Community Redevelopment Agency Commercial Façade Improvement Program Project Assistance Process

Transcription

1 Community Redevelopment Agency Commercial Façade Improvement Program Project Assistance Process The City of Banning Redevelopment Agency currently manages a project area within the city limits, encompassing 3,253 acres. The principal agency objectives are the elimination of blight in the project area, the provision of public infrastructure, and the creation of jobs and economic opportunities leveraged through tax increment financing. Twenty percent of the tax increment funds available to the agency are designated for low and moderate-income housing programs. The Redevelopment Agency has several project assistance programs consisting of a commercial façade program, first time homebuyer s assistance program, and a home maintenance assistance program, and assist development on a project-by-project basis. All documents that are created between the agency and the participant must be approved by the Agency Board at a regular scheduled meeting. Any financial assistance in any form from the agency must meet SB975: Prevailing Wage requirements. For further assistance, please contact RDA staff at (951) Community Redevelopment Agency City of Banning P.O. Box 998 Banning, California

2 Community Redevelopment Agency Commercial Façade Improvement Program Guidelines PROGRAM GUIDELINES The purpose of the Program is to provide Grant/Loans to eligible business owners ( Owners ), for use in cleaning up, beautifying, improving and maintaining the exterior appearance of their property or building façades/commercial business/structure(s) within the designated area along Ramsey St. and businesses adjacent to and visible from Interstate 10 in the City of Banning in accordance with the Program Guidelines. Each Grant/Loan will provide to eligible property owners, a grant or loan in an amount to be determined by the Agency, and will be disbursed to recipients on a cost reimbursement basis for actual and eligible costs incurred by the recipient. All requests for Grant/Loan Money shall be processed, approved and administered as provided for in these Program Guidelines. The Façade Improvement Program is intended to be used for the following types of work: a) Exterior rehabilitation of building facades within the Downtown Project Area and commercial corridor in compliance with the Design Guidelines. b) Exterior painting, stucco applications, and other architectural treatments that improve the aesthetics and visual appeal of building facades. Designs must meet the Charette Guidelines in the Downtown Project Area and Design Guidelines on the commercial corridor. c) Correction of Building or Fire Code violations or deficiencies, including seismic retrofitting of unreinforced masonry buildings. d) Improvement of existing landscaping or installation of new landscaping to building frontage or areas visible from Interstate 10 and Downtown that serves to improve the visual appeal of the City of Banning. f) Correction of non-conforming signage or replacement of non-conforming signage on building facades on Ramsey Street and Downtown. g) Performance of exterior maintenance on building facades facing or visible from Ramsey Street and Interstate 10. h) Improvements that are consistent with the City s Design Guidelines and themed intent. City Responsibilities The City shall be responsible for administering and implementing the Program in a manner consistent with the Agreement. City s responsibilities shall include: (i) working cooperatively with eligible Owners; (ii) disbursing individual Grants/Loans to eligible Owners; (iii) preparing Grant/Loan Agreements for eligible Owners receiving a Facade Improvement Grant/Loan; 1

3 (iv)disbursement of funds to Owners determined to be eligible by City r; (v) review of costs submitted by program recipients for reimbursement; (vi) auditing use of Facade Improvement Grant/Loans by program recipients; (vii) maintaining the reports and records required under the Agreement; (viii) enforcing the terms of Agreements. Owner Eligibility and Selection 1. Eligibility. In order to be eligible for an award of a Facade Grant/Loan an applicant must meet either criteria a) or b) and criteria c) and d) set forth below: a) Own or lease real property located along Ramsey St. and adjacent and visible from Interstate 10 in the City of Banning. If lease property, the applicant must be able to demonstrate that they have the right to alter, modify, or otherwise make changes to the property or exterior façade of the building or that they have obtained written permission from the property owner. OR b) Be the owner of a business located along Ramsey St. and adjacent and visible from Interstate10 in the City of Banning. If the business owner is a tenant, then he/she must be able to demonstrate that they have the right to alter, modify, or otherwise make changes to the property or exterior façade of the building, or that they have obtained written permission from the property owner. AND c) Submit an application to the City meeting the requirements of the Program Guidelines. Applications must specify the improvements to be made to the exterior façade or other exterior work on the property and be consistent with the Program Guidelines. The Agency will work cooperatively to determine eligibility of Owners. Eligibility will be determined based on verified information submitted by the applicant in its application. How long the business has been in operation. How long the business have been in operation in the City of Banning. How long subject property has been owned. 2. Application. Any owner may apply to the City for a Facade Grant/Loan using the form provided by the City. The application must include the following: a) A color diagram or rendering of proposed improvements. b) A color photo of existing building. c) A construction budget with itemized cost estimates for labor and materials based on bids from a contractor must be paid prevailing wage. 2

