Put in Bay Design Guidelines

1VILLAGE OF PUT-IN-BAY DESIGN GUIDELINES

The Village of

Put-in-Bay

DESIGN GUIDELINES

January 2013

Prepared for the

Village of Put-in-Bay 431 Catawba Avenue Put-in-Bay, OH 43456

by

Cleveland Urban Design CollaborativeKent State University 1309 Euclid Avenue Cleveland, Ohio 44115 (216) 357-3434

January 2013

CLEVELANDURBAN DESIGN

COLLABORATIVE

KENT STATEUNIVERSITY

ACKNOWLEDGEMENTS

MayorRuth Scarpelli

Village Council MembersJudith A. BerryTerry Gentry Jeff KoehlerLee KrendlMelinda McCann Myers

Zoning BoardTerry BodenbenderPeter HustonLee KrendlJoey Wolf

TABLE of CONTENTS

1 INTRODUCTION ..........................................................................7

2 HOW TO USE THESE GUIDELINES ......................................7

3 DESIGN REVIEW PROCESS ....................................................8

4 FREQUENTLY ASKED QUESTIONS .......................................9

5 DESIGN GUIDELINES ............................................................... 11

6 VILLAGE OF PUT-IN-BAY DESIGN GUIDELINES

INSELRUHE Historic home on Bayview Avenue


INTRODUCTION The purpose of these Design Guidelines is to:

1. encourage well-designed buildings and sites;

2. promote the safe, functional, and attractive development of commercial areas and new mixed-use projects;

3. preserve and enhance the unique historic and cultural features of the Village;

4. promote environmental building design and material choices;

5. reinforce the identity of the Village in ways that benefit residents and enhance the tourist experience; and

6. promote economic activity and increase property values.

HOW TO USE THESE GUIDELINESBegin by reviewing the process, submission requirements, and frequently asked questions on page 9. If you have questions about the process or submission requirements, please contact the Zoning Inspector at (419) 341-0882.

Consult the general guidelines on page 8. These guidelines apply to all projects. Then review the guidelines for your specific type of project: new construction, renovation/addition, site improvements, or signage.

These guidelines are intended to be straightforward and user-friendly. Keep in mind that every project is unique and some of the guidelines may not apply in every case. Working with an architect or other design professional is the best way to ensure a high-quality design and to expedite the design review process.


DESIGN REVIEW PROCESS Design review in Put-in-Bay is conducted by a three member Design Review Advisory Board consisting of the zoning inspector, the zoning board chairman, and a community representative. The Advisory Board uses these guidelines when making their recommendations. The Advisory Board recommendations are non-binding, but will be taken into account by the Planning Commission during the plan review and approval process.

PLAN SUBMISSION

Plans should be prepared by a professional such as an engineer, builder, surveyor or architect. Plans should be drawn at a scale of not less than 50 feet to the inch.

Plan shall consist of the following materials:

• Site PlanA drawing showing the location, type, size, or dimensions of proposed and/or existing structures and site features including: footprint of structures, landscape details, proposed plan materials, sidewalks, driveways, parking areas, freestanding signs, dumpster locations, fencing and lighting locations.

• Building Elevations Drawings showing the front, rear and side elevations of the proposed structure(s) which includes the color and a description of all materials (i.e.: siding, windows, doors, roof, gutters, lighting, trim, and utilities).

• Photographs Photographs showing the proposed building site and surrounding properties. In the case of an alteration and/or addition, photos shall depict existing structures and their relationship to adjacent property.

For new signs or changes to existing signs, the applicant should also submit:

• A scale drawing of the sign details, including materials, dimensions, color, lighting and lettering style.

• Photographs showing existing sign or proposed sign location.

DESIG

N REVIEW ADVISORY BOARD

Zoning

Inspector

Zoning

Board

Chairperson

Community

Representative


FREQUENTLY ASKED QUESTIONS

• Whatifmyprojectisrelativelysmall?Smaller projects, such as signs, awnings, minor storefront remodeling or minor parking lot adjustments will be reviewed by village staff on behalf of the Planning Commission. If the village staff recommends disapproval of a minor project, and the sponsor chooses not to revise it according to staff suggestions while wanting to move it forward, the applicant may present the project to the Planning Commission for their consideration.

