HomeMy WebLinkAbout[02-3] Design Guidelines Final Report Sept 2007 St. Joseph Downtown Revitalization
Design Standards Committee
Urban Environs Work Group
Ernie Diedrich, Committee Chair
Maureen Forsythe
Michael Gohman
David Hunger
Amy Kluesner
Matt Lindstrom
Steve Paasch
Colleen Petters
Kurt Schneider
Cynthia Smith - Strack
Ellen Wahlstrom
Dale Wick
Final Report
September 2007
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TABLE OF CONTENTS
Section Content Page
I. Introduction & Purpose 3
11. Definitions 4
III. St. Joseph's Downtown 5
IV. Methodology 5
V. Design Guidelines 8
VI. Recommended goals 13
VII. Development of Greater Downtown 15
VIII. Conclusion 15
IX. Appendices 16
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I. Introduction and Purpose of this Report
In 2006, the City of Saint Joseph started a process to revitalize the downtown area so
that the downtown could remain the cornerstone of the community. For a city to be vital,
it should have a central place where its residents come together on important occasions,
and where they enjoy meeting each other in their everyday comings and goings.
Our citizen committee, the Urban Environs Work Group, was charged with establishing
design standards for the downtown area to guide people wishing to refurbish existing
buildings or build new ones. Design standards provide a basis for making design decisions
in an area that is typically a city's historical center. They are also a planning tool for
property owners and design professionals who want to make improvements that may
affect historic resources.
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I1. Definitions.
Clapboard: Exterior wood (usually cedar or redwood) horizontal siding with beveled
edges which overlap.
Decorative concrete block: A structural masonry unit or veneer that is impregnated with color and
features a textured surface (e.g. split face, rock face, brick face).
Design guidelines are strongly recommended yet discretionary policies that
guide more subjective considerations, such as district character, design
Design guideline: details, or architectural style. They serve as design criteria for review by
City Staff, an architectural review board, the Planning Commission, and
City Council.
Development standards address those aspects of site development and
building design that are essential to maintain and reinforce the character of
Development standard: each district. They include permitted uses, building height, facade
treatment, setbacks, and parking, sign, and landscaping specifications.
These standards should be legally defensible and implemented through the
City's development regulations.
Exterior siding material comprised of compressed wood fiber, adhesives
Hardiplank siding: and /or cement applied to planks or sheets of wood and cut to resemble
clapboard.
Historic plaque: Plaque designating the name of a building, occupant and /or date of
erection cut into or attached to a building surface.
Masonite siding: Engineered wood product made from wood fiber, wax, resins and a
hardboard overlay.
A think layer of masonry attached to a framework of wood, steel or rough
Masonry veneer: masonry for the pubose of providing ornamenttation, protection or
insulation but not counted as addingg strength to a wall.
Panelized brick: Preassembed, curtain -wall type brick veneer.
Split face block: See definition for "Decorative Concrete Block ".
Also known as cinder block. A hollow masonry unit (non - colored or
Standard concrete block: textured) made of concrete mixes with ashes commonly used in
foundations.
Three dimensional signage: Projecting signs attached to a horizontal wall and projecting outward
vertically therefrom.
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I11. Saint Joseph's Downtown
As indicated in the Introduction, the downtown is seen to need revitalization. Saint
Joseph's downtown, as the photographs in Appendix A readily show, is a collection of
mixed uses along Minnesota Street and College Avenue. The downtown is oriented to
pedestrians but challenged by heavy through traffic, a subdued "sense of place" and a
non - uniform streetscape.
During the Comprehensive Planning Process, survey respondents and neighborhood
meeting participants stated a number of challenges and opportunities facing the city over
the next few years. Among these challenges were retaining locally -owned businesses,
creating an attractive downtown area, optimizing the use of downtown space and keeping
downtown lively with a range of activities. When asked what one major improvement
would make living in St. Joseph better for them, almost 70% supported the notion of an
economically and socially viable and vibrant downtown that would preserve downtown
"Americana."
This committee spent one meeting doing a Strengths Weaknesses Opportunities Threats
(SWOT) analysis (summarized in Appendix B) that confirmed for the Urban Environs Work
Group that downtown Saint Joseph needs revitalization.
IV. Methodology
A. Defining the Downtown
Our first step was to establish the scope of our task by defining what we
understand to be "Downtown. " We did this by defining the Core Downtown
and the Greater Downtown areas.
