Maple Plaind e s i g n g u i d e l i n e s

design guidelines

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Acknowledgements:

City Council

Maple Plain Design Team

Brian Nowak, Planning Commission

Jason Ziemer, City Administrator

Consultant Team:

Jennifer HaskampSwanson Haskamp Consulting

Rose LorsungMFRA

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Table of Contents

Introduction......................................................................................................................4

Purpose of Design Guidelines........................................................................................5

Process Background.......................................................................................................6

District Establishment and General Applicability of Standards............................7 - 11 Introduction.............................................................................................................7 StreetscapesandPedestrianEnvironment............................................................7 StreetFurniture.........................................................................................10 LightFixtures.............................................................................................11

Gateway District......................................................................................................12 - 22 ArchitectureandColor..........................................................................................13 Materials...............................................................................................................15 ScaleandMassing...............................................................................................17 Signage................................................................................................................19 StreetscapingandSidewalkEnvironment............................................................20

Downtown District...................................................................................................23 - 31 ArchitectureandColor..........................................................................................24 Materials...............................................................................................................27 ScaleandMassing...............................................................................................28 Signage................................................................................................................29 StreetscapingandSidewalkEnvironment............................................................30

Budd/Highway 12 District.......................................................................................32 - 41 ArchitectureandColor..........................................................................................33 Materials...............................................................................................................35 ScaleandMassing...............................................................................................36 Signage................................................................................................................38 StreetscapingandSidewalkEnvironment............................................................39

Implementation...............................................................................................................41

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Introduction

TheMaplePlainDesignGuidelinesdocument isdesignedasaneasy-to-use,and informativeguideforthearchitecturalanddesigncharacteristicsforMaplePlain.TheseGuidelinesarenotmeanttobeinhibitcreativityortheprocessofgooddesignandproblemsolvingbydevelopersand builders, but rather carry out the values and small characterisitcs that the communityassimilates.ThecommunityhaspreparedtheseGuidelinestodemonstratewhattheCitywantsforarchitecturalaestheticsanddesignquality in theCity’s threespecialDistricts theGateway,DowntownandBudd/Highway12District. TheGuidelinesshouldserveasareferenceforallprojectsthroughoutthecommunityregardlessifaprojectlieswithinoneoftheDistricts.ThegoalistocreateaunifyingdevelopmentanddesignaestheticcommunitywideandcreateasenseofplacethroughoutMaplePlain.

Theopeningsectionof thedocumentcontains introductory information,historicalbackground,demographics, process, and guiding vision for the community. The City went through a signficant publicparticipationprocesstodeveloptheGuidelines.TheprocessincludedacharetteprocessbytheMinnesotaDesignTeam,followedbyanextensiveVisualPreferenceSurveyadministeredtothecommunitywhichservesasthefoundationforthefollowingGuidlines.Thesecondsectionincludes general, non-district specific guidelines, followed by Guidelines that pertain specifically to special areas identified in the City’s Comprehensive Plan. The special areas are established earlyinsectiontwo,throughtheuseofgraphicsaswellasthetextthatintroducethegoalsforeachspecialareaDistrict. Thegoalscanbeasdescriptiveandsuggestiveas theGuidelinesthemselvesandthereforedevelopersandbuildingsshouldheavilyconsiderandusethemwhenworkingonprojectsintheCity.

The final section includes a brief implementation section that provides objective statements to accomplishsomeofthegeneralcommunityinitiatives.Anexampleofacommunity-wideinitiativewould be the implementation of a unified streetscaping design throughout the city, with the most careanddetailpaidtothespecialareadistricts.

Throughout thedocumentacollectionofdrawingsand imagesarepresented tohelpvisuallydescribe the goals and aspirations oftheGuidelines.Theimagespresentedare suggestive and are meant to helpfurther clarify the regulations identified throughoutthedocument.

Maple Plain TodayThis image of Downtown Maple Plain represents progress. The Pub has been updated to reflect the direction of the architectural style and color preferred for downtown. Some streetscaping is present, and will become more robust through the Design Guidelines requirements.

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Purpose of Design Guidelines

TheCityofMaplePlaincreated theseDesignGuidelines tohelp thecommunityachieveandimplementitsvisionforthecommunity.TheCityembracestheunique,small-town,specialqualityof the community, and realizes the need to preserve these qualities for the enjoyment of thecurrentresidentsandfuturegenerations.

The Design Guidelines pertain to the special areas identified in the Comprehensive Plan, whichincludetheGatewayDistrict,theDowntownandtheBudd/Highway12District.AlthoughtheseguidelinesarestrictlyenforcedintheseDistricts,adeveloperproposinganystructureorredevelopmentprojectanywhereinthecommunityshouldreviewtheseGuidelinestounderstandthe community and its characteristics, and should attempt to apply the standards identified in this guide.

Thisuser-friendlydocumentisaguidefortheCity’sdecisionmakersandcitizenadvisoryboards.The objective is for this document to be used not only by those proposing development orredevelopment in the special area districts, but also to integrate the standards identified in this documentthroughoutthecommunity.Byusingtheexistingpositiveandhighqualityelementsinthecommunity,theCitywillenhanceorimprovetheoverallqualityoflife.

CommunityCharacter

TheCityislocatedapproximately25mileswestofMinneapolisonU.S.Highway12.Theproximityof thecommunity tomajoremploymentcentersandrecreationalopportunitiesattracts familiesandthoseinterestedamoreruralandsmalltownwayoflife,whilestillmaintainingaccessandopportunities to more urban settings. As a significant regional employment area, the community willcontinuetobeaviableplaceforresidentialdevelopment,andwillcontinuetobeattractivetonewandexistingresidents.TheCity’sComprehensivePlanandMetropolitanCouncilidentifyMaplePlainasadevelopedcommunity;howeverthecommunitywillcontinuetogrowandprovideoptionsforresidentstolive,workandrecreate.