• Howdetaileddoapplicationsneedtobe?The scope of your project should determine the detail of your submission to the Planning Commission. Larger construction projects will require professionals to prepare the application to provide sufficient detail and clarity so that the Planning Commission is able to analyze the impact of the project and determine its compliance.

• DoIhavetoprovidesamplematerials?Sample materials are not absolutely required, but are often helpful in visualizing the way a project looks. Again, the scope of your project should determine if sample materials would help the Planning Commission in its review.

• MustIbepresentattheDesignReviewAdvisoryBoardMeetingwhenmyprojectisbeingconsidered? You may send a representative to speak on your behalf.

• HowwilltheAdvisoryBoardreviewmyproject? Advisory Board judges design qualities in light of these Design Review Guidelines, the advice of professionals such as city staff, as well as their personal experiences and observations. The Advisory Board conducts reviews to encourage private development of the highest caliber. Good planning and design do not necessarily mean added cost. In some cases, the suggestions of the Advisory Board may result in lower costs and a more valuable project.

• ArethedecisionsoftheAdvisoryBoardbinding? The Advisory Board’s decisions serve as a recommendation to the Planning Commission. The Planning Commission’s decisions are binding.

• IfthePlanningCommissionrecommendschanges,doIhavetoprepare and presentreviseddrawingsshowingallofthem? Yes, the final record set of drawings must show the final design solution. However, in cases where an applicant disagrees with the requested changes, he or she may ask the Planning Commission to modify or reject the Advisory Board’s recommendations. If the applicant accepts the Advisory Board’s recommended modifications, revised plans incorporating the changes should then be submitted.


• DotheGuidelinesALWAYSapply? Essentially, yes. In some cases, however, the Planning Commission, after conferring with village staff, may decide to waive or add certain submittal requirements if it is in the best interest the project.

• WhoMakestheFinalDecision? Final review decisions are made by the Planning Commission.

• HowmuchtimewillDesignReviewaddtomyproject? Design review typically adds only a few days to a few weeks to the approval process.

DESIGNREVIEW is one component of the approval process for renovations and new construction in Put-in-Bay.

DENIED

DENIED

Village ZoningInspector

Design ReviewProposal

Presentation

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NO

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NE

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Design ReviewProposal

Presentation

UseChange?

ZoningChange?

ZoningChange?

NO

YES

YES

YES

NO

NO

NO

YES

YES

DENIED

DENIED

DENIED

DENIED

APPROVED

APPROVED

APPROVED

APPROVED

APPROVED

Adheres toCode?

Variance?

Village CouncilReadings (x3)

+Planning Board

Review

Planning BoardReview

Village CouncilReadings (x3)

+Planning Board

Review

Planning BoardReview

Building + ZoningPermits to build

CONSTRUCTIO

N

Public Hearing

Ottawa CountyBuilding Inspector

Final Permit Issued

Ottawa CountyBuilding

CommissionPermit Issued

Successful Project Completed

Compliant with community guidelines

Design ReviewConstruction Phase

Check-ins

Ottawa CountyBuilding

CommissionReview


DESIGN GUIDELINES

Section 1. DESIGN GUIDELINES FOR ALL PROPERTIES

1.1 ArchitecturalCompatibilityNew buildings and building additions should be designed to be compatible with adjacent buildings’ scale and level of detail. This means that a building’s height and form, material choices, window and door patterns, setback from the street, landscaping treatments, and signage choices should be determined with careful consideration of neighboring buildings.

1.2 PreservationofviewsViews of Lake Erie and the Perry Monument are important to the experience of Put-in-Bay. When siting new buildings or building additions, take care to frame important views, rather than block them.

1.3 Highqualitymaterials,durableconstructionDurable, high quality materials are important to the character of Put-in-Bay. These materials also withstand heavy use, are resistant to vandalism, and stand up to inclement weather, which helps to ensure the longevity of a building. Choose durable, natural materials, such as:• brick and stone for building exteriors• metal, slate, asphalt or wood shingles for roofs • wood, metal or dolomite for fencing and edge treatmentsThe use of durable materials is especially important for buildings with primarily summer-season uses. Heavy pedestrian traffic and large crowds can cause the quick deterioration of lightweight synthetic materials such as vinyl siding, cellular pvc (i.e. Fypon), and hardboard siding. These materials are best reserved for the upper stories of a building, with more durable, natural materials at pedestrian level.