4 d) A proposed work schedule with specified commencement and completion dates. e) Proof of ownership or authorization to alter, modify, or otherwise make changes to the property or exterior façade of the building or that they have obtained written permission from the property owner. Plans are to be approved by the Agency prior to submittal to the City in order to assure compliance of the design Guidelines. The applicant must then process the plans through all applicable City permit procedures. Agency staff will provide assistance as and if necessary. Note, that permit fees are eligble expenses. 3. Determination. Once the City has received an application for the Facade Program it will forward a copy of the application and all attachments to the Agency. The Agency shall determine which Owners are eligible. Applications will be judged based on: a) Conformance with the Program Guidelines. b) Cost effectiveness of the project and accuracy of project budget. c) Extent and scope of improvements. d) Extent of the beneficial impact on the appearance of Ramsey Street. e) Architectural and aesthetic qualities of the project, including compliance with the City s Design Guidelines. f) Ability to remedy existing Municipal Code violations or public nuisances. The Agency may prioritize the award of Facade Grant/Loan based on which proposed projects are determined to address the most serious problems and/or those, which will have the most visual impact. 4) Award. Once the Agency has determined to award a Facade Grant/Loan to an eligible Owner, the Owner will receive written notice of the award. The award shall be contingent upon the Owner executing an Agreement in the form provided by the City and compliance with all of the terms and provisions of the Program Guidelines and Agreement. 3

5 Program Administration The Program will be administered and implemented in accordance with the following: 1) Facade Program Agreement. Eligible Owners to whom a Facade Grant/Loan is awarded shall execute an Agreement with the City as a condition of receiving any disbursement of funds. 2) Disbursement of Funds. Funds will only be disbursed by the Agency to reimburse the Owner for eligible costs indicated on the project budget attached to the application that are actually incurred by the Owner on the approved project. The Owner may periodically submit requests for disbursement of the funds in installments as reimbursement for ongoing expenses or may submit a request for a lump sum disbursement upon completion of the project. Each request for disbursement shall be accompanied by documentation demonstrating that the expense is an eligible expense, that it was paid, and that the work was or is being performed and shall include contracts, receipts, invoices, canceled checks, labor and/or material lien release(s). The Agency may require that an inspection be made to determine that improvements have been installed or performed pursuant to the approved plans, have been properly made, and are in place. 25% Upon owner obtaining necessary permits and approvals. 50% Released to Owner on construction draw basis as receipts or invoices from contractors, vendors, or material men are submitted to Agency. Agency may disburse funds within fifteen (15) days of accepting the receipts or invoices as valid. 25% Upon Owner s completion of the Façade Improvements and obtaining a Certificate of Occupancy from City. 3) Eligible Costs. Costs eligible for reimbursement with Facade Program funds are those costs for work identified above in these Program Guidelines that also meet the following criteria: a. The fee of any City permit required for the project. b. Costs for design, architecture, and planning services by licensed professionals on the project. c. Costs for construction, painting, and similar services billed by licensed contractor. d. Other costs indicated on the project budget and approved by the City. 4) Permits. Owners are solely responsible for obtaining all required approvals and permits for the project, including the payment of all required fees of the City and other governmental entities having jurisdiction over the project. Owner is responsible for submitting and processing project plans through all applicable City required procedures. 4