MaplePlain isalsofacedwithnewdemographicchallenges,andtheresidentialconsumerwillchange significantly over the next several years. The fastest growing demographic in the country istheagingbaby-boomers,whichmeanstheactiveseniorwillbethenextpopulationtoconsiderand provide housing. This becomes a significant driver for a community like Maple Plain that has historicallyservedyoungfamilies.Thehousingtypeisprimarilysinglefamilydetacheddwellings.More detailed demographic information can be found in the City’s Comprehenisve Plan, butgenerally impactstheGuidelinesbecausethedocument includesopportunitiestodiversify thehousingstock,andforexampleprovidelivingopportunitiesforseniorsinthemixed-useareas.

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Inaddition toanagingpopulation,homepriceshave risenover thepastseveralyearswhichalmost eliminates options for first-time home buyers. The current housing stock does not provide entry-leveloptions,whichmeansyoungerresidentshaveahardertimestayinginthecommunity.Addressingtheneedsofthispopulationmeanskeepingyoung,vibrantpeopleinthecommunitythatcontributes the long-termsustainabilityof theCity. Thesehousingneedsshouldalsobeconsidered,and theopportunity toaddress theseconcernscanbeachieved throughnotonlyzoning,butalsothroughDesignGuidelinesthatpromoteandmandatemixed-use.

Thecommunitydevelopedamissionstatementthoughtheircomprehensiveplanningprocess.TheDesignGuidelinesshouldupholdandsupportthefollowingmission:

Building upon its past for a prosperous future, the City of Maple Plain, Minnesota is a safe, livable community where elected officials, city staff, residents and businesses work together to provide quality services and create a community that is attractive to a wide variety of people and businesses.

Process Background

TheestablishmentoftheDesignGuidelinesdemonstratesthecareandconsiderationmadetoensure a document was created that reflects the needs and wants of the community. These Guidelinesweredevelopedthroughasetofcomprehensivemeetings,charetteswiththeMinnesotaDesignTeam,andpublicparticipationopportunities.EngagingthelargercommunityindevelopingtheGuidelinesensuredthattheyarerepresentativeofthevisionoftheentirecommunity,notjustasmallsegmentofthecommunity.

Aformalworkinggroup,theMaplePlainDesignTeam,wasestablishedtoworkthroughdesignissues in thecommunity. Thisgroupofcitizenvolunteersworked throughacharetteprocesswiththeguidanceoftheMinnesotaDesignTeam.ThisgrouphelpedthecommunityestablishDistricts,architecturalstyles,andcharacterfortheDowntownMaplePlainarea.ThiseffortformedafoundationfromwhichtheMaplePlainDesignTeamcontinuedworkingtoensurethesuccessfulintegrationofdesigninthecommunity’sdecisionmakingprocess.

AmajorcomponentofdevelopingtheGuidelinesincludedaVisualPreferenceSurvey(VPS)tohelp clearly identify specific elements that were important to the community. The VPS provided the detail to the general objectives gained from the Minnesota DesignTeam charettes. Thisinformation was quantified and used to help create the specific Guidelines of this document. SincetheMinnesotaDesignTeam’scharetteprocess, theCityhascontinuedtowork towardsintegratingtheideasandworkofthatprocess.Thedevelopmentofthisguideusedinformationcollected through thatprocessas the foundation fromwhich tocreate theDesignGuidelines.Further refinements of the elements in this guide were achieved through feedback from the Maple PlainDesignTeam.

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District Establishment and General Applicability of Standards

IntroductionThefollowingGuidelinesapplytoallspecialareaDistricts:theGateway,Downtown,andBudd/Highway12.Additionally,theseGuidelinesshouldbereviewedbydevelopersforalldevelopmentandredevelopmentprojectsthroughoutthecommunity.Theseguidelinesaregeneralandareintendedtoguidedevelopmentinawaythatencouragescontinuity,butdiscouragessamenessandrepetition.TheCityiscommittedtocreatingauniformandcohesivecharacterthroughtheGateway,DowntownandBudd/Highway12Districts,andwillachievethisvisionthroughdecorativeelementsandapaletteofacceptablearchitecturalstyles. Allcommercialandretailstructuresshalldemonstratefour-sidedarchitecture,whichwillbedescribedhereafterasarchitecturethatpaysattentiontoallsidesofastructureandincludeshigh-quality,wellarticulatedandfenestrateddetailsonthefacade,sidesandrearofastructure.TheCitydoesnotwanttodiscouragecreativityanduniquedevelopmentbecause,whendoneappropriately,willcontributetotheoverallbeautyof the community. The following elements are one way to achieve unification across the City while continuing to allow some flexibility of architectural development.

Streetscapes and Pedestrian EnvironmentsStreetscapingofferstheperfectopportunitytoachieveacohesiveandwell-designedpedestrianenvironmentthatwillmakeMaplePlainadesirableplaceforpeopletoliveandvisit.Thegoalistocreateandfosteracommunitythatisaplacethatpeoplewanttostopandexplorefurther.By developing interesting and well-maintained streetscapes, people will naturally be morecomfortablewalkingthroughdowntown,visitingshops,andultimatelyinvestingandreinvestinginthecommunity.

Streetscapesthroughoutthecommunityshouldbethoughtofintermsofzones,wheretherearefour (five when Bike Zone is included) distinct zones that should be planned for and provided.

Figure1graphicallydescribesthesezones.

These zones are universal, whether located in aresidential neighborhood, along Main Street, orinternaltoashoppingarea.

Maintaining these zones encourages pedestrianactivityandcontributestotheoverallpedestrianscaletherebyencouragingpeopletowalkratherthandrivetheirmotorvehiclesfromplacetoplace.Thezonalconcept was developed, and is supported by theFederalHighwayAdministration(FHA).TheminimumstandardsandareasareapprovedbytheFHAandhelp to create uniform pedestrian environmentsthroughoutcommunitiesthatcontributetotheoverallsuccessofpedestrianspaces.

Citywide - Streetscaping and ScaleStreetscaping and architectural elements should reduce the scale of the pedestrian environment. This sidewalk includes awnings, signage, plantings and seating to encourage a pedestrian friendly environment.