NATURALMATERIALS such as brick, stone, and dolomite are durable and attractive.

MAINTAINandHIGHLIGHT views of Lake Erie and the Perry Monument wherever possible.


WATERFRONTCOLORPALETTE emphasizes the nautical character of the area.

ATRADITIONALCOLORPALETTE is appropriate in the downtown historic district.


1.4 PreferredcolorpalettesPaint colors are not regulated in Put-in-Bay, but colors that are permanent to an exterior material (such as roof color, vinyl siding color, awning colors, etc.) will be considered as part of the Design Review process. Building colors should complement, and not conflict with, buildings in the surrounding area.• Along the waterfront, the dominant color palette reflects the

nautical character of the area, with an emphasis on “Cape Cod” colors including red, blue, beige, gray, and brown.

• In the historic district, the dominant color palette is derived from traditional architectural styles and natural materials found in the area, especially brick and stone.

• Elsewhere in the Village, color choices are at the discretion of the property owner, provided that they are harmonious with surrounding buildings.

Section 2. NEW CONSTRUCTION

2.1 GeneralprinciplesfornewconstructionPut-in-Bay encompasses several distinctive building types, including small-scale, traditional architecture in the downtown district and larger-scale, tourist-oriented bars, resorts, and restaurants. The natural setting of the environment also provides an ideal setting for green building practices and environmentally-conscious development. All of these building types can coexist on the island, provided that careful attention is paid to building form, materials, and design details.

• StyleBuildings can be designed in a variety of styles, from traditional to contemporary. Regardless of style, all buildings should have architectural features that include, but are not limited to the following: recesses, projections, wall insets, arcades, window display areas, awnings, balconies, window projections, landscape structures or other features that complement the design of the structure.

• BuildingLocation&Orientation Buildings should have at least one principal entrance oriented toward the primary frontage property line. Building entrances should be clearly defined and highly visible, using features such as canopies, porticos, arcades, arches, wing walls, and integral planters.

NEWBUILDING should be compatible, in terms of height, set back, and massing, with surrounding properties.

MAINENTRIESshould be prominent, attractive, and oriented toward the street frontage.


• ArchitecturalFeatures Buildings with exterior walls greater than 50 feet in horizontal length should be constructed using a combination of architectural features and a variety of building materials and landscaping near the walls. Walls, which can be viewed from public streets, should be designed using architectural features and landscaping for at least 30% of the wall length. Architectural features include, but are not limited to the following: recesses, projections, cornices, wall insets, arcades, window display areas, awnings, balconies, window projections, landscape structures or other features that complement the design intent of the structure and are acceptable to the Design Review Advisory Board.

• Buildingillumination is highly encouraged. Lighting of the entire facades or specific architectural features such as entrances, roof forms, and outdoor dining areas are some possibilities.

• ScreeningThe architectural design of new buildings should incorporate design features which screen, contain, and conceal all heating, ventilation, air conditioning units, trash enclosures, dumpsters, loading docks and service areas.

2.2 CommercialstorefrontbuildingsObserve the sizes and proportions of older storefronts when planning any new storefronts. They should, for example, have bulkheads, display windows, and transoms similar to those commonly used in the past.

2.3 Retail,StripCenterStrip centers are smaller commercial developments that typically develop at major street intersections. Normally, they are multi-tenant facilities in a linear configuration. The standards for these developments require basic compatibility with its location. Special attention should be given to the style and quality of the arcade walkway, pedestrian access, public access, and sign compatibility.

2.4 Office,Single&Multi-TenantBuildingsThese buildings can be located in a variety of locations and therefore require special sensitivity to the immediate area. In case of larger multi-tenant buildings, all aspects of site planning, architectural design, signage, landscaping, traffic, and community amenities should be considered. Particular attention should be given to its overall context in the neighborhood.

BUILDINGILLUMINATIONshould be used to highlight architectural features.

SERVICEAREASCREENINGcan significantly enhance the appearance of a property.