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We augmented the City's definition of the Core Downtown to include the
following: Both sides of Minnesota Street between College Avenue and First
Avenue and bounded by Ash Street with extensions on College Avenue to Ash
Street and to just a little beyond Kennedy School.
The Greater Downtown Area expands to Birch Street on the north and to
Kennedy School on the South.
The Urban Environs Committee will focus on establishing design standards
primarily for the Core Downtown Area and will not deal with ways to further
develop the Greater Downtown Area.
B. What Has Been Done Already?
Our second task was to examine what has already been done by the 1995 visit
of the Minnesota Design Team and more recently (2005), the adoption of the
Comprehensive Plan by the City of Saint Joseph. The Minnesota Design Team
held a community visioning process and their design charette resulted in a
report that provided a vision for "A Great Good Place" which summarized rules
of thumb for a "great good place ":
1. Convenience with nearby parking
2. Locally owned businesses
3. Compact and walkable
4. Recognized as the Center
To that end, the renewed vision the Design Team gave us included:
1. Compact center that links Minnesota St. to Hwy 75
2. New investment directed to the Center
3. Shared parking behind center businesses
4. Walkways link college, Church and the Center
The Urban Environs Committee, in effect, adopts similar ideas about the
Downtown area in its deliberations about design standards.
C. What Would Make the Core Downtown Look Better?
The third step was to discuss design elements that coincided with the Design
Team drawings and could improve the downtown significantly. These are listed
in Appendix D and are woven in with the short-term and long -term
recommendations.
Our final step was to incorporate these design elements into a systematic set of
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design guidelines and standards. After looking at numerous sites on the Internet
and investigating what other cities have adopted as guidelines and standards
(see Appendix E), we developed a "blend" of guidelines and standards from other
cities that follow in part V.
V. Design Guidelines
A. Goals
1. Preserve the small town, unique character of St. Joseph
2. Complement the existing historic architecture
3. Enhance the pedestrian experience of downtown and encourage
streetscapes that are inviting
4. Ensure that the design standards articulate the community's vision for a main
street area
5. Consider "sustainable design" in all changes (see Appendix C for an
explanation of sustainable design)
6. Protect property values by listing and specifying desirable attributes of
characteristics that define a building's quality.
7. Finally, the design standards should apply to the following:
a. All new building construction
b. All exterior building improvements and signage changes that require a
building /sign permit
c. All new or reconstructed parking areas with 5 or more spaces
B. Specific Standards
1. Store Front Building Materials
The historic character of a property should be retained and preserved.
The removal of historic materials or alteration of features that
characterize the property should be avoided. The following materials
are recommended:
a. Brick or brick veneer
b. Decorative Concrete block
c. Stone
d. Wood - minimum amount and is to be painted and maintained
e. Stucco
f. Maintained clapboard, hardiplank
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g. Large windows
The following building materials are not recommended:
a. Standard concrete block
b. Vinyl/ steel siding
c. Unfinished wood
d. Painted or panelized brick
e. Masonite
2. Windows and Floors
a. Large open views into the commercial spaces are encouraged to
enhance the pedestrian experience by providing a visual connection to
the use inside the building.
b. Restoration or renovation of a storefront should be mindful of its original
character.
c. Installing window air conditioners is inappropriate.
d. Windows and doors are recommended in the rear facade for use of rear
lot area.
3. Building Setbacks
A storefront is recommended to be at the property line or even with the
adjacent property and the storefront should be less than five feet from the
property line.
4. Parking
a. Off street parking should not occur in the front yard.
b. Parking should be accommodated at the rear of lots and on shared city
lots.
c. The city should assure that ample on street and off - street parking is
available throughout the downtown area
d. Green parking buffers such as hedges and berms are encouraged. The
buffer area on parking lots should be a minimum of 5' wide to provide
adequate space for the trees, railing or wall and snow storage. The
street wall should be maintained across the parking lot street frontages
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by using overstory trees, hedges, berms, ornamental fencing and /or
structural screens.
5. Utility Screening
Ground - mounted mechanical equipment and dumpsters should be screened
with plants, walls or fencing.
6. Landscaping
a. Hanging baskets and planters are encouraged along storefronts.
b. The city of St. Joseph should develop a plan to provide trees and
planters as part of the streetscape along the downtown district.
7. Signs
a. Business signs will conform to the established city sign ordinance.
b. Appropriately sized symbolic and historic three - dimensional signage is
encouraged.
c. Downtown area informational signage (e.g. business location) is
encouraged. Informational kiosks may compliment the downtown
atmosphere.
d. Historic plaques showing the history of the building are encouraged.