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The section below defines the sidewalk zones according to the FHA. The definitions provided are modified and adopted from the FHA standards. All sidewalks in the communities must be built to a minimum of the following specifications, and larger furniture and frontage zones are encouraged whereappropriate:

Figure 1 Sidewalk Zones

Citywide - Minimum Sidewalk StandardsThis section demonstrates the sidewalk zone concept. The intent is to create district spaces or ‘zones’ that create a clearly defined pedestrian environment. Creating the perception of a safe pedestrian envi-ronment is critical because it encourages walking and use of outdoor spaces, therefore creating a sense of accessibility.

Frontage Zone:ThreeFeet(3’)–Wheretheawnings,windowboxes,orotherprojectingelementsmustbelocatedwithinthefrontagezone.

Sidewalk Zone:FiveFeet(5’)–Thispathmustbekeptclearandmaynotincludeanyintrusionofobjects.PlantingslocatedinthePlanter/Furniturezonemayoverhangintothepedestrianzoneif at a height of 6-feet or taller. (See Figure 1 for further clarification)

Furniture/Planter Zone:Four toEightFeet (4’-8’)– thePlanter/Furniturezone is intended toprovidearea forutilities (suchas lighting,hydrants,etc)andwillprovidearea forstreet trees,grass,sidewalkfurnitureandplanters.Thisareahelpstoreducethescaleofthestreetfrontageandtoprovideasenseofsafetyforpedestrians.

Curb Zone: Six Inches (6”)–Thecurbzone is important forboth theperceptionofsafetybythepedestrianaswellasthefunctionalqualityofthesidewalk.Ifparallelparkingispermitted,periodiccurbcutsshouldbeprovidetoallowaccessibilityandADAcompliance.Thecurbzonealso provides area for adequate drainage and clear delineation between road and vehicular traffic andthepedestrianarea.

BikeZone

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Bike Zone (Optional): Four Feet (4’) – in many cases it is appropriate to also plan for bike traffic andto includethiswithinthesidewalkzoningprocess(thisareawouldbe locatedbeyondthecurbzone.)Itisreasonabletoplanforbikelanesaspartofthepedestrianenvironmentbecauseoftentimes reduced road width, and the presence of bikes helps reduce traffic speeds as well as encouragessaferdriving.

Sidewalk and Bike ZonesThe image demonstrates a sidewalk zone that desig-nates a Bike Zone that would be to the exterior of the Curb Zone.

Urban Sidewalk with ZonesThis image demonstrates a sidewalk zone concept with a Sidewalk Zone that is continuous with the Furniture/Plater Zone. This type of sidewalk provides a quaint pedestrian environment but would only be appropriate in a downtown area where parallel parking is allowed, and buildings are not set back as far from streets. Additionally, the paver sidewalks provide an additional level of texture and interest.

Maple Plain’s progress towards ZonesMaple Plain today is headed in the right direction. This streetscape is laid out with the correct zones, but will require additional vegetation, lighting and furniture to complete the design.

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StreetFurniture

The street furniture will be a unifying elementthroughout the community. Similar stylesand materials should be used throughout thecommunitytoencourageacohesiveappearance.ThestreetfurnituremaybelocatedineithertheFurniture/Planter Zone or the Frontage Zone on asidewalk.Itisimperativethattheappropriatescale and type of furniture is provided in eachDistrict (Downtown,GatewayorBudd/Highway12)andsidewalkzonetoensurethatpedestrianand bike spaces are not encroached upon,therebyreducingthesuccessofthesespaces.

The Visual Preference Survey identified several typesandstylesofstreet furniture thatwouldbeacceptable to thecommunity. Somecharacteristics that were continually prioritizedincluded: historical fixtures with a preference towards the Danish/Scandinavian style withintegrated clean lines, rich colors, and metals.Fixtures that included wrought iron and othermetals dominated responses. Fixtures andfurniture styles with scroll work and traditionalelementswerenotprioritizedashighas thosewithcleanlinesminimaldetail.

Considerationshouldbegiventotheweatherandclimate. Furniture and streetscaping elementsshouldbedurableandrequirelittlemaintenance.Materialssuchaswroughtironandothermetalsareencouragedduetotheirabilitytowithstandtheelements. Allexternaldecorativeelementsshouldconsiderweatherandmaintenance.Thisincludesawnings,canopies,planterboxesandsigns.

Sidewalk FurnitureClean lines and sculptural street furniture will be encouraged. The styles and colors should be com-patible with adjacent building styles and colors.

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LightFixtures

When development or redevelopment isproposed a comprehensive light fixture submittal will be required to demonstrate compliancewith theseDesignGuidelines. The intent is tocreateacohesivestreetfrontagethroughdetailelements, including light fixtures, and it will be necessary for each project to present theirlighting details. In addition to the fixture itself, the wattage, illumination area and direction oflight shall be identified to ensure light pollution is kept toaminimumand that thenight sky inMaplePlainisnotdisturbedbyexcessivelight.

All areas in the community will be required touse the same street light fixture style to help createacohesivethemeorbrandthroughoutthecommunity. To create a comprehensive streetpackage, a clean but historically detailed fixture will be required for pedestrian scaled lighting.Each fixture shall be capable of hanging banners, flags and planters to allow for the most flexibility for streetscapeappearances.Inaddition,ifplantersareproposed,thedeveloperorbuildershallberequired to submit an irrigation plan to ensuremaintenance of all plants along the boulevard.All street fixtures should be from the Lantern style, distributed by Xcel (see images). If thisstyle should become obsolete at any time, theclosest fixture in style shall be the replacement toensureconsistency. Theconsistencyof thefixture throughout the community will allow for morediversityofindividuallightingpackagesonstructures.

Light fixtures are required on the façade of each structureandforeachuser,aspreviouslystated,a standard light fixture will not be required; however, the developer shall be required todemonstrate how lighting on the structure isconsistent with the overall character of thearchitecture, streetscape and approved streetfixture. Additionally, if the builder or developer cannotdemonstrateanappropriatelightingplan,a pre-approved City standard specification shall beprovidedtoensureasuccessfulstreetscape.

Light Fixture Design/StyleThese images demonstrate the fixture and pole type required for all development in the City of Maple Plain. All fixture packages should be con-sistent/compatible with this style. The Lantern Style fixture distributed by Xcel shall be the required street light fixture.

