Town of Malta. Downtown Design Standards. Town of Malta. Saratoga County, New York. Supervisor: David R. Meager

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1 Downtown Design Standards June 2003 Updated July 2004 Prepared by:, NY Planning Update Committee

2 Design Standards Copyright 2003 Bailliere Consulting Downtown Design Standards Saratoga County, New York Supervisor: David R. Meager Town Board Members: Robert Allen, Sue Nolen, Cliff Lange, Deputy Supervisor Gerald Winters Planning Department: (phone) (fax) ( ) Code Enforcement: (phone) (fax) Malta Town Hall 2540 Route 9 Malta, NY ACKNOWLEDGEMENTS This document was prepared by Michael Allen of Bailliere Consulting with assistance and guidance from the Planning Update Committee members Paul Sausville (Chairman), Linda Kovach (Secretary), Sue Nolen, Cliff Lange, James Keller, Miles Cornthwaite, Fred Larson, Bill Cuddy, Tim Farnum, Karen Heggen, Bill Parker, Bill Shaw, Steve Shaw, John Natale, and Heather Atkinson. Additional copies of these standards, as well as other related information, can be obtained at the Town offices listed above, or on the Town Web site: Page 2 of 20

3 Design Standards TABLE OF CONTENTS Introduction Purpose of the Design Standards.. 4 The Design Review Process... 4 Standards Neighborhood Design 5 Site Design. 6 Building Height & Massing 7 Roof Design 8 Building Scale 9 Building Proportions. 11 Façade Composition. 12 Fenestration 13 Building Materials & Colors. 14 Signage & Lighting 16 Malta Town Map 18 Malta Downtown Map Page 3 of 20

4 Design Standards INTRODUCTION Purpose of the Design Standards The increasing popularity of corporate chain store construction across America has created an identity crisis for our cities and towns which are all beginning to evolve into the same strip developments. Such development often undermines the heart of our town, and fails to reflect the personal character born from our unique history or architecture of the community. These standards are intended to help correct this loss, and provide a vision for the future. Malta s Master Plan states The Town will only be as great as the vision that guides it. The Town s vision for the Routes 9 and 67 area is to create a downtown that gives identity to Malta and the people who live here. We envision a traditional downtown a walkable downtown with an attractive traditional early American architecture a downtown close to people who have ownership in the Town and its appearance as a community and a downtown for families who want to raise their children here and call Malta their hometown. In our Master Plan this downtown area is identified as Neighborhood #6 and is illustrated on page 19. These architectural standards are intended to provide consistency, to assist property owners and the town in the process of developing a coherent and attractive architectural identity in the downtown area. The standards have the following objectives: Raise public awareness of the importance of local architectural character. Increase the appeal of a building s façade and neighborhood presence. Create design that is pedestrian friendly in the downtown area. Stress the importance of how buildings can work together to create an attractive theme or identity. Create a well designed environment that can increase property values and improve safety. The Design Review Process The Master Plan shows one of its goals to be the development of architectural standards for the downtown area. The standards will continue the traditional early American theme for new and renovated structures. The design standards manual is specifically aimed at accomplishing that goal and is intended to assist the Planning Board, Town Board, Building and Planning Coordinator and property owners in the review process. When initially coming in to Malta to build new or renovate, a pre-application meeting is required between the Building and Planning Coordinator and the applicant. The design standards manual is an advisory document which will be used as a guide during the process. Please note that the manual may not be applicable to all buildings. The illustrations and photos provided within these standards are intended as examples only and should not be taken as literal architectural instructions. For additional information concerning development within the, please refer to the Final Comprehensive Master Plan and the Zoning Regulations. Page 4 of 20