8. Lighting
a. Building and signage lighting should be indirect, with the Tight sources
hidden from direct pedestrian and motorist view. Lighting should serve
to illuminate facades, entrances and signage and provide an adequate
level of personal safety while enhancing the aesthetic appeal of the
building.
b. The City should provide light fixtures that reflect the historic character
and continuity of downtown.
9. Maintenance
a. Buildings in the downtown area should be well- maintained and
kept in good repair.
b. Painted surfaces are to be maintained.
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c. Deteriorated historic features should be restored /repaired rather than
replaced. When the severity of the deteriorating requires replacement of
a distinctive feature, the new feature should match the old in design,
color, texture, and visual qualities and where possible, materials.
d. Chemical or physical treatments, such as sandblasting, that cause
damage to historic materials should not be used. The surface cleaning
of structures should be undertaken using the gentlest and
environmentally responsible means possible.
e. If masonry has deteriorated, re- pointing or replacement may be
required. All work and replacement should match the existing masonry
as closely as possible in style, color, type, bond pattern and size. When
re- pointing, a mortar appropriate for the brick type should be used and
match the existing mortar color.
f. Masonry should not be painted or covered with false facades.
10. Rear Entry /Egress
a. Access at rear of building from parking areas is encouraged.
b. The back of buildings ought to be maintained.
11. Awnings
a. Awning design ought to be historically appropriate and complementary
to the building and to surrounding buildings.
b. Awnings should project a minimum of 3' from the building.
c. Awnings should not extend across multiple storefronts unless consistent
or complimentary with building design.
d. Back lighting of the awning is discouraged.
e. Awnings to be constructed of durable, protective, and water repellant
materials.
f. Awnings ought to be made of canvas or materials that are compatible
with the original structure. Metal, shingles, plastic, fiberglass or shed
roofs are discouraged.
12. Building Scale /Height
a. Building bulk and scale ought to be in a sympathetic arrangement.
b. Buildings ought to have a height similar to adjacent buildings.
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13. Fencing
a. Chain link, split rail or standard concrete block fences are strongly
discouraged.
b. Acceptable fence /wall materials are brick, cut or carved stone,
decorative or split face block and wrought iron. Green fences /hedges
are encouraged.
14. Roofs
a. Material and color of roofs ought to be consistent with the rest of the
structure and adjacent properties.
b. Green roofs are encouraged, if they are structurally feasible and don't
create additional problems such as drainage.
15. Color
Colors should be from a historic color selection and should compliment the
age and style of the structure. Property owners should limit the number of
colors on a single structure. Loud and highly contrasting colors are
discouraged; subtle, neutral or earth tones colors with low reflectance are
preferred.
16. Franchise
Franchises or national chains are to follow these standards to create
buildings compatible with the downtown area.
17. Sidewalks/Streetscape
a. Sidewalk bump outs, planters and distinct paving at intersections and
crosswalks are encouraged.
b. Bike rack locations ought to be provided.
c. The use of pavers and other texture materials are encouraged.
d. Wider sidewalks if possible are encouraged.
e. The City should adopt standards for streetscape elements to provide
uniformity throughout the downtown area. This would include benches,
directional signage, trash receptacles, fencing, planters, and parking lot
buffers.
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VI. Recommended Steps
Taking the design considerations listed in Parts IV and V into account, the Urban Environs
Committee proposes the following short-term and longer -term steps in the revitalization of
the downtown area. All these recommendations should incorporate sustainable design to
ensure energy savings and the conservation of resources.
A. Short -Term Projects
1. For the purposes of this report, the short-term is judged to be 1 -2 years and
the projects on this list are not in order of priority, though we suggest the
city create a streetscape plan as soon as possible to prioritize and
implement this suggested list of projects.
2. Adopt a downtown logo and slogan to connect with signage, banners, etc.
in the downtown area (to give the downtown a "brand ").
3. Install historical plaques showing the history of buildings along Minnesota
street. The plaques provide a pedestrian with a reason to stop in downtown
and take an interest in the building and the activities going on inside.
4. Adopt a consistent awning design on Minnesota and College streets. This
provides an immediate visual connection between buildings in the
downtown area. This committee chose not to dictate materials, colors or
designs. What's most important is that there is the intent to visually Zink
awnings in some way.
5. Attach banners (with the downtown brand) on decorative lampposts along
Minnesota Street.
