations
.
C. Columns, Arches, Piers, Railings &
Balustrades:
1. General Requirements
*Column and Pier spacing:
Columns and Piers shall be spaced no
farther apart than they are tall.
2. Permitted Finish Materials
*Columns:
Wood (termite resistant), painted or
natural
Cast Iron
Concrete with smooth finish
* Arches:
Concrete Masonry Units with Stucco
(C.B.S.)
Reinforced Concrete with Stucco
Brick
*Piers:
Concrete Masonry Units with Stucco
(C.B.S.)
Reinforced Concrete with Stucco
Brick
*Railings & Balustrades:
Wood (termite resistant), painted or
natural
Wrought Iron
3. Permitted Configurations
*Columns:
Square, 6" minimum, with or without
capitals and bases
Round, 6" minimum outer diameter,
with or without capitals and bases
Classical orders
* Arches:
Semi-circular & Segmental
*Piers:
8" minimum dimension
*Porches:
Railings 2-3/4" minimum diameter
Balustrades 4" minimum spacing, 6"
. .
maXImum spacmg.
Mareb 3, .999
Page 29
.
.
.
D. Opacity & Facades:
Each floor of any building facade facing a park,
square or street shall contain transparent windows
covering from 15% to 70% of the wall area.
Retail storefront areas only:
In order to provide clear views of merchandise
in stores and to provide natural surveillance of
exterior street spaces, the ground-floor along
the building frontage shall have transparent
storefront windows covering no less than
50% of the wall area. Storefronts facing Main
Street, parks and squares shall remain
unshuttered at night and shall utilize
transparent glazing material, and shall
provide view of interior spaces lit from
within. Doors or entrances with public access
shall be provided at intervals no greater than
50 feet, unless approved by the Development
Review Committee.
J-- CORNICE
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Window HoodsfLintels
UPPER FACADE
Masorny Pier
Transom
STOREFRONT
Display Window
Bulkhead
E. Roofs & Gutters
1. General Requirements
*Permitted Roof Types:
gabled, hipped, shed, barrel vaulted & domed.
Shed roofs shall be concealed with parapets
along the street frontage. Applied mansard
roofs are not permitted.
*Exposed rafter ends (or tabs) at overhangs are
strongly recommended.
*Downspouts are to match gutters in material
and finish.
2. Permitted Finish Materials
*Metal:
Galvanized
Copper
Aluminum
Zinc-Alum
*Shingles:
Asphalt or Metal, "dimensional" type
Slate
Cedar shake
*Tile:
Clay, Terra cotta, Concrete
* Gutters:
Copper
Aluminum
Galvanized Steel
3. Permitted Configurations
*Metal:
Standing Seam or "Five-vee," 24"
maximum spacing, panel ends exposed
at overhang
* Shingles:
Square, Rectangular, Fishscale, Shield
*Tile:
Barrel, Flat, French
* Gutters:
Rectangular section
Square section
Half-round section
Town Center District Code
MardI 3.1999
Page 30
F. Signs
1. General Requirements
* All signs shall be subject to a Discretionary
Aesthetic Appropriateness Review by the DRC.
The DRC shall use graphics in this section as
non-binding guidelines, but shall make a
determination of appropriateness on a case by
case basis.
*Signs shall be flat against the facade, mounted
projecting from the facade, or mounted above
the top of the facade. Free standing monument
signs are permitted by special exception along
State Road 434 frontage.
*Signs shall be externally lit. Individual letters
and symbols may be internally lit or back-lit.
.
2. Finish Materials
*Wood: painted or natural
*Metal: copper, brass, galvanized steel
* Painted Canvas
*Neon
*Paintlengraved directly on facade surface
3. Configurations
*Maximum gross area of signs on a given facade
shall not exceed 10% of the applicant's facade
area.
*Maximum area of any single sign mounted
perpendicular to a given facade shall not exceed
10 square feet.
*Signs shall maintain a minimum clear height
above sidewalks of8 feet.
*Signs shall not extend beyond the curb line.
.
.
Desirable
. Signs are coordinated
in size and placement
with the building and
storefront
Undesirable
. Building sign
conceals the cornice
. Over-varied sign
shapes create visual
confusion
. Awning sign covers
the masonry piers
. Sale'sign too large
for storefront and
poorly placed in
display window
Exam pies of Signs Flat Against the Facade:
The sign is centered
within the symmetrical
arrangement of the
window above and
shop front below
Intemally lit letters
Intemally lit letters
The sign runs horizontally
along the expression line
Lamps for extemal
lighting
The sign is centered above
the main entrance at the
top of the facade
Lamps for extemal
lighting
The top edge of the facade
is sculpted to create a
special focal spot for the
sign
~~~":'.'(-::(rIj:~~~lt!
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Elegant and reserved cast
bronze address plate
located at pedestrian eye
level
Sign painted directly on
the facade above the main
entrance
Extemallighting
discreetly located above
the awning
rntemally lit plastic signs
are designed for the "strip",
not a pedestrian oriented
town center
Town Center District Code
March 3, 1999
Page 3 1
.
Examples of Signs Mounted Projecting from
the Facade:
Discreetly located extemal
lighting
Sign painted on the face of
a canvas awning over
entry
Neon signs can provide a-+
wann glow, enhancing
night time pedestrian
activity
Signs on the sides of
awnings are directly in the
I ine of sight of pedestrian
customers
.
Vertical projecting signs
are highly visible far down
the street
A lower marquee sign
caters to people on foot
and in cars passing
directly in front of the
venue
A sign extending from the
comer of a building is
highly visible along two
streets
A second lower sign
catches the eye of
pedestrians passing in
front of the entrance
Signs hanging from the
ceilings of arcades
command the attention of
pedestrian shoppers
.
Monument signs fit within
the deep setbacks of
suburban strip
development to direct
motorists to stores set too
far back
Examples of Signs Mounted Above the Top oft'
the Facade:
Signs projecting from the
tops of buildings are
highly visible from a great
distance
This distinctive sign, made
of individual letters
projecting from the front
of the facade and
extending above the
comice line, is memorable
to shoppers and is highly
visible from many
directions
A second lower sign
marks the entrance to the
store
Projecting signs which
break the skyline are
visible from a variety of
distances and serve as
beacons to customers
when lit at night
Signs projecting above the
roof stand out against the
sky, adding an
architectural flair to a
shop's identity
Pole mounted signs are
designed to fit in deep
suburban setbacks and are
not appropriate for
pedestrian-oriented
environments
Billboards cater entirely to
motorists traveling at high
speeds
Town Center District Code
G. Windows, Skylights, & Doors:
. 1. General Requirements
Rectangular window openings facing streets
shall be oriented vertically.
The following accessories are permitted:
Shutters (standard or Bahama types)
Wooden Window Boxes
Muntins and Mullions
Fabric Awnings (no backlighting; no glossy-
fInish fabrics)
2. Finish Materials
*Windows, Skylights, & Storefronts:
Wood
Aluminum
Copper
Steel
Vinyl Clad Wood
*Doors:
Wood or Metal
.
3. Permitted Configurations
* Windows:
Rectangular
Square
Round (18" maximum outer diameter)
Semi -circular
Octagonal
*Window Operations:
Casement
Single- and Double-Hung
Industrial
Fixed Frame (36 square feet maximum)
* Skylights:
Flat to the pitch of the roof
*Door Operations:
Casement
French
Sliding (rear only)
.
Town Center District Code
Man:h 3.1999
Page 33