5 Design Standards NEIGHBORHOOD DESIGN The is working toward Traditional Neighborhood Design (TND) principles that will help guide its development over the decades to come and create a rich and lively community for future generations. To this end, the Town is working towards the following goals: Example of Traditional Neighborhood Design: Photo courtesy of I On Village, Mt. Pleasant, SC 1. The creation of a discernable downtown area with a strong sense of place, where buildings are located close to the street and pedestrian travel is made easy. 2. To reinforce the prominence of the existing gazebo park as a discernable town center within the downtown area where people can gather for special events or recreation. 3. To create a diverse mix of shops, offices and residential properties. 4. The creation of a walkable community, connected by a network of sidewalks and crosswalks, which will allow people to explore their neighborhood safely. 5. The creation of tree-lined streets which provide an attractive neighborhood setting and encourage safe vehicle speeds. 6. To encourage architectural designs to work together as a whole to create a more coherent community. The standards contained within this document are designed to help work towards these goals. We ask that people who wish to build new structures or renovate existing ones keep these goals in mind when proposing new development. Page 5 of 20

6 Design Standards SITE DESIGN New site development within the downtown is encouraged to work towards the goals of the Town Comprehensive Master Plan, and to be sympathetic to the surroundings. 1. New development is required to sit up close to the front lot line to enliven the street edge. Parking should be reserved for the side or rear of the building. (A) 2. Large developments which require a significant parking capacity should break the parking areas up into smaller, separate segments to reduce their impact. These separate parking areas should serve different businesses at both the front and rear of the property, and should be separated to landscaped islands and walkways which promote pedestrian travel. (B) Figure 1: The main public entry to a building should always be from the street. 3. Special consideration should be given to corner lots. Whenever possible, additional building mass should be focused at the corner to anchor the building and promote the corner as a gateway within the community. (C) 4. Continuous sidewalks should be provided along the full width of the property line to encourage pedestrian travel from one lot to another. (D) Sidewalks should be uniformly constructed of reinforced concrete 5 feet wide by 6 inches thick. (Refer to the Linkage Study for additional information about sidewalk requirements.) 5. New construction should be near the road and should attempt to align with the front of neighboring buildings as much as possible to create a consistent setback distance. (E) 6. Curb-cuts should be minimized whenever possible. Parking lots which are adjacent to one another must be linked. (F) 7. Gas stations and similar buildings must be constructed up close to the front of the lot to match the setbacks of adjacent buildings. The associated pumps, canopies and parking can then be placed on the side and rear to be screened from view. (G) Figure 2: Preferred gas station layout. Page 6 of 20

7 Design Standards BUILDING HEIGHT & MASSING New construction proposed for the is required to work with and take design cues from the surrounding buildings and environment, rather than act as a stand-alone entity. Figure 3: The building in the middle takes design cues from the buildings on either side of it by aligning different datum lines, roof levels and sharing similarities in window type. 1. The height of new construction should complement the size of adjacent structures. (A) 2. The use of datum lines on a façade is a useful way to relate to an adjacent building when it is not practical for them to be the same height. (B) 3. A building can help to reconcile the differences in height between two neighboring structures. (C). This two-level design has the added benefit of breaking up the overall mass of the building and giving it a smaller scale appearance. 4. Buildings that are two or more stories in height are best for defining a strong street edge and appear more stately than squat, one-story buildings. (D) 5. It is important to create a strong street edge by aligning buildings with each other along the street. This street edge effect is strengthened the closer the buildings are to each other and the road, which helps to define a pedestrian space. A street edge may also be created or reinforced with landscaping. Hedges, trees, walls and other landscape features can be used to establish this in places where there is no building. (E) Figure 4: The building in the middle helps to define a coherent street edge by aligning with one of the two adjacent buildings. Whenever possible, it is required to align with the building that is closest to the street. Landscaping helps to reinforce this edge. For additional information about building placement and setback requirements, please refer to the Zoning Regulations. Page 7 of 20

8 Design Standards ROOF DESIGN The prefers the use of sloped roof designs which give a village-neighborhood appearance and reinforces the traditional early American style architectural theme. Figure 5: The building with the sloped roof utilizes dormers which act as both interesting design elements and help to divert snow and rain from dripping in front of doorways. 1. The roof of a building should meet the sky gracefully and be in keeping with the scale of the structure itself. An early American style, pitched roof design is preferred, with a minimum slope of 6:12. New flat roof structures are not desired. For remodeling of existing flat roof structures, they are often best capped by a creative expression of the façade. (A) 2. Buildings with sloping roofs should employ the use of dormers and gables on the street front to help maintain a prominent façade. (B) 3. Air handling units, condensers and other mechanical equipment placed on the roof should not be visible from the street. (C) 4. Subtle breaks and fluctuations in the roofline can be used to highlight important areas of the building such as the entry and break up long runs of façade area. (D) 5. The roof of a structure must be designed so as to divert the fall of rain and snow away from the pedestrian areas such as walkways and doors. (E) Figure 6: (Above) Example of a dormer being used to both draw attention to a doorway into the building as well as provide a diversion for rainwater runoff. 6. Longer overhangs are preferred at the eave and gable ends of the roof. Figure 7: (Right) Example of preferred traditional roof style separate gazebo entry canopy helps to direct people to the main entry. Page 8 of 20