6. Install directional signage (with the Downtown brand) coming from Highway
94 as well as Hwy 75.
7. Install planters, benches and trees on both sides of the downtown streets
B. Longer -Term Steps
1. Bury or relocate the power /telephone cables and if poles or support
structures are needed, choose the most visually interesting type.
2. Address vehicle and pedestrian separation downtown... perhaps with wider
sidewalks or planters or bushes.
3. Install traffic - calming bump -outs in the corridor between the church and the
alley and mark with planters or a pedestrian crossing (paint stripes on the
road).
4. Require facades behind main street buildings and dress up parking spaces
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with planters and some unifying element in the Saint Joseph "back yard"
such as benches, a fountain or a flagpole. See the Minnesota Design Team
suggestions for further ideas.
5. Buffer the Parish parking lot with bushes /trees, benches or a fountain or an
information kiosk.
6. Install a connection between both sides of Main Street with an arch over the
alley between Loso's and the old First State Bank Building and a
corresponding feature /arch across the street. Part of this was envisioned by
the Minnesota Design Team's visit many years ago.
7. Investigate diagonal parking on Minnesota Street to see if tradeoffs can be
found (e.g., less parking on the Church side and more parking on the
commercial side)
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VII. Developing the Greater Downtown Area
Our committee spent most of our time on the Core Downtown area so this section has not
been developed. What we suggest is that the Greater Downtown area, as defined in the
graphic on the title page, be subject to greater infill in order to provide for a better
transition to the commercial area adjacent to Hwy 75 and to those areas immediately
surrounding the Core downtown area.
VIII. Conclusion
Given the rapid commercial development on Highway 75, the housing development to the
north of Hwy. 75, the impending development near the College of St. Benedict, the new,
"green" elementary school and the low level of investment in the Downtown area, Saint
Joseph is in danger of losing its identified center unless downtown revitalization takes
place.
Our committee was charged with developing design standards for the downtown so that
the overall effect of new investment in old buildings as well as investment in new buildings
leaves the downtown looking better than it currently does. These standards, developed in
Part V, highlight the historical center of Saint Joseph and embrace the idea that a
downtown should encourage a sense of place by facilitating citizen interactions as well as
providing an attractive and welcoming place for visitors.
Finally, we also have added a list of short-term and long -term recommendations that are
consistent with the design standards and would help keep the small town character of
Saint Joseph as well as make it a more attractive city for newcomers, for our regular
guests (CSB and SJU students), and for casual visitors looking for an attractive place to
visit for awhile.
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Appendix B: SWOT Analysis
Strengths:
• College
• Monastery
• Post office
• Parking
• Walkable distance
• Focus on downtown efforts
• Redevelopment
• Trees
• Meat Market
• Back lot potential
• New Tight poles
• Architecture
Weaknesses:
• "Linger" deficit
• Lack of consistence of awning
• Lack of visual interest
• Cable lines
• Telephone wires
• Setbacks are inconsistent — lack of street wall
• Empty lots
• Lack of visual interest
• Telephone Poles (tall one)
• Insufficient pedestrian vehicle separation
• Narrow sidewalk
• No bike racks
• Raggedy
• Imbalance of church and downtown stores
• Number of bars
• Store hours of operation
• Empty lots
• Unattractive buildings
• Different roof alignments
Opportunities:
• CSB Investment
• Development
• Cooperation
• Old Kennedy school
• Facade standards
• Greenspace
• More retail
• Growth -new business and more people
• Mixed housing
• Streetscapes
• Link Lake Wobegon and downtown
• Tourist attraction- combined with college events
• Anchor- library or community Center
• Walkable entrance into the college
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Threats:
• Limit Activities
• Cost/money
• Fear of college
• Lack of Density towards HWY 75
• Transportation
• No incentives for improvements
• Competitions with St. Cloud and surround cities
• Lack of parking
• Town - Gown - cooperation in revitalization effort
• Tour of Saints -other Recreation efforts
• Field Street and other transportation issues
• Car traffic
• Misperception of HWY 75 as Downtown.
• Industrial park deter people from coming into town
• Lack of interest
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Appendix C: Sustainable Design
Sustainable design (also referred to as "green design) as applied to buildings is the art of
designing buildings that comply with the principles of economic, social, and ecological
sustainability. The essential aim of sustainable design is to produce buildings in a way
that reduces the use of non - renewable resources, minimize environmental impact, and
relates people to the natural environment. It involves using tools such as life cycle
assessment and life cycle energy analysis to judge or rate the environmental impact of
various design choices. Green design is considered a means of reducing or eliminating
the impact on the environment while maintaining quality of life by using careful
assessment to substitute less harmful products and processes for conventional ones.