2.5 Multi-FamilyMulti-family projects must pay particular attention to unique characteristics inherent in a residential living environment. This will include site planning, color, texture, scale, landscaping, parking, overall façade and design in context to its surroundings. Lighting design and placement must be considered as well as placement and design of refuse containment. Amenities such as a swimming pool and clubhouse facilities should be considered as well as pedestrian access to nearby public spaces and commercial areas.

2.6 HotelsandResortComplexes• Hotels in the historic downtown area should be compatible

with neighboring commercial buildings and designed to contribute to the street scene.

• Hotels in the historic downtown area can have a storefront at the street level to maintain the continuity of the street edge. Projecting balconies on upper stories are architecturally appropriate and enhance the guest experience.

• Resort hotels and complexes are only appropriate on large lots where an expanse of green is available. The form often includes a series of wings, which can serve to screen parking areas and service uses from street view.

• New hotel buildings should be designed with features to reflect the mass and scale of traditional hotel buildings. They should reflect the design guidelines for mass, scale and materials for commercial building types.

• Common hotel building features include a central module or form, varied building heights and grand entry. Secondary hotel features include dormers and porches.

• Hotels and resort complexes should provide outdoor spaces designed for public use.

2.7 WaterfrontFacilities• Buildings and site design should provide a pedestrian-friendly

edge to the water, allowing for walkways that interconnect to provide views and access to the shore.

• New construction should recognize that this is the “front door” of the community, as ferry passengers see this coastline upon arrival.

• New buildings should appear in scale with those seen historically, by dividing larger structures into smaller modules and by providing variations in building heights, mixing one, two and three stories, and especially stepping floor height down toward the water.

• Balconies and decks along the waterfront are encouraged.

HOTELSandRESORTCOMPLEXESshould have architectual details and features that reflect historic buildings in the Village.


NEWDEVELOPMENTshould be designed to maintain the street edge, with internal parking and at least 20% of the site devoted to landscape treatments.

2.8 MixedUseDevelopments&PlannedUnitDevelopments• Development projects should avoid wetlands, mature forest

land, and other areas unsuitable for development.

• Existing elements of the landscape, such as views, trees and natural land contours can enhance the project and should be integrated into the design where possible.

• Buildings should be compactly grouped on a development site to provide more usable open space.

• Minimize the volume of stormwater that leaves the development site through the use of mechanical or natural treatment systems such as vegetated filter strips, bio-swales, green roofs, rain barrels, permeable paving, infiltration trenches, absorbent landscaping, or other stormwater management practices.

• The use of water tolerant native or noninvasive plants is encouraged.

• Design parking to increase the pedestrian orientation of projects and to minimize the adverse environmental effects of parking facilities.

• Locate all off-street parking facilities at the side or rear of buildings, leaving building frontages and streetscapes free of parking facilities.

• Provide bicycle and golf cart parking spaces equivalent to an appropriate percentage of the total automobile parking on the site.


2.9 Parking• Locate and design parking areas to maintain the visual

continuity of the street so that they do not create vacant space in the pattern of the street. Allow for both pedestrian and vehicular circulation, and provide for a functional relationship of parking to the principal building(s) on the site.

• Avoid placing parking lots on corners because the goal is to have buildings be the dominant feature on the corner lots.

• Minimize the apparent width of parking lots, which are located adjacent to the street by minimizing curb cuts, and through landscaping and screening.

• Parking lots should be concrete and/or asphalt pavement with continuous poured concrete curbing. A detailed parking lot plan is required and must indicate all landscape and planting locations. All planting islands should be of sufficient size to accommodate canopy trees, shrubs, and other plantings. The intent is to break up parking lots with adequate landscaping and green areas. Capture stormwater runoff in landscape swales or other green features.

• Maintain the building line by screening parking lots that abut the street. Hedges, fences raised planters, and low walls combined with plantings are possible solutions. However, these cannot obscure vehicular sight lines as a safety requirement.

PARKINGAREASshould be screened from the street by a green median, planted with salt-tolerant trees and shrubs, and hardy groundcover plants.


PARKINGLOTSshould include landscaped islands that capture stormwater, absorb heat, and provide shade. Attractive planters and signage can also help to define the boundaries of parking lots with restricted access.