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Gateway

TheGatewayareaisgeographicallydescribedin the adjacent figure. The Gateway area consistsofapproximately40acresandservesastheentrancetoMaplePlain.TheGatewayareahastheopportunitytowelcomepeopletotheCity,andshouldexemplifythecharacterfortheCityasawhole.TheGatewayisdecidedlydifferentfromtheDowntownDistrictduetoitsscale, and potential opportunities that simplyarenotavailableindowntownbecauseofmoreconstrained parcels, roads and existing users.ThatopportunitymeanstheCityhasthechancetocreateaunique,innovativeGatewayarea.

The Maple Plain Design Team acknowledgedthatopportunity,andasaresultestablishedthisDistricttofocusattentionandadditionaldesignconsiderations because of its visibility. TheTeam decided this area should be reflective of theMaplePlainvisionandcharacter,butshouldbedifferentfromtheDowntownDistrictintermsof architecture and land uses. As a result the following goals are established based on theinformationcollectedfromtheVisualPreferenceSurveyaswellastheDesignTeam:

GoalsEstablish a true entrance to the community that demonstrates the character of thecommunity.

Develop an area that includes commercial, office and residential uses all within the Gateway area.

DevelopandcreatestructuresofsimilararchitecturalqualityandstyletoenforcethequalityandcharacteroftheGateway.

Integrategreenspaces,amenities,andastrongpedestrianenvironment thatconnects theGatewaytotheoverallcommunity.

Thesegoalsare the foundation fromwhich the followingGuidelineswereestablished. Thesestandardsareestablishedtoensureasuccessful,high-qualityGatewaythatrepresentsthevisionforthecommunity.TheCitywantstoencouragedevelopmentandredevelopmentoftheGateway,so thatMaplePlainbecomesadestinationand long-termsustainablecommunity. Therefore,theseGuidelinesaremeanttogivedirectiontopotentialdevelopersorbuilders,nottoinhibitthecreativeprocessortomakedevelopmentcost-prohibitive.

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Figure2GatewayDistrictArea

The figure demonstrates the parameters of the Gateway District geographically. This area is the ‘entrance’ to the City of Maple Plain.

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Architecture and ColorThe character of the Gateway will be differentthan theDowntownbutwill integrateelementsfromtheDowntownDistrict.DuringdevelopmentoftheseGuidelines,manyofthecharacteristicsof the Downtown were also preferred for theGateway, including color and architecturaldetailing.TheuseofelementscommontobothDistricts is important to encourage a cohesivedesign throughout the City. The followingGuidelines are established for the Gatewayarea:

Neo-Traditional and traditional architectureshould be the primary architectural style forcommercialusersintheGateway.Commercialarchitecture could also include classicarchitecturaldetails.

Commercialarchitectureshallbefour-sidedwithattentionanddetailgiventoallsides,butthereshould continue tobeoneprimaryentrance toeachuser/building.

The stick-built architectural style should bereserved for the residential component in theGatewayarea.

TheDistrictshouldintegratetraditionalDowntownstreetscapingelementssuchasawnings,arborsandparapets.Thesedetailsshouldbescaledtotheenvironment,andlargeruserswillberequiredtoincludethesearchitecturaldetailstocreateamorepleasantandwalkableenvironment.

Warm,richcolorsshouldbeusedwherepossible.Neutrals are acceptable provided with a warmundertone. Primary colors and other brightcolors shall be permitted in small percentagesnottoexceed10-percentofastorefront.

Mixed-useandfalsefronts(appearanceofmixeduse)shallberequiredthroughouttheDistrict.

Gateway Architecture and ColorThese images demonstrate the appropriate scale and architectural style for the Gateway District. The top image uses a good mix of warm colors with accents of primary colors that would be appropriate for the Gateway. The two images below have strong corner elements that anchor a development and area. The architectural style of these three images demonstrate a mix of tra-ditional and modern elements that is desired for the Gateway District. Finally a mix of uses is pre-ferred for the district, which is demonstrated in the bottom images, while the first image uses false fronts and parapets to give the illusion of multi-use structures.

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Figure3GatewayArchitecture

This sketch meets the district intent and regulations in the following way:The facade has a large percentage of windows and is “transparent” and welcoming.Awnings and materials are varied to add interest to the building.Simple, clean architectural details (cornices, etc.) are present, and high quality materials are used.

Architecture-ElementsandCharacteristics

ThissketchdemonstratesthearchitecturalstyleandpreferencesfortheGatewayarea.Noticea largepercentageofglassand fenestration toadd interest to thestructure. Thedoorway isclearly identified and is also transparent with a large window signifying the entrance. Awnings arepresentintwodifferentstylestoaddinterestandsuggestmultipleusers.Thebuildingiswellarticulatedwithmultiplesurfaceswithdifferentmaterials.

Thestructureisasinglestorybutincludesaparapetareatoaddadditionalheightandinterest.The signage is well identified and in proportion to the structure. Vegetation helps reduce the overallscaleofthestructureandmarksaclearentrance.

This image demonstrate a literal representation of the sketch provided. Additional details such as color and high quality materials make this building a good example of the architectural style and building quality desired for the Maple Plain Gateway.

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Materials High-quality traditionalmaterials for commercial primary facades (wood, brick, stucco, hardie,stone, etc.) are required for all structures. The primary façade is described as the front or main entrance.

Four-sidedarchitectureisrequired,andsidesandbackofstructuresmayuseacombinationofmasonry,spandrelglass,hardieorotherhigh-qualitymaterials.EIFS(ExteriorInsulationFinishingSystems),whichisesentiallyasyntheticstuccoproductcommononcommercialstructures,maynot exceed 10-percent of any façade and should be used sparingly.

Gateway - MaterialsThese images demonstrate the types of materials that would be appropriate for the Gateway. A combina-tion of brick, stone, stucco, and windows dominate the facades, and are present on all four sides of the structure. False fronts are present, and structures all visually give perception of between a one and half stories and two stories.