Sustainable design attempts to reduce the collective environmental impacts during the
construction process, as well as during the lifecycle of the building (heating, electricity
use, carpet cleaning, etc.). This design practice emphasizes efficiency of heating and
cooling systems, alternative energy sources such as passive solar, building siting,
reused or recycled materials, on -site power generation (solar technology, ground source
heat pumps, wind power), rainwater harvesting for gardening and washing and on -site
waste management such as green roofs that filter and control storm water runoff.
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Appendix D: Desired Design Elements
✓ Wider sidewalks
✓ Historical brass plaques showing the history of buildings along Minnesota Street
✓ Consistent canopy design...wraps around towards Bo Diddley's and the new
building site (Laundromat)
✓ Traffic calming bump -outs for people walking out of the church flanked by planters
✓ Burying the power /telephone cables
✓ Assuring a consistent facade with clapboard and colors
✓ A wrought -iron arch over the alley between Loso's and the old bank building
✓ Consistent facades behind main street buildings as well as some unifying element
in Saint. Joseph's backyard "plaza" (e.g., a flagpole planters, etc.)
✓ Infill park, sitting area
✓ In all changes, a focus on green design
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Appendix E: Common Design Elements from Several Cities
The following represents some of the common design elements found in a number of
design criteria adopted by other cities. These cities include: Walla Walla, Washington;
Hayden, Idaho; Normal, Illinois; Mankato, Minnesota; Hopkins, Minnesota; Livermore,
California; Conway, Arkansas; and, Burien, Washington.
✓ All buildings should be oriented to the street with commercial activities occupying
the ground level.
✓ Housing will be encouraged as needed to undertake redevelopment of parcels.
✓ An ample supply of on and off - street parking will be located throughout the Core.
✓ Public spaces will be used to provide beauty and places to gather.
✓ Buildings with more than one story.
✓ Large storefront windows that allow people to see activity within a building.
✓ Shop doors that add character to each building.
✓ Use facades, awnings and windows for business signs in a manner that supports
the overall character of the setting.
✓ A setting that supports both automobile and pedestrian movement.
✓ Maintain and enhance building character and facades.
✓ Require any new development to occur at street front. (Do not allow traditional
suburban site design with parking between street and building)
✓ Make improvements to parking areas on "back" side.
✓ Work with property owners to encourage improvements to rear facades and the
creation of rear entrances adjacent to parking areas.
✓ The retail functions of the postal service should be kept in Downtown.
✓ Establish pedestrian crossings with supporting sidewalk/trail connections
✓ Use the Comprehensive Plan and land use controls to establish strong edges that
prevent the incremental conversion of property to nonresidential uses.
✓ Use regulations and financial incentives to promote property maintenance and to
prevent undesired uses of property.
✓ Make streetscape improvements to enhance street as corridor to Downtown.
✓ Enhance opportunity for pedestrian and bicycle use.
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✓ Curb "bump outs" at street intersections aid with pedestrian crossing and help to
calm traffic.
✓ Parking is an important ingredient of a successful Downtown. Parking in the
Downtown must be available, well distributed and free.
✓ Parking must be viewed as an asset of the entire Downtown, not of individual
properties.
✓ Downtown should encourage customers to visit multiple businesses, not just a
single stop.
✓ Informational signs related to the use of the parking area.
✓ The Downtown Special Service District is the best means for funding the public
parking system. The calculation of the service charge is based on the annual
budget for the Service District. Operating costs would include the recapture of land
costs, maintenance, snow removal and capital improvements. These costs are
converted to a cost per space. This cost factor is assigned to properties according
to the total spaces required by ordinance minus any spaces provided directly by
the parcel.
✓ The service charge applies solely to non - residential property. State law limits the
application of a service charge only to property that is classified for property
taxation and used for commercial, industrial, or public utility purposes, or is vacant
land zoned or designated on a land use plan for commercial or industrial use.
✓ Add other improvements that enhance the experience of visiting Downtown, such
as benches, waste containers and bicycle racks.
✓ The design for a way finding system should be established for both Downtown and
applications outside of the Downtown.
✓ A higher standard of cleaning and snow removal may be expected in Downtown.
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