9 Design Standards BUILDING SCALE Building scale deals with the sizes of various parts of a building relative to each other and to pedestrians. Structures which have a smaller scale appearance are generally required. Figure 8: Two buildings of similar size, but different scale. The smaller building on the left has a larger scale appearance because of its use of large concrete blocks and long, uninterrupted window area. 1. The scale of new construction must be sympathetic to the scale of its neighboring buildings whenever feasible. The use of similarly sized building materials and wall openings is one way to help to achieve this effect. The larger blocks used at the corner of the one building are a reaction to the large blocks used on the façade next door. (A) 2. A building s appearance is more friendly and inviting if its scale is relatively small and pedestrian oriented. By breaking the façade up into smaller sections and using smaller scale materials, a more inviting design is created. (B) 3. Small scale materials such as brick and wood clapboard should be used on the street front and other pedestrian areas. (C) 4. Larger scale materials, if necessary, should be reserved for the rear of buildings and out of sight from the street. (D) 5. Large scale features, such as long rows of picture windows grouped tightly together, often have the appearance of uninterrupted glass. (E) This effect can be avoided by breaking the windows up into smaller groups, with larger divisions in between. Page 9 of 20

10 Design Standards BUILDING SCALE 6. Parking lots, garage doors, loading docks and drive-thru facilities must be placed at the side or rear of the building and out of sight from the street. (F) 7. Large blank areas of wall must not face the street. (G) These should instead be reserved for the side or rear of the building and away from pedestrian areas. Figure 9: Using site design to address issues of scale. Both of these buildings put their best face towards the street, and have facades designed with similar scale. The building near the top also has a large garage/warehouse component, which it hides in back behind the main building. By placing the smaller scale element in front of the larger one, it helps to reduce the perceived scale of the building. 8. Buildings of two or more stories can often benefit from subtle divisions that help to differentiate the base, middle and top portions of the structure. (H) 9. The scale and appearance of a building can be vastly improved with subtle articulations and designs that can create a more interesting façade. (I) 10. Buildings which require large, bulky components such as warehouses or multi-bay garages must place these structures as a separate mass in the back behind the main front-office building. The main front-office building, even if it is smaller, will help to shield it from view. Page 10 of 20

11 Design Standards BUILDING PROPORTIONS Building Proportion deals with the relative shape of a building and its parts with regard to width and height, usually understood as a ratio such as 1:2. For example, a window which is four times as tall as it is wide would have a ratio of 1:4, which is generally vertical in proportion. Figure 10: Taking cues from your neighbor. Although these buildings look very different from each other, they can share similarly proportioned elements to help tie them together visually. 1. The proportion of design elements, such as windows and bays, should be in keeping with the proportions of adjacent structures. The buildings shown in Figure 6 have windows which are the same relative proportion to each other. (A) 2. The relative proportions of design elements in a structure are most successful when kept consistent throughout the design, creating a coherent overall picture. The buildings shown in Figure 6 have both large and small windows which are generally the same proportion to each other. (B) 3. Vertical proportioning systems used throughout a design can help a building appear taller than it really is and are recommended because they have a nice relationship to human proportions. The vertically proportioned bays are represented by the porch columns and the design elements above them. (C) 4. The proportion of structural elements such as posts or columns must express their strength and not appear to spindly for the weight they carry. (D) Figure 11: Detail of façade. The relative proportions of the windows and columns are illustrated. All of the windows are twice as tall as they are wide. All of the columns are 10 times as tall as they are wide. Page 11 of 20