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Thefollowingmaterialbreakdownisrequiredforallcommercialstructurefacades:

StreetLevel–PrimaryFacade(CalculationincludesparapetsandFalseFrontsforsingle-storystructures):

Fenestration/Windows: 40%MinimumWood/Brick/Stone/Hardie: 25%MinimumEIFS/Aluminum/Other: 10%Maximum

SecondLevel(Calculationincludesparapetsandfalsefronts)

Fenestration/Windows: 20%MinimumWood/Brick/Stone/Hardie: 50%MinimumEIFS/Aluminum/Other: 10%Maximum

SidesandRear

Fenestration/Windows: 15%Minimum Masonry/Hardie/Brick/Wood: 50%Minimum EIFS/Aluminum/Other: 10%Maximum

Residentialmaterialsshallbereviewedonaprojectbasis,butdevelopersandbuildersareencouraged to follow the standards identified for commercial users.

Gateway - Material BreakdownThe image demonstrates the proper percentages of materials appropriate for the Maple Plain Gateway. The facade includes a mix of high quality materials including stone, brick, stucco and glass. Small alumi-num accents and fabric awnings add interest and detail.

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Scale and MassingThe scale and massing of the Gateway areais deliberately left general because of allthe opportunities there may be to integratecommercial, office and residential uses all within the same area or building. Although the specific detailoftheareaisnotprescribed,somegeneralscaleandmassingrequirementscanbeapplied,anddividedbetweencommercialandresidentialusesinthearea.ThefollowingGuidelinesshallapplytothescaleandmassingintheGatewayDistrict:

CommercialThecommercialcomponentoftheGatewaywillprovide different opportunities to commercialusers than in the downtown. The DowntownDistrictshouldbereservedforsmaller,specializedusers and restaurants while the Gatewayprovidesadequatespace to increase thescaleandsizetomeetothermarketdemands.

Larger, multi-use tenant buildings should bedeveloped to create a specific shopping area withvariousservicesforthecommunity.

Multi-usebuildingsshouldbeestablishedintheDistrictasopposedtoasinglelargeormediumuser.

Fenestration and architectural detail shall berequiredtodelineatebetweenspacesandusers.Each storefront (perceived or literal) shall berequired to have distinct articulation every 20-feettoavoidlargeblankwallsortheperceptionofalargewarehousetypeofstructure.

Larger commercial users should considerintegrating a residential component and greenspaceintothedevelopmenttohelpminimizetheimpactofalargerretailer.

Gateway ScaleThe articulation and fenestration in these images help reduce the scale or larger multi-tenant structures. These techniques should be used throughout the Gateway district.

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Multi-levelstructures(ortheillusionofthroughparapetsandfalsefronts)shouldbeusedthroughoutall commercial and/or office developments. Further development of single story strip mall type structureswillnotbepermitted.

Clearlymarkedentrances, exitsandpathwaysshouldbe included throughoutall commercial/office developments

Scale reducingarchitecturalelements,suchasawningsandcanopiesshouldbeused toaddarchitecturalinterestaswellascreateasenseofenclosureforpedestriansinthespace.

Residential(ScaleandMassing)

Theresidentialscaleshouldbecompatiblewiththescaleandmassingofadjacentcommercialand/or office uses. Mixed-use structures are highly desirable, but at a minimum a residential componentshouldbedevelopedinproximitytothecommercialspaces.Theintentistocreateapedestrianfriendlyenvironmentwhereresidentscanwalktoandeasilyaccessthecommercialspaces in the Gateway District. The following parameters are defined:

Higherdensityoptionsshouldbeexplored invertically,mixed-usestructures.Thecommercialdevelopment intheGatewaywouldbeagoodopportunityandlocationforcondominiumsinamixedusestructuretodiversifyhousingoptionsinMaplePlain.

Height(increasingtothreestories)ismorepalatablewhenverticallyintegratedusesarepresent(commercialandresidentialmixed-use).Structuresshouldnotexceed40feetandshouldcomplywith thezoningdistrict inwhich theproperty is located(themost restrictiveshallapply). Thisheightshallincludeparapets,falsefronts,androoflines.

Pureresidentialusesshouldbedevelopedastraditionaltownhomesorrowhomesandapartmentorcondominiumunitsshouldbereservedformixed-useprojects.

Residentialtownhomesandrowhomesshallhaveaminimumunitwidthof18feetoffrontageperunit,andshallnotexceed6unitsperstructure.Thiswillreducetheoverallmassofthestructuresandvisuallybreakupthedevelopment.

Gateway ResidentialThese images represent residential styles that would be permitted in the Gateway District. Interesting roof lines, front porches and traditional styling make this style appropriate and compatible with the commercial architecture proposed in the Gate-way.

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SignageSignageisintegraltotheoverallsuccessoftheusersanddevelopmentoftheGatewayarea.ThevisibilityoftheshopsfromU.S.Highway12willmakethisanaturalshoppingdestinationforthecommunityandsurroundingarea.Therefore,successfullycommunicatingtheusesandservicesintheareawillbeimportanttoensuretheviabilityoftheestablishments.

Althoughvisibilityofthesignageiscritical,equallyimportantisthedesignofeachsignbecauseitsendsamessageaboutthequalityoftheestablishmentsinthearea.SignageintheGatewaymust meet the City’s adopted sign ordinance standards, and will also be held to additionalstandardsasstatedbelow.Thepurposeoftheseregulationsistoencourageahigherqualityofdesignandaesthetictoensurethataspeopleenterthecommunitytheyknowtheyhaveentereda special place. The level of design filtrates all the way to the signage throughout the community. ThefollowingGuidelinesareprovidedforsignageintheGateway:

Signage should be at a neighborhood and local scale. Visibility of the user is critical andsignagemaybeonmultiplesidesofastructureprovideditmeetsthestandardssetforthinthisdocument.

Sign area shall not exceed 10% of the area of the façade. If a multi-tenant user, then the frontage allocatedtoeachusershallbetheareaconsideredforthecalculation.

Signsareencouragedtobebacklitwherepossible,andtoavoidinternallightingandneonsigns.Box-litsignsarenotpermittedintheGateway.

CorporateidentitysignageisappropriateintheGatewayarea,providedthesignagemeetsthestandardswithinthisdocument.

Fullsignageplansarerequiredpriortodevelopmenttoensurecompliancewiththesestandards.Asignageplanmustincludeactualsignsandletteringstylestobeapprovedandbuildingpermitsgranted.