6 5) Submittal of Plans. Only the Owner or Owner s representative may submit plans for review under this Program. Owner s representative must have written authorization from the Owner prior to submittal of the project plans. 6) Licensed Contractors. All construction work for which Owner seeks reimbursement out of program funds shall be from licensed contractor. 7) Hiring of Contractor. Owner shall have the sole responsibility, once the plans have been approved, of hiring a contractor to perform the agreed upon work. To the extent possible, all of the labor, materials and supervisory services devoted to this project under this Program shall be procured from suppliers and contractors themselves doing business from premises within the City of Banning. 8) Work Completion. Owner shall be solely responsible for completion of all work and for obtaining a certificate of occupancy, if required, from the City. 9) Construction Signage. Owner agrees to place a 4 by 8 sign displaying before and after renderings of the building and the statement Project Funded by the Redevelop Agency Commercial Façade Program. Sign must be posted within 15 days of permit issuance and visible from the front of property. Sign must be approved by the Agency prior to construction. 10) Requirements. Owner agrees to install all improvements and complete all work as specified in the approved application, approved and/or stamped plans and City recommendations. All work will conform to the Design Guidelines established for the program. Owner may be required to submit additional drawings or other submittals that further illustrate the improvements as proposed. These additional items may include, but not be limited to the following; paint chips, color charts, palette of materials to be used, additional drawings that more fully illustrate or support the proposed facade improvement. Owner agrees to complete all required program work pursuant to and consistent with the agreed upon deadlines. The above requirements are designed to assist the applicant in understanding the nature of the Program. Their purpose is to assure that the project is completed in a timely and expeditious manner. 5

7 BANNING REDEVELOPMENT AGENCY STATEMENT OF INTEREST TO PARTICIPATE In the Commercial Façade Improvement Program I hereby express my interest to participate in the redevelopment of the Project Area and submit the following information: 1. Name Telephone 2. Home Address 3. Name of Business 4. Address of Business 5. My present type of business is 6. Please explain in detail the type of project you wish to complete: Exterior Rehabilitation Landscaping Improvements Exterior Painting/Stucco Correction of non-conforming signage Correction of code violations 6

8 7. Have you submitted any documentation to the Planning Department regarding this project? i. YES NO 8. If yes, have you completed a Land Development Task Force Meeting? i. YES NO 9. Please describe your background and experience, as it pertains to your request. (You may include further information on this page or attach additional sheets.) 10. I understand that submission of this Statement of Interest does not in any way obligate me to participate in the redevelopment. Signed: Print Name: Title (if applicable): Date: The following documents must accompany this application: a) A color diagram or rendering of proposed improvements. b) A color photo of existing building. c) A construction budget with itemized cost estimates for labor and materials based on bids from a contractor must be paid prevailing wage. d) A proposed work schedule with specified commencement and completion dates. e) Proof of ownership or authorization to alter, modify, or otherwise make changes to the property or exterior façade of the building or that they have obtained written permission from the property owner. Plans are to be approved by the Agency prior to submittal to the City in order to Assure compliance of the design Guidelines. The applicant must then process the plans through all applicable City permit procedures. Agency staff will provide assistance as and if necessary. Note, that permit fees are eligible expenses. All outstanding balances must be paid prior to acceptance including Business Licenses. All applications must be submitted 30 days prior to the Agency meeting for placement on the agenda. The Agency meets the fourth Tuesday of every month. Applications will not be accepted unless complete. 7