12 Design Standards FAÇADE COMPOSITION Façade Composition concerns the arrangement of design elements, such as windows and bays, in a recognizable and consistent composition. The consistent spacing of elements along a façade, called rhythm, is one example of this. Symmetry is another common composition. Figure 12: Two different buildings working with similar façade rhythms: The repeated bay spacing of the porch on the left is mimicked by the window spacing on the right. 1. The use of an easily recognizable pattern in the façade often makes it more coherent and understandable to the observer. (A) 2. Breaks and fluctuations in the overall rhythm of a building can be used to draw attention to important areas such as the entry, or to simply relieve the monotony of a very long façade. (B) 3. The use of a front porch or colonnade is a very useful way of creating a strong rhythm, and also provides shelter for pedestrians. (C) The expression on the facade of the structural bay system within is another way to display rhythm. 4. Building design must complement the rhythms or bay systems of adjacent buildings when they are expressed on the façade. (D) 5. Designs can also benefit from having multiple rhythms working simultaneously. For example, a smaller pattern repeated inside a larger pattern. (E) Page 12 of 20

13 Design Standards FENESTRATION Facade Fenestration measures the fluctuations of depth (such as a recessed entry way) and openings (such as window area) on a façade. Such fluctuations help to show depth and express shadows on a façade. 1. Subtle fluctuations in the plane of the façade can create an interesting design and reinforce intended rhythms and patterns. (A) 2. Multi-story buildings achieve a more balanced façade composition with decreasing fenestration levels on higher floors. (B) For example, a building would have deep recesses and large windows on the first floor, but shallow recesses and smaller windows on the upper floor. 3. At street level pedestrian areas, buildings are encouraged to be open and inviting, with large display windows for people to glance into. (C) Sidewalks, benches, and other amenities should be provided to encourage pedestrian traffic. Figure 13: Depth of a façade: The shadows created by using depth give the building a solid appearance, and create a visual contrast. 4. Recessing windows slightly or expressing structural bays on the facade allows sunlight and shadows to give the building a more solid and three-dimensional appearance. (D) 5. Openings in masonry façades should express a structural lintel or arch to show how it is carrying the weight above. (E) 6. The entry to a building is the best place to be creative with the use of depth and façade articulation. (F) The added design feature and shadows created by this will help to clearly identify the point of entry to visitors. 7. The addition of awnings at selected places along a façade is also a great way to create articulation and shadows. Page 13 of 20

14 Design Standards MATERIALS & COLORS Figure 14: The key to using different materials and colors together successfully is balance. 1. Building materials commonly found in the adjacent structures and surrounding area must be incorporated within new design. 2. Smaller, natural materials must be used whenever possible, especially on the front façade and pedestrian areas. (A) 3. When using more than one material in a façade, it is required to have one as the main theme with the others acting only to complement and accentuate the design. (B) Likewise, when using multiple colors on the exterior of the building, one color must be used as the dominant theme, with the other colors used more sparingly to create accents. 4. The use of color on a building must complement the colors found nearby and be of a natural, muted shade. 5. Normal concrete block is not allowed as a main façade material because of its flat, drab appearance, but other varieties of colored and split block can be used effectively to create design accents. (C) For a more complete listing of approved materials, please refer to the chart on the following page. 6. Special patterns included in the brick, tile or roofing every now and then can create a lively and interesting design. (D) Figure 15: When making a transition from one type of material or color to the next, it is required that the change be placed at a hard edge or small bump-out in the façade. Page 14 of 20

15 Design Standards MATERIALS & COLORS The following list is intended as a general guide to the approved materials for use within the Design Review District of Malta. It is not intended to be comprehensive. (Actual materials and colors should be approved by the town.) ELEMENT Approved NOT Approved Façade Common red brick Beige brick bare (consistent tone) Multi-colored brick painted approved color Imitation brick siding Special masonry units Pain (bare) masonry units textured Vinyl siding colored Metal siding split-face Exterior Insulation Finish Systems Natural stone Imitation stone Wood clapboard or shingle Asphalt siding Trim Wood Bare wood (lumber grade) finished grade painted stained Windows Anodized aluminum frame Bare aluminum frame approved color Wood frame painted or stained approved color Vinyl clad approved color Lintels (over openings) brick limestone colored concrete Clear/etched or frosted glass Stained glass Mirrored glass Roof Natural slate Imitation slate Standing seam metal small seam width, approved color Asphalt shingles black, single tone Parapet caps stone, concrete or limestone Other Canvas awnings Plastic awnings 3 color maximum, approved colors Walkway pavers/sidewalk Asphalt walkways brick, colored paving stone stamped or poured concrete Page 15 of 20

