General Design Guidelines

Transcription

1 General Design Guidelines The following will apply to all districts: Building Massing: Varied building heights define a hierarchy of forms and introduce variety in the urban fabric. 1. Building massing shall be appropriate to location on the site. Pedestrian zones should have appropriate scale and frontages facing busy traffic should have sufficient size to promote visibility. 2. Building massing is to be in proportion to the scale of the building with an emphasis of simple, but elegant planes and volumes. 3. Asymmetry and contrasting strong horizontal and vertical geometries are encouraged. Vertical elements ( towers ) should be placed at corners, entries or at important sightlines. 4. Variations in building height shall be emphasized by changes in material. 5. Parapet height changes shall return to the roof to provide visual depth. 6. Building massing should reinforce pedestrian zones & articulate entries. Prairiefire - Design Guidelines - December 23,

2 General Design Guidelines (cont d) BUILDING MODULATION & ARTICULATION Architectural detail provides buildings with an appropriate scale, whether oriented to the pedestrian or to vehicular traffic, and relates them to their context by identifying entries & tenants identity. 1. Building detail should be authentic and appropriate to the straightforward character of the Kansas vernacular. 2. Buildings shall be articulated to complement building entrances. 3. Trash collection areas shall be screened from view. 4. Walls adjacent to pedestrian walks shall be detailed with architectural wall elements that are separated by no more than 30 or shall be finished with highly textured materials. Examples of architectural wall elements include: windows, entrances, graphic panels, trellises, or artwork. 5. Building walls shall have consistent proportions and details on all sides, though building details are to vary from building to building. 6. Entries and important building elements will be highlighted with the use of architectural features that relate and contribute to the overall massing concept. 7. Artificial features and unrelated decorative elements such as spandrel glazing are discouraged. 8. Buildings shall be constructed of high-quality, natural materials that require limited maintenance. Synthetic materials shall be used only if equal in appearance and durability to natural equivalent. 9. Where masonry walls occur, detailing shall express the natural weight of the material. Masonry surfaces will extend to grade and thickness of at least 8 will be expressed. Openings in masonry walls shall be detailed to express a lintel of stone, concrete or steel. 10. No classical cornices are permitted (such as egg and dart ). Overhangs, where they occur, shall be simple but articulated projecting at least 4 from the face of the wall and at least 18 at pedestrian areas. 11. Vertical elements ( Towers ) shall each have a distinctive design and shall not be finished with plaster. 12. A high-quality base or wainscot material shall be used where the base of opaque walls meets paving, to a height equal to or higher than 12. Masonry wall finish may extend down to grade. 14 Prairiefire - Design Guidelines - December 23, 2014

3 General Design Guidelines (cont d) MATERIALS & COLORS Diversity in both materials and colors complements an energized pedestrian environment. straightforward massing and provide visual interest to the pedestrian. 1. Varied colors and textural materials surfaces emphasize Buildings shall be constructed of high-quality, natural materials that require limited maintenance. Synthetic materials shall be used only if equal in appearance and durability to natural equivalent. 2. All metals must be non-corroding. In cases where metals are designed to patina, surrounding finishes must be protected to avoid damage, staining, etc. 3. Adjoining finish materials shall not meet at exterior corners. A list of acceptable and unacceptable building materials can be found on the following page. Prairiefire - Design Guidelines - December 23,