9 Application for Agency Assistance For use with loans only 1. Project Overview: Describe the proposed Project in sufficient detail to allow Agency staff to understand what it is, how it will look (include a site plan), and how it will benefit the community. 2. Site Overview: Indicate how you control the Site; include a Title Report, if available, describe Property Entitlements you currently have and will need, if any additional, provide Escrow Documents, describe Purchase Price and other details of the Site itself. 3. Economic Pro Forma Analyses: Provide: i) a development pro forma showing (a) site acquisition costs, (b) hard costs, (c) soft costs, (d) financing costs, and (e) contingency; and ii) an operating pro forma showing (a) annual income (including vacancy costs, if any), annual operations and maintenance costs, and annual debt service. 4. Applicant should provide an independent market analysis to validate that it would be reasonable to expect a projected level of income. For smaller projects this analysis may be completed by a local broker; larger projects will require a formal market study. 5. Redevelopment Agency will review the pro forma identified in Item 3 above to determine what, if any, Gap Funding it will provide for a project to complement Private Equity and Loans from Private Lending Institutions. 6. Applicant should demonstrate background of management of the project to be very detailed in experience including construction and operations. 8

10 SB 975: Prevailing Wage Legislation In the last year, the California Department of Industrial Relations ("DIR") has issued a number of new determinations of prevailing wage applicability in various publicly assisted projects. In almost all of those determinations, the DIR found that public agency assistance to the projects triggered prevailing wage requirements. The prevailing wage requirements were changed even further by the Legislature s adoption of SB 975, which dramatically expanded the coverage of prevailing wage requirements to projects involving almost any sort of public subsidy. Under current law, prevailing wages are required to be paid on any public works project in excess of $1,000 (Labor Code Sections ). A public works project is defined as a work of "construction, alteration, demolition or repair work done under contract and paid for in whole or in part out of public funds" (Labor Code Section 1720). Types of Assistance Requiring Prevailing Wages Under SB 975. SB 975 defines "paid for in whole or in part out of public funds" as any of the following: The payment of money or the equivalent of money by a state or political subdivision directly to or on behalf of the public works contractor, subcontractor, or developer. Performance of construction work by the state or political subdivision in execution of the project. Transfer of an asset of value for less than fair market price. Fees, costs, rents, insurance or bond premiums, loans, interest rates, or other obligations that would normally be required in the execution of the contract, which are paid, reduced, charged at less than fair market value, waived or forgiven. Money to be repaid on a contingent basis. Credits applied against repayment obligations. Exceptions to Prevailing Wages Under SB 975. SB 975 contains certain exemptions, the most important of which are as follows: Private residential projects built on private property, if the project is not built pursuant to an agreement with a state agency, redevelopment agency, or local public housing authority. Public agency contribution of funds for public works, if the public agency "maintains no proprietary interest in the overall project" (but prevailing wages must be paid on the public works project). Public agency reimbursement of costs "that would normally be borne by the public." Public subsidy to a project that is "de minimis in the context of the project." Affordable housing projects where the only public subsidy is redevelopment low and moderate income housing funds. 9

11 Affordable apartment projects financed with multifamily mortgage revenue bonds (for bonds allocated before December 31, 2003). Single family housing projects financed with single family revenue bonds (for bonds allocated before December 31, 2003). Affordable apartment projects which receive federal or state low income housing tax credits (for tax credits allocated before December 31, 2003). While there is no "grandfather clause" contained in the text of SB 975 itself, the DIR has sent out a notice that SB 975 will not be applied against "public works projects advertised for bids" prior to January 1,