PARKINGLOTEDGESshould have landscaping and fence treatments to soften the view of parked cars and create a safer and more attractive experience for pedestrians. The visual enhancement of parking lot edges also helps define ownership and discourages unwanted parking lot use.


Section 3. RENOVATION, ALTERATIONS, & ADDITIONS

3.1 Historicconsiderationsandrestrictions• Preserve significant stylistic and architectural features.

• Storefronts, cornices, porches, turned columns, brackets, and trim are examples of architectural features that should be preserved.

• Employ preventive maintenance measures such as rust removal, caulking, and repainting.

• Do not remove or alter architectural details that are in good condition or that can be repaired. Patch, piece-in, splice, consolidate or otherwise upgrade existing materials, using recognized preservation methods.

• When removing a historic feature, document its location so it may be repositioned accurately.

• Use technical procedures for cleaning, refinishing, and repairing an architectural detail that will maintain the original finish. Use the gentlest means possible that will achieve the desired results.

• The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s history.

• When reconstructing an element is impossible, develop a new design that is a compatible interpretation of it.

HISTORICCHARACTERmust be maintained in the downtown district, even though no one single style is dominant. Each color in the drawing to the left indicates a distinct style of architecture along Delaware Avenue.

derivera park


FEATURESof traditional commercial architecture.

3.2 CommercialStorefrontBuildings• Retain and repair historic storefront elements bulkheads,

wood, or metal trim or window hardware, transom windows. Such elements are part of the fabric of Put-in-Bay and contribute to the community’s character and visual quality.

• Make sure that new windows and entries fit within the original storefront openings that are defined by end piers or columns and horizontal members.

• Leave existing piers or columns exposed rather than covering them with new materials.

• Do not cover up, remove, or downsize storefront display windows. Avoid making the storefront look like a residence or office through the use of small or multi-paned windows. If necessary, folding screens, blinds, or drapes can provide privacy.

• Use only traditional materials when storefronts are rehabilitated or reconstructed on older buildings. Bulkheads should be of paneled wood for 19th century buildings; wood is also appropriate for early 20th century buildings, but ceramic tile was sometimes used, especially in the 1920s. Brick and stucco were not typically used in the bulkhead area. Display windows usually were supported by fairly light wood or metal framing systems, leaving a maximum of glass area. Heavy wood framing or masonry materials were not typically used in display windows. Transom windows were commonly framed in wood or metal. The glass was usually clear, to transmit maximum natural light into the store.

• Do not remove columns, panels, or ornamentation that were original storefront elements. These should be retained and repaired, even if some are missing.

• Retain and repair older commercial building doors. Often all that is needed is a good coat of paint, but a qualified carpenter should be able to replace deteriorated elements without having to throw out the entire door.

• Duplicate the original design and materials as closely as possible when a door is extensively deteriorated and must be replaced.

• In cases where a modern aluminum- and – glass storefront has been substituted for an old one, a standard aluminum-and-glass door may be compatible. Choose dark enamel rather than a brushed metallic finish.


3.3 Windows• Repair and retain original upper floor windows, because they

are important to a building’s overall architectural design. They should be replaced only if they truly are beyond repair.

• Replace deteriorated windows with new ones that duplicate the design and materials of the originals as closely as possible. Window manufacturers produce high-quality windows with true through-the-glass mullions at reasonable prices, but a simple one-over-one design is the most appropriate and least expensive.

• Improve energy efficiency by adding interior or exterior storm windows to existing windows. Some window manufacturers also provide interior energy panels that have a minimal effect on the appearance of the window. Aluminum storm windows today come in a variety of colors that can be matched to the color of the window trim; they can also be painted. The storm windows should fit exactly (that is, meeting rails at the center of both windows should be lines up).

• Avoid removable or sandwiched mullions to create a multi-paneled look for a window. These usually are not very convincing and give the building a false look. A simple one-over-one design is preferred over sandwiched or stick-on mullions.

• Do not alter upper floor window openings by bricking in openings or downsizing them to accommodate lowered ceilings or smaller replacement windows. Replacement windows should fill the original size of each opening; lowered ceilings should have a soffit at each window that allows retention of the full window height and keeps the ceiling from cutting across the window.