Onemonumentsignshallbepermittedforeachmulti-usestructure.Themonumentsignmustbeconstructedofsimilarmaterialsastheprincipalstructure,andshallnotincludebox-litsigns.

Gateway SignageSignage should be interesting and should complement the architecture of the Gateway District. These images demonstrate appropriate scale and style of signage for users in the Gateway.

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Streetscaping and Sidewalk EnvironmentStreetscapingandthesidewalkenvironmentwillbeconstructedanddesignedconsistentwiththeelements found in the General Guidelines andtheDowntownDistrict.Theintentistousesimilardesignqualitiesand standards toencourageacohesivesenseofplacecommunity-wide,ratherthan giving a specific District a certain character. ThewaytheCityintendstoachievethisisthroughstreetscaping elements and easy wayfinding through both districts to help pedestrians andresidents understand the spaces as uniquelyMaplePlain.

The FHA Sidewalk Standards and plans shallserveasthebaselineintheGatewayDistrict,justlikeintheDowntownDistrict.Thisconsistencywillvisuallyqueueusersofhowtotravelthroughthe spaces. The standards identified in the general standards and the Downtown Districtare identified below with some minor changes and additions that are specific to the Gateway District.

Spacing between the façade and the street should provideenough room forasidewalkandsmallboulevardbutshouldnotbeoversized.Spacingshould follow the sidewalk zones identified in the general guidelines. These requirements shallbeenforcedthroughcommercial,residentialandmixed-useareas.

Additional Frontage zone area, or Furniture/Planter Zone area may be increased where appropriate. If these areas are increasedusers should use the space for outdoor cafes,communityspaces,orotherpurposes.

The Furniture/Planter Zone should be well manicuredwithsomegreenspaces,butshouldbecleaninappearance.Thiszonemaysubstitutegreenspacewithinterestingmulches,paversorstamped concrete finishes. Furniture in this zone should be a cohesive package throughout theDistrict and users should consider the overallstyleandcharacterofthearea.

Gateway Sidewalk EnvironmentSidewalks should have a clear pedestrian path and should be welcoming and inviting. Scale reducing elements should be used to help create a distinct space.

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Overallsetbackareashouldbeconsistentwiththezoningdistrict,andcross-referenced,toensureappropriatesetbackareaandeasementareasareprovided.

Permanentplantersshouldbeusedwhereappropriate,andmayberecessedorvertical.

Traditionalmaterialssuchasbrick,concrete,woodorstoneshouldbeusedonplanters. Theplantersshouldusewarm,mutedcolorstocreateawarmpedestrianenvironment.

Wayfinding signs/elements should be interspersed within the sidewalk environment to help guide pedestriansthroughthespaces.

Plant materials in the Furniture/Planter Zone may be informal or formal depending on the user andmaintenancescheduleoftheCity.

Parkingbaysshouldbeprovidedbehindstructureswherepossibletocreateamoredesirablepedestrianenvironment.Limitedstorefrontparkingwillalsobeprovidedtoincreaseaccessibility.

LandscapingrequirementsforparkingbaysshallmeettheCity’szoningordinance.

Clearly defined walkways through parking bays shall be required to ensure safe pedestrian activity toandfromthebusinesses.

Sidewalk light fixtures as well as fixtures affixed to individual users shall be required in the Gateway. The fixture package shall be required as a part of a submittal.

Gateway Planters and VegetationThese images demonstrate the importance of vegetation and landscaping to improve areas dominated by impervious surfaces. Innovative and environmentally friendly materials are encouraged. Examples include impervious surfaces such as pavers and porous pavements, native vegetation and the integration of rain gardens.

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Canopies and/or awnings are permitted in the Gateway. The color and material should beconsistent with the requirements identified in previous sections. Signage is permitted on these structures,butwillbecalculatedaspartoftheoverallsignarea.

Clean streetscapes and environments, with matching furniture including benches, trash cans,bollardsandlightingshallberequired.

SmallareasofpaversandstampedconcreteinbothsidewalksandroadwaysshouldbeintegratedtoimprovethequalityandappearanceoftheGatewayarea.

VegetationandgreenspacesshouldbeincludedintheGatewayareatomakeitawarmerplace.Smallpocketparksandwell-connectedgreenspacesshouldbeincludedtointegrateresidentialandcommercialuses.

Atrail/walkingpathwillberequiredbetweenresidentialandcommercialdevelopmenttocreatewalkabilityandpedestrian/bikeactivityinthearea.

Gateway Pedestrian Scale DetailsElements that make a space special will help create a sense of place for the Gateway area. Elements should be unifying and should inte-grate color, vegetation, and accessibility.

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Downtown

The Downtown District is geographicallydescribedinFigure4.Thedowntownareaisapproximatelyaneightblockareathatconsistsofprimarilycommercialusestoday.Themajorityoftheusesandbuildingsinthedowntowncouldbenefit from redevelopment, or improvements to helpincreasetheoverallaestheticofthearea.

The Maple Plain Design Team spent some timevisitingotherdowntownareasthroughouttheTwinCities Metropolitan Area to help refine and define their goals for the Maple Plain Downtown area.TheTeamdeterminedthatthequaint,small-towndowntowncharacterwasultimatelytheCity’sgoal.Theywanted toseeapedestrian friendlydestination for residentsandvisitors. The followinggoalswereestablishedthroughinputfromtheDesignTeamandtheVisualPreferenceSurvey.

Goal:Establisharichandvibrantsmall-towndowntownenvironmentthatencouragespedestrianandhumanactivity.

Goal: MaintainanappropriatescalefordowntownMaplePlainthatincludesspacesforcommerce,office and residential uses.

Goal: Develop and create structures of similararchitecturalqualityandstyletoenforcethequalityandcharacterofdowntownMaplePlain.

Goal: Use vegetation, street furniture, lightingand signage to create a distinct character fordowntown.