12 The Community Redevelopment Agency Of the City of Banning Commercial Corridor Design Standards 11

13 Introduction These design standards are intended to establish sound and distinctive provisions that will be used to retain and promote the City s small-town atmosphere. The standards will create and retain architectural styles that will serve as the backdrop to a pleasant and safe area that is uniform and unique in order to attract and retain activity and create a sense of place ; a place to shop, stroll, conduct business, and entertain. Purpose In accordance with Objectives 2.2 of Goal 2 (Enhance Community Image) of the Community Redevelopment Agency s Five- Year Implementation Plan (Plan), these design standards (Standards) have been prepared for the commercial corridors with emphasis along Ramsey Street and Interstate 10, between 8 th Street and Hargrave Street. These Standards will provide development guidance for those seeking to construct new structures or rehabilitate existing structures. This document also serves to guide the decision makers, including staff, in reviewing and approving improvements along the City of Banning s commercial corridors. Background The Plan provides the Agency and interested community residents with a concise review of Agency activities, goals and objectives, and a description of how the Agency intends to operate over the next five years. More specifically, the Plan indicates that a loan or grant program be created to improve the commercial buildings façades. The Standards will allow the Agency the opportunity to implement this program. The Standards include provisions for massing, height, scale, architectural styles, storefronts, etc. The Standards were developed from the results of the Ramsey Street Corridor Charette, Downtown Revitalization Workshop Forum, proposed Zoning Code, and urban design principles. Commercial Corridor Design Standards Development Standards: The City of Banning is currently conducting a comprehensive update of the General Plan and Zoning Code. The following standards are provided below for the commercial corridors based upon the discussions that have taken place thus far: Downtown Commercial General Commercial Min. Lot Size (s.f.) 0 6,000 Min. Lot Width 0 60 Min. Lot Depth Front Yard Setback 0 10 Rear Yard Setback 0 0 Side Yard 0 Setback Building Coverage (Max.%) Max. Height Stories 4/60 2/35 (stories/feet) 2 1 If the lot is located adjacent to a residentially zoned lot, the minimum setback shall be 10 feet 2 Not including belltowers, steeples and similar architectural embellishments not exceeding 10% of the total building area. 12

14 Historical Buildings: Banning has a rich architectural history that began with the stagecoach stop near the Gilman Ranch. Throughout the decades numerous buildings of architectural significance have been constructed in the City, specifically within the downtown commercial corridor, that contribute to the City s unique and distinctive small-town atmosphere. These buildings include, but are not limited to, the San Gorgonio Inn (Californian mission/ Ranch Adobe architectural style) and Cancer Federation Building (Craftsman style). Future development should be focused around these buildings, should incorporate these structures into development, or should incorporate their architectural style. To retain the charm and character of these buildings and maintain the distinctive smalltown ambiance, preservation and enhancement to these structures is encouraged. Architectural Styles: The City of Banning promotes quality development that preserves the existing noteworthy architectural styles. There are a variety of styles in the City s commercial corridors, the following three styles were chosen by the city because they contain uniform architectural elements and are compatible with existing development, but also retain their individuality: Figure 1: Photograph of the San Gorgonio Inn prior to the additions represents California Mission / adobe style. Figure 3: California mission architecture is characterized by mudded tiled roofs, arches, and the use of towers as focal points. California Mission. The California Mission architectural style contains strong massing, colonnades, arches, white plaster, pitched mudded tiled roofs, wrought iron, exposed ridge rafters and recessed windows. Figure 2: The Fox Theater has a significant architectural façade that should be the focal point for future development. P:\Facade Programs\2006 Ramsey Facade Program\2006 Application & Guidlines.doc- 1-

15 Figure 5. Craftsman architecture utilizes stone wainscot, columns with a stone base, front yard porches, wood doors, wood headers and wood siding. Craftsman. The Craftsman architectural style maintains low pitched roofs, large eaves, stone wainscot, exposed timber, porches, wood siding, jewel tone colors, tapered columns and double columns. Rhythm: The City s commercial corridors are long, in some cases stretching the entire length of the city. In order to promote visual interest or promote pedestrian activity, it is necessary to establish unique architecture and patterns of alternating facades. Figure 4. The ranch adobe architecture has low pitched or flat roofs, wood doors, mudded tiled roofs and exposed timber elements. Ranch Adobe. The Ranch Adobe architectural style is characterized by strong massing, simple shapes, bent roof lines, white plaster, mudded tiled roofs and wrought iron. P:\Facade Programs\2006 Ramsey Facade Program\2006 Application & Guidlines.doc -2- Figure 6. Structures should be located on the street edge and include a variety of facades. This is established by varying storefronts, recessing entries, incorporating walls between storefronts and placing various roof