• Retain window opening trim and ornamentation. Like the windows themselves, these elements are part of the building’s design. Deteriorated elements should be repaired or replaced in kind. For extensively deteriorated details such as hoodmolds, replacement materials such as fiberglass may be appropriate.


3.4 CanopiesandAwnings• Maintain fabric awnings on a regular basis. Small tears should

be repaired before they grow larger; the awning should not be stored when wet; and the awning should be washed once a year.

• Replace non-historic fixed canopies with fabric awnings that would be more compatible with downtown Put-in-Bay’s historic character.

• Think carefully about materials, color, pattern shape, placement, size, number, and signage if you plan to add an awning to your building.

• Use awnings made of materials that duplicate the appearance of traditional heavy canvas. Modern materials help to avoid or slow down the process of staining, mildewing, fading, and rotting.

• Use a separate awning for each window and door opening, rather than a single awning across an entire façade. Separate awnings are typical of historical practice.

• Avoid awning materials with a glossy or shiny plastic surface.

• Avoid awning patterns that are too busy, and avoid using too many colors. A solid-color awning or one with two colors in alternating stripes was typical of historic practice.

• Rounded or bullnose awnings were not generally used historically.

• Design awnings that fit within the storefront window or door opening and do not obscure other architectural details.


• Awnings that are the wrong size or width for the storefront should not be used.

• Awnings must be at least seven feet above the sidewalk. The angle of the awning should be close to 45 degrees, which would help to give the awning an appropriate and historically correct amount of projection from the face of the building.

• Illuminated or backlit awnings are not an appropriate treatment for a traditional downtown. Awnings can be used effectively for signage as long as the design and message are kept as simple as possible. The valance rather than the sloping surface of the awning is the preferred location for any signage.

3.5 CornicesandParapets• Keep and maintain traditional cornices and parapets, which

are important parts of the building’s design.

• Pay close attention to cornices and parapets because they are exposed to the weather and can deteriorate easily. Painted elements must be kept well painted, and you should watch for failing mortar, rust stains, growth of moss or mildew, and stains or salt deposits resulting from excessive water accumulation.

• Make repairs right away when you spot deterioration. Watch for loose elements that need to be re-attached. Sheet metal cornices are fairly easy to repair, and patches of like material can be riveted or soldered on, and new replacement parts can even be found in some building catalogues.

For most historic buildings. STANDARDAWNINGS(top row) are preferrable to rounded, domed, gabled or bullnose awnings.


Section 4. SITE CONSIDERATIONS

4.1 OutdoorPlazasandPatios• Community amenities such as patio/seating areas, water

features, art work and pedestrian plazas with park benches or other features located adjacent to the primary entrance to the building(s) are encouraged. Emphasis should be placed on creating points of interest and a place of gathering.

• Outdoor restaurants and cafés are encouraged in the downtown district because they contribute to an active, lively environment. However, an adequate right-of-way width must be maintained and that State liquor law requirements must be met.

• A six-foot wide unobstructed right-of-way must be maintained for the passage of pedestrians.

• Outdoor restaurants must be at least six feet away from fire hydrants, five feet away from driveways, and three feet away from sidewalk handicap ramps.

• Where alcohol is served, an outdoor restaurant must be completely enclosed with railings, planters, or other elements to meet State liquor requirements. The enclosure must be removable.


4.2 Landscaping• Per the Village’s Zoning Code standards, 20% of a building site

should be set aside as green space.

• All site plans should include canopy trees (with a minimum two (2) inch caliper, measured six (6) inches above grade, both within the site and along all public rights of ways. All site plans should include a minimum of eleven (11) canopy trees per acre or equivalent, based upon the size of the site.

4.3 Lighting Light levels should be sufficient to ensure easy vision and a sense of security within parking areas and should not shine or glare onto adjacent property or streets. Neon lighting, if used, will require additional review. All light fixtures should be designed in such a way that the lens is parallel to the ground and the lens should be flush with the fixture. Light fixtures and poles should have a dark finish.

4.4 BicycleandGolfCartStorageandParking• Areas for bicycle parking should be prominent and convenient,

to encourage bicycling as an environmentally friendly means of transportation on the island.

• The visual impact of large golf cart storage and parking areas should be minimized.

• Locate a bike and golf cart parking areas to the rear or to the side of a site or to the interior of the block when feasible.