16 Design Standards SIGNAGE & LIGHTING Figure 16: For best results, signage and lighting must be kept as simple and straightforward as possible. Too much information on the outside of a building is distracting and appears cluttered. 1. All developments, renovations, repairs, and/or movement of location, which necessitate new signage, must be approved and are required to satisfy signage standards as stipulated in this section. 2. Logos and lettering are restricted to 18 inches or less. Window signs are not allowed on window exteriors and cannot exceed 30% or 100 square feet, whichever is less, of the area of window interiors. For businesses on streets where the speed limit is less than 45 miles per hour, freestanding signs cannot exceed 10 feet in height. Freestanding signs in much of the downtown business district cannot exceed 12 square feet; signs in other areas where speed limits are less than 45 miles per hour cannot exceed 24 square feet. 3. Building signage must be simple and integrated into the design of the façade itself, scaled down as much as possible. (A) 4. The street address must always be clearly displayed near the entry on every building so that people can find their way around the neighborhood. (B) Their letters must be between 4 and 8 tall, and contrast well with the background to be easily readable from the street. Buildings which are set back very far from the road may instead display their address on an approved identification sign near the street, if applicable. 5. Exterior awnings are often a nice method of helping to mark the entry to a building, providing shelter for pedestrians and creating a place to display the street address. (C) 6. Buildings with multiple tenants should work together to coordinate common sizes, colors and placements for street addresses, names, etc. (D) 7. Building signs must always be near the main entry to a building, in front, addressing the street and at least 15 feet from right-of-way. (E) 8. Freestanding signs must be small and unobtrusive, and placed so as not to obstruct the view of drivers in vehicles pulling out into traffic. Their materials must be consistent with the materials Page 16 of 20

17 Design Standards of the building and satisfy the Malta Signs Color Scheme. (Refer to Malta Sign Paint Choices Color Chart) 9. Exterior lighting fixtures must be traditional period style, in keeping with the traditional early American architectural theme. (See Examples Below) 10. Exterior lighting must be between watts 11. Lighting used for landscaping and signs must be kept to comfortable levels (0.5 to 1.0 foot-candles) Higher levels of lighting (2-5 foot-candles) are only needed in areas of high security. Figure 17: Example of period style lamps found in Malta. 12. Lighting used for landscaping and signs must include full shielding that eliminates glare with no light projected above the horizontal level into the sky. The light from such fixtures must not spill over onto adjoining properties. The surface of any bare, exposed bulbs must not be readily visible. 13. Lighting for signs must be top mounted fixtures which project downward only onto the sign surface itself. Internally lit signs are not allowed. (Fig. 18) 14. The use of High Pressure Sodium lights are recommended for typical exterior uses. Mercury vapor, low pressure sodium, neon and laser lights are not allowed. Figure 18: Preferred sign lighting method. Page 17 of 20

18 Design Standards 15. Freestanding lamp posts must only be as tall as necessary. Parking lot lights must be between feet tall maximum. Street sidewalk lights should be between feet high maximum. Walkway lights must not be taller than 3 feet. Lighting fixtures must complement those of adjacent properties. 16. Exterior gas station canopy lights must be recessed within their housing so as to focus their illumination directly downward. Lamp styles which allow the canopy lights to illuminate the surroundings beyond the pumping area are not allowed. Figure 19: Preferred lamp style casts light downward only. Examples: Page 18 of 20

19 Design Standards Page 19 of 20

20 Design Standards Map of Downtown Area Downtown district of Malta (Neighborhood #6) as defined in May Refer to zoning maps, Final Comprehensive Master Plan and the Linkage Study on file in the town offices for any updates or changes which may have occurred to this district. Page 20 of 20