16 types. Patterns can also be established by the use of color, material change, cornices and molding, and decorative parapets. Building entrances should be placed every 25 to 50 feet to encourage pedestrian activity. Larger buildings, those with over 50 feet of storefront should appear as a collection of smaller buildings. Mass: cornices and parapet walls can also be incorporated into the facades. A strong base will create a pedestrian feel, this can be accomplished by tiled wainscoting, bay windows, balconies, etc. Blank walls are discouraged. Height & Width: The buildings in the commercial corridors are generally narrow, close to the street and provide pedestrian activity. Future facades should have pedestrian height of 11 to 14 feet. Figure 7. scale. Buildings should have a pedestrian oriented Most buildings along the City s commercial corridors are located along the road, have a narrow storefront width, and are one or two stories. The most prominent buildings in these corridors contain a unique storefront, color application or storefront appearance. Buildings with fifty feet or more of storefront should appear like a grouping of smaller buildings, with use of a variety of roof forms, changes in the wall plane, grouping of windows into patterns and coordinated placement of design elements (established building pattern). Roof: Buildings with 50 feet of storefront or more should be designed to appear like smaller buildings with use of a variety of roof forms, changes in the wall plane, grouping of windows into patterns and coordinated placement of design elements. For buildings with multiple stories, the first story façade should be located close to the sidewalk or setback. The other stories should be further setback from the street; however, second story balconies can be located adjacent to or over the sidewalks. Highly prominent architectural features are encouraged such as towers along corners or entrances. The use of decorative eaves, P:\Facade Programs\2006 Ramsey Facade Program\2006 Application & Guidlines.doc -3- Figure 8. The facades should provide a variety of roof types and materials. Various roof types and shapes should be utilized. The ridge lines should be varied in order to create interest. Straight roof lines should be avoided. Roofs should crown or punctuate the buildings. However, they should be simple

17 in design because complex roof designs will detract from the rhythm of the corridor. Mansard roofs should be avoided. Sloped roofs with rafter tails can be used with certain architectural styles. Dormer windows can be used to break up large roof massing. Tiles or concrete roof tiles are encouraged, composition shake roofs are discouraged. Roof top equipment must be screened by a parapet wall or roof. It is highly discouraged to use a metal screen around the equipment or some form of material that is not consistent with the façade. Street Frontage: maintain a uniformity or sense of place among the various façade types. To improve pedestrian activity, storefronts should be located every 20 to 25 feet; third and fourth floors should be recessed from the sidewalk to minimize the mass on the pedestrian environment. New buildings should respect the surrounding architecture and massing. Similar architectural treatment should be provided to the rear or the side of the building if visible from the street. Screening of the back of house items, such as trash areas and loading docks, if visible from the street, is encouraged. Landscape, decorative enclosures, etc. can be used as effective screens. The screen features; however, should be architecturally compatible with the architecture. Similar street facade treatments should employ if buildings are contiguous to alleys,. Figure 9. Buildings should be located along the street; the parking should be located along the rear or the side of the bilding. Facades are encouraged that create a unique and inviting frontage along the street as well as maintain a rhythm and cohesion with the surrounding buildings. Building facades should be located along the back of the sidewalk or along the appropriate setback requirements, which will create one continuous edge. To break up the expanse of the edge, a variety of architectural styles is encouraged. Architectural treatments such as window bands, moldings, etc. should be repeated to Figure Sidewalks should be wide enough for multiple people to use. 2. Corner buildings should have an architectural point of interest, either be cut off, or have an architectural accent such as a tower and storefront entrance. 3. Recess entry areas provide façade variation and a point of interest P:\Facade Programs\2006 Ramsey Facade Program\2006 Application & Guidlines.doc -4-