• Do not use the front yard of a property for parking an excessive number of golf carts or bicycles.

• Provide a visual buffer where a large golf cart or bicycle parking or storage area abuts a public sidewalk. This may be a landscaped strip or planter. A combination of trees and shrubs can be used to create a landscape buffer. The design should complement the existing natural character and context of the site.

4.5 FencesandEdgeTreatmentsFences and walls should be built of durable materials such as masonry, stone, wood or decorative metal. Chain link fences are discouraged.

4.6 Access• A continuous pedestrian walkway should be provided from the

primary frontage sidewalk to access building entrances.

• Walkways should incorporate a combination of landscaping, benches, drop-off bays and bicycle facilities.

• Walkways should provide access from the parking areas to the entrances of the building(s).

• Walkways should have a minimum width of 5 feet without car overhang or other obstruction(s).


4.7 ScreeningforBuildingEquipmentandTrashDumpstersMechanical equipment and service areas should be located in recesses in the building footprint or be appropriately screened with visual barriers from adjacent property and public right of way. Any dumpster or trash collection area should be enclosed using the same material and color as the main building. The enclosure will be at least one foot higher than the enclosed container.

4.8 BufferingnoiseandnuisanceusesOn commercially zoned parcels adjacent to residential areas, a 6 foot brick wall and a 20 foot wide buffer strip should be provided. The buffer strip may contain a variety of plant materials, but must be adequate to provide a visual and sound barrier and must be approved prior to installation.

Section 5. SIGNAGE

A comprehensive signage plan should be provided showing all signage (existing and proposed) for the property or business.

5.1 ScaleSignage should be geared toward pedestrians, as well as drivers, bicyclists, and golf cart occupants. Small scale, richly detailed signage works well at the pedestrian level. Projecting signs, window signs, and awnings can all be used to enhance the pedestrian environment, while larger scale signs and banners may be used for a more dramatic or artistic effect.

5.2 OrientationPedestrians and drivers typically view downtown blocks as an assemblage from an oblique angle, rather than one building at a time, head-on. Because of this, blade signs hung at right angles to a facade are especially effective.

5.3 WallsignsWall signs should be designed to integrate into the overall architectural style of the building.

5.4 SizelimitsTotal wall signage cannot exceed one and one half (1- ½) square feet per linear foot of tenant frontage up to a maximum sign area or 100 square feet per tenant frontage.

5.5 Sign Bands Business identification signs should be designed to fit into a sign band, transom or fascia if any of these elements exist on the building.

COMPREHENSIVESIGNAGEPLANprovides a consistent identity for all signs on a property.

TRASHDUMPSTERSshould be screened with masonry or wood enclosures and landscaping.


5.6 Multipletenants• Multiple tenants in a single building should have coordinated,

but not necessarily matching signage. Fonts, colors, and materials can vary but multiple signs should relate to each other and all should be illuminated in the same way.

• Freestanding signage for multi-tenant buildings that exceed three businesses should be limited to the name of anchor tenant, building or plaza.

5.7 WindowsignsWindow signs can supplement main signage, adding color and excitement to building facades at the pedestrian level. Custom-designed neon signs and painted window signs are encouraged. Window signs should not obscure views into or out of a business.

5.8 TemporarywindowsignsTemporary signs, if used, should receive the same attention to design, quality of lettering and color as permanent signage.

5.9 FreestandingsignsFreestanding signs should be of a ground mounted monument style.

5.10 SignbasesSign bases should be constructed of materials compatible with the architecture of the building(s) located on the premises. The background of internally illuminated signs/reader boards should be opaque (so as to conceal, background illumination).

5.11 MaterialsandColor• Use appropriate materials and colors for signage. Traditional

materials, such as painted wood, and traditional lighting, such as incandescent gooseneck fixtures, work well in the downtown district.

• Colors should blend with those of the storefront and building where the sign is mounted.

5.12 Interior-lightedplasticsignsInterior-lighted plastic signs are inappropriate in the downtown area.

5.13 HistoricSignageRetain historic signage that is part of the building’s character.

5.15FaçadeConsiderationsDo not obscure storefronts or upper floor windows with large signs.

Put in Bay Design Guidelines

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