These goals are the foundation from which thefollowing Guidelines were established. Thefollowing Guidelines should be thought of asobjectives or implementation steps to achievingthe goals for downtown Maple Plain. Thesestandardsareestablishedtoensureasuccessful,high-qualitydowntownenvironment.Thepurposeof establishing Design Guidelines for downtownMaplePlainistoensureappropriatedevelopmentand redevelopment activities occur and that thevision and goals for the downtown are achieved through appropriate architectural styles anddetails. TheCitywantsdevelopmentand redevelopment tohappen,so theseGuidelinesaremeanttogivemoredirectiontopotentialdevelopers,nottoinhibitthecreativeprocessortomakedevelopmentcost-prohibitive.

Figure4DowntownDistrictThe Figure demonstrates the parameters of the Downtown District geographically.

Figure5DowntownDevelopmentConceptThis concept sketch demonstrates how Downtown might be developed.

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Architecture and ColorThrough the work of the Maple Plain Design Team and residents of the community, severalparameters were set for general character, architecture and color for Downtown. The imagedemonstrates the architectural style, color and massing that shall dominate the Downtownstreetscapes. Themaingoal is tousecommonelements (i.e.color) throughoutdowntown tounitetheusersandcreateamoreuniformfrontage.ThefollowingGuidelinesshallapplytotheDowntownDistrict.

Color

Richcolorsandmuted tonesshouldbeusedonstructures throughout theDowntownDistrict.Dominantcolorsonstructuresshouldbemutedrichtones.Forexample,burgundy,chocolatebrown,forestgreenorslateblue.Non-dominantcolorscouldbemorediversebutshouldnotbemorethan20-percentofastorefront.Primarycolorsmaybeusedasaccentsprovidedtheyareconsistent with and do not exceed 20-percent of the façade.

Downtown Color PaletteIt is imperative that the Downtown District have a cohesive design and vision, and color will play a critical role in creating that environment. The first set of colors are appropriate as the dominant color scheme, and would also include warm neutral colors. Bright and primary colors should be used sparingly and should be left for details and signage.

DominantColors

AccentColors

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Architecture-ElementsandCharacteristics

ThesketchesidentifytheappropriatestyleofarchitecturefortheDowntownDistrict.Thedowntownarchitectureshouldcreateaspecialanduniqueenvironment,andshouldfeeldifferentthantheGatewayorBudd/Highway12Districts.

Figure6DowntownArchitecture

The sketch demonstrates a mix of architecture styles, including a neotraditional structure as well as a stick-built traditional Danish structure. Both images include the following characteristics that unite them and make them appropriate for Downtown:

High percentage of glass at the street level makes them inviting and adds an element of transparency.

Architectural details including the parapets, cornices, window casings and sashes, and roof lines all have clean lines.

Clearly identified structures and signage affixed to the facade of the structure is required on all buildings in the Downtown District,

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Architecture

Objective: To create an environment with anarchitecturalpalettethatiscohesiveanduniquetoDowntownMaplePlain.

Individual storefronts and separation betweenstructures (perceived or literal) should dominatethe downtown District. Mixed-use structures,whenstacked,areappropriate for thedowntownprovidedthescaledoesnotexceedtwoandahalfstories.

The stick-built Danish and/or Scandinavianarchitecturalstyleshalldominatedowntown.Neo-traditional structures are appropriate providedcolorandscalematchesthedowntowncharacter.If architectural styles of adjacent structures isdifferent, common elements such as windowstyleorcolorshouldused tohelpcreateamorecohesivestreetfrontage.

Buildingsandstructuresshallhaveadistinctandvaryingrooflinetoencourageinterestandvariety.Structures shall have a district entry to clearlydelineatetheentrancetousers.

The first level of all structures shall have a transparent façade that is interesting and inviting.

Four-sidedarchitectureisrequiredparticularlyforstructureswithdoublefrontage(i.e.cornerlot),orvisibilityfrommajorthoroughfares.

Downtown ArchitectureA mix of stick-built and traditional/neo-tradi-tional architecture is appropriate in the down-town provided a similar street space and color palate are created for a cohesive environment. It is critical that adjacent buildings integrate similar characteristics to help unify the district. Streetscaping will also help unite the district and give a strong sense of place.

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Materials

ItistheobjectiveoftheCitytousehigh-qualitymaterialsthatarewarm,welcomingandsturdythroughouttheDowntownDistrict.

High-quality traditional materials for structures (wood, brick, stucco, hardie, stone, etc.) arerequiredforallstructures.

Thefollowingmaterialbreakdownisrequiredforallstructures:

StreetLevel(CalculationincludesparapetsandFalseFrontsforsingle-storystructures):Fenestration/Windows: 60%MinimumWood/Brick/Stone/Hardie: 35%MinimumEIFS/Aluminum/Other: 5%Maximum

2ndLevel(Calculationincludesparapetsandfalsefronts)

Fenestration/Windows: 40%MinimumWood/Brick/Stone/Hardie: 50%MinimumEIFS/Aluminum/Other: 10%Maximum

Clearly marked, welcoming entrances shall be required for all retail and office space in the DowntownDistrict.Alldoorsshallhaveaminimumof50%oftheirareatransparent(i.e.glass).

Downtown MaterialsAll of the structures represented in these images use high quality materials that would be appropriate for the Downtown District. Traditional materials such as wood, stucco, brick, stone and cloth awnings all sup-port a classic downtown environment. Use of these materials will be required in the Downtown.

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Scale and MassingArchitectural style and quality will directly influence scale and massing because style and height restrictionswillnaturallycontrolthesizeandlocationofastructure.AdditionalparametersassetforthbelowshallalsoguidedevelopmentinDowntown.

Thereshouldbenomorethanhalf(½)storydifferencebetweenstructuresonthestreettocreatesomevisualconsistency.

Parapetsandfalsefrontsmaybeusedtoachievegreaterconsistencyalongthestreetfrontage.

Parapets and false fronts will be included in materials calculations on the façade. These areas must include architectural detail, and/or fenestration to add visual interest to a façade.

Buildingspacecanbe literalorperceived. (See Image) Buildingsmaybeconnected,but theillusionofspacingmustbecreatedtoeliminatetheappearanceofastripmallorconnectedmulti-usestructures.

Architecturaldetailingandfenestrationshouldbeusedtoreducelargeexpansesofwallswithoutinterest.