18 4. The street trees can provide shade to the storefronts Storefronts should include areas for benches, art displays, or other points of interest. 9. Storefronts should be recessed to accommodate outdoor public or private seating areas. 10. Light or signal poles should be pedestrian in scale and in keeping with the style of the outdoor furnishings. highlighted with a portico, especially if located on a corner. Proliferation of security bars portrays a negative image. Visible security bars are strongly discouraged. Windows & Doors: Storefronts: Storefronts are a critical component to a retail commercial corridor because they draw the customer into the store and also provide focal points that create safe and pleasant areas for the community. The use of a variety of elements to achieve interest and to draw the pedestrian activity should be employed. This interest can be accomplished by recessing the doors and windows; providing surface texture; detailed and decorative trims and building plane variation. Small human scale is also encouraged. Windows and entrances should face the sidewalk. Storefronts should not exceed 20 feet in width. A maximum 10 foot recess can be built into buildings to provide street variation and enhance the entrance. Restaurants with limited sidewalk area should also consider recesses for indoor/outdoor space. Figure 12. Storefront windows should be free of clutter and excessive signs. To maximize visibility of retail commercial businesses, multi-pane windows are discouraged as well as tinted windows or mirrored windows. These windows can be recessed for sun control or decorative retractable awnings can be installed. Figure 11. A recessed storefront that is 20 feet in width will create pedestrian interest. Entries can be flanked by columns, decorative fixtures, planting, and arches; or P:\Facade Programs\2006 Ramsey Facade Program\2006 Application & Guidlines.doc -5- Figure 13. Doors should be decorative and be consistent with the architectural style. Doors should be decorative in keeping with the relevant architectural style and should be of high quality materials. Kick plates should be included for wood doors. Multiple pane

19 doors are encouraged. Plain doors discouraged. Entries that are intended to serve the general public, should receive design treatment similar to that described above. Service entries, those not intended for use by the general public, should blend into the building s façade. Wood is vulnerable to the elements, less durable and requires more maintenance. Therefore, it should be used in moderation, when appropriate to the architectural style. Wood is typical of the architectural vocabulary to many of the architectural styles and should be used for roof eaves and dentils, siding, etc. Materials: The City encourages the use of aesthetically pleasing and long lasting materials that are in keeping with the architectural style of the building. Materials should be wrapped around corners and along the rear elevations (when visible to public view). Awning materials should be of sturdy material that will not fade. Figure 15. Walls should be designed consistent with the building façade. Exposed precision block walls are discouraged. Ancillary Structures: Figure 14. Stone or stucco columns can be used to highlight an architectural façade. Stone masonry, especially cut stone, can appear heavy and create a formal appearance; as such, it should be used to as accent along a building. Masonry can be used on keystones, as headers, or as window sills, to define an entry, etc. Stucco can be used to convey mass and sturdiness. Ancillary structures are structures that are attached to or separated from the main structure and typically support the operations of the main structure. These structures include trash and storage structures and should be completely enclosed and screened from public view by walls, doors and gates. They should be designed in a manner and with materials consistent with the facade of the building (if visible to the public). Colors: Colors are often overlooked by most, but are effective and inexpensive and can add to a P:\Facade Programs\2006 Ramsey Facade Program\2006 Application & Guidlines.doc -6-

20 buildings historical value, mask building problems and draw attention to certain portions of the building. Muted and earth tones are encouraged. Highly reflective material and colors especially large dark color surfaces are discouraged. Facades should have at least one main color with at least two accent colors (light main color with darker accent colors and visa versa). Bright or Intense colors should be left for grill work, signs, banners, etc. Brick, stone, or other materials should not be painted. Precision block is discouraged; however, if it is used, it should be covered in stucco to match the architectural style. Lights: Lighting standards should be compatible with the façade. The height of these standards should be low if encouraging pedestrian orientation. Proper lighting to highlight architectural points of interest, for security, or for window display or night time activities is encouraged. P:\Facade Programs\2006 Ramsey Facade Program\2006 Application & Guidlines.doc -7-