4 General Design Guidelines (cont d) Acceptable Materials: Glass: Clear, 1 insulating (double-paned) Glass block (except not at merchandise windows) Sandblasted, frosted, textured or stained glass Metals: Solid brass, bronze, nickel or copper accents Stainless steel - brushed or matte finishes Antique or Patina finishes Ribbed metal siding Other metals to be reviewed on a case by case basis Stone / Tile: Natural stone panels/tiles Decorative, hand painted or crafted tiles Polished or honed cut stone: marble, granite, terracotta, etc. Brick and faux or cultured stone Wood: Heavy timber Slatted wood/louvered wood canopies Wood trellis members Wood storefront mullions Roofing: Standing seam or metal Slate Flat Glazed Tiles Unacceptable Materials: Glass: Mirror or tinted glass Plexiglas Single-paned glass Laminates: Plastic Laminate Simulated materials: brick, wood, etc. Metals: Stain-producing metals Field painted metals Tile: Standard ceramic tile Vinyl or quarry tile Ceramic or porcelain tiles imitating natural materials Wood: Wood where not allowed per local building authorities Masonite Plywood paneling Simulated wood products Roofing: Wood Shingles or Shakes Composition Shingles or Hardishake Other Materials: Exterior grade Venetian Plaster Cement Plaster Precast concrete Terra Cotta EIFS 16 Prairiefire - Design Guidelines - December 23, 2014

5 General Design Guidelines (cont d) STONE AND FAUX STONE FINISHES LOCAL LIMESTONE Split-face Kansas Limestone, Prairie Shell Light PRAIRIE BRICK FINISHES Split-face Kansas Limestone, Flint Hills Gray U.S. Stone Industries, Inc. Random coursed Ashlar pattern Split-face Kansas Limestone, Onaga Norman Bricks - Jumbo sizes not permitted. Tan or gray colors are discouraged Prairiefire - Design Guidelines - December 23,

6 General Design Guidelines (cont d) SPLIT-FACE CONCRETE MASONRY UNITS STANDING SEAM METAL SIDING RIBBED METAL SIDING Miller Materials, Ivory Miller Materials, Kansas White PRECAST MASONRY FINISHES PLASTER OR EXTERIOR INSULATION & FINISH SYSTEM 18 Prairiefire - Design Guidelines - December 23, 2014

7 General Design Guidelines (cont d) ROOFS The typical roof will be flat and will be enclosed by a parapet of sufficient height to screen views of rooftop units from adjacent public streets. Sloping roofs may be used to contribute to the overall massing concept. 1. Rooftop mechanical equipment shall be screened from views at perimeter public streets. If height of mechanical equipment exceeds the top of parapet elevation, a mechanical equipment screen shall be provided. 2. Sloped roofs shall have a maximum slope of 5: Gutters, downspouts and scuppers are prohibited except at sloping roofs. 4. Flues, etc. shall be painted to match adjacent surfaces. 5. Roof ladders shall not be visible from the exterior of the building. Prairiefire - Design Guidelines - December 23,

8 General Design Guidelines (cont d) STOREFRONTS & ENTRANCES Tenants will be required to provide exterior urban style facades/storefronts of varying heights and shapes with architectural characteristics unique to their identity, yet consistent with the center s design identity. Tenant facades and storefronts are expected to be of the highest caliber, producing dramatic theatrical facades with color, texture, and lighting that enhance the pedestrian experience and contribute to the overall quality and sophistication of the project. 1. Storefronts must encompass the entire height and width of the opening provided. be at front façade or at corner, where this occurs. 3. Within the openings facing onto public streets at perimeter, Tenant doors shall be storefront-type aluminum and textured/translucent glass. 4. Entry doors must be a minimum of 9-0 tall. 5. Storefront elements and door swings at sidewalks must remain within the storefront envelope and not extend past the lease line. Sliding doors must slide into pockets that conceal them from view during store hours. Exposed automatic sliding doors are discouraged. Tracks and guides must be flush with adjacent surfaces. Storefront openings must be able to be sealed for weather purposes. 2. Some tenant spaces have more than one storefront opening in exterior walls. Generally, Landlord-provided side walls and rear walls have openings for storefronts. These spaces are corner locations or are located in freestanding buildings where spaces may have 6. Opaque material may be used at upper sections of the storefront multiple openings. Tenants in these spaces are ZONE required D: to provide opening above glazed areas, but may not exceed 4 feet in vertical STORERONT EXAMPLES appropriate storefronts for all openings. Primary store entrance shall height, and must differ with building wall material. 20 Prairiefire - Design Guidelines - December 23,