Buildingsshallbeaminimumof15-feetwidebutshouldbenolargerthan40-feetwide;eachusermusthaveaminimumof15-feetoffrontageatthestreet-level.

Structuresshallbenotallerthan2.5stories(35-feetmaximum),wherethehalfstoryisattributedtoaparapet,falsefront,orroofpitch.

Downtown Scale and MassingThis image demonstrates the appropriate scale for the Downtown District. Parapets, false fronts and facade treatment help to break up the mass of the structures and to create a quaint downtown feel.

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SignageA sign package should be created that allows each user the creativity to clearly define their space, buttodosoinamannerthatcreatesavisuallyappealingstreetfrontage.Clearcommunication,as well as an aesthetic that caters to the small-town flavor shall be required in all sign packages.

Allproposedsignageshouldmeetthecurrentsignordinance.Inadditiontotheserequirements,thefollowingstandardsshallbeappliedtosignswithintheDowntownDistrict.

Clean, elegant signage with small town character. Materials and scale should reflect the materials andscaleofeachuser.

Supplemental signs are acceptable in this District, including sandwich boards and projectingsigns.

Wall signage (i.e. signage affixed to the structure and flush with the façade) is required to ensure visibilityofeachuser.

Thefollowingrequirementsshallapplytothesignagepackageforeachuser:

Area The total signage package shall not exceed 15-percent of the total façade area.Thisareaincludestheprimarywallsign,supplementalsignsincludingsandwichboards,projectingsigns,andwindowsignage.

SignMaterials Primary material should be wood. EIFS may also be included but will becalculatedagainstmaterials requirements. Othermaterials includemetalssuchasaluminumorwroughtiron.

Lighting AllsignswithintheDowntownDistrictmusthavesecondarylighting.Internallighting is not acceptable. This includes neon signs which are also notpermitted.BacklitsignsareappropriateprovidedtheymeetlightingstandardssetforthintheCity’szoningcode.Lightpollutionshouldbereducedwhenpossible and energy reducing light fixtures used when possible.

Usersshouldconsiderthescaleandsizeofthesignpackage,andshoulddevelopapackagethatiscomplimentarytotheuserandtheoverallCitycharacter.Afullsignagepackageshouldbesubmittedforreviewduringinitialsubmittalofeachproject.ThispackagewillbereviewedbythePlanning Commission or other design review commissions as identified by the City.

Downtown SignageSignage should be scaled appropriately to the smaller users found in Downtown. These images represent different sig-nage types that would be appropriate.

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Streetscaping and Sidewalk EnvironmentAuniformstreetfrontageshouldbecreatedwithappropriate setbacks to encourage pedestrianactivityandviableDowntownEnvironment.

The setback shall follow, at a minimum, theSidewalk Zones identified earlier in this section. Additional parameters and considerations aredefined below and apply specifically to the DowntownDistrict.

Spacing between the façade and the street should provideenough room forasidewalkandsmallboulevardbutshouldnotbeoversized.Spacingshould follow the Sidewalk Zones identified in Figure1(Page8).Additionalfrontagezonearea,orfurniture/plantingzoneareamaybeincreasedwhereappropriate.Iftheseareasareincreasedusers should use the space for outdoor cafes,communityspaces,orotherpurposes.

The Furniture/Planters Zone should be well manicuredwithsomegreenspaces,butshouldbecleaninappearance.Furnitureinthiszoneshould be a cohesive package throughout theDistrict, and users should consider the overallstyleandcharacterofthearea.

Downtown Sidewalk EnvironmentThese images demonstrate how to create appro-priate a street environment in Downtown. Clear pedestrian spaces, vegetation and signage pro-vide users will accessibility, clear direction, and continuity.

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OverallsetbackareashouldconsistentwiththezoningDistrict,andcrossreferencedtoensureappropriatesetbackareaandeasementareasareprovided.

Permanentplantersshouldbeusedwhereappropriate,andmayberecessedorvertical.

Wayfinding signs/elements should be interspersed within the sidewalk environment to help guide pedestriansthroughthespaces.

Plant materials in the Furniture/Planter Zone may be informal or formal depending on the user andmaintenancescheduleoftheCity.

Parallelparkingshall beprimaryparking indowntown. AmericanswithDisabilitiesAct (ADA)compliantcurbcutsshouldbeplacedperiodicallyalongablocktoensureaccessibility.Theseconsiderationsmustbemadeacrossallzonesofasidewalk.

Sidewalk light fixtures as well as fixtures affixed to individual users shall be required in downtown. The fixture package shall be required as a part of a plan submittal. (Sample specs can be found intheimplementationsection).

Canopiesand/orawningsarepermittedindowntown.Thecolorandmaterialshouldbeconsistentwith the requirements identified in previous sections. Signage is permitted on the canopies or awnings,butwillbecalculatedaspartoftheoverallsignarea.

Downtown Streetscaping/EnvironmentThe images demonstrate the usage of wayfinding signage, awnings and vegetation to create unique street spaces. Stamped concrete and pavers are encouraged in the downtown to enhance the Downtown District.

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Budd/Highway 12 TheBudd/Highway12area isgeographicallydescribed in the adjacent figure. The Budd/Highway 12 provides the opportunity tointegrate elements of the Downtown andGateway Districts in a more intenselydevelopedareaofthecommunity.TheCity’sComprehensive Plan identifies this area as an importantareafornewdevelopmentincludinglargercommercialusersaswellasincreasedhousingdensity.

The following Design Guidelines are createdto help transition design elements betweenthe Downtown and Gateway Districts. Thevisionforthisareaistocreateanarchitecturaland design style that complements both theDowntownandGateway, integratingcommonelements such as streetscaping, colors,landscapingandotherunifyingelements.ThefollowingGoalsareestablishedfor theBudd/Highway12District:

GoalsIntegrate,transitionandblendarchitecturalanddesignstylesbetweentheDowntownand Gateway Districts to create a unified characterandvisionforthecommunity.

Providegreateropportunityforcommercial,office and residential uses all within the Budd/Highway 12 area that support thecommunity.

Integrate green spaces, amenities, anda strong pedestrian environment thatconnects theBudd/Highway12District totheadjacentspecialareadistricts.

These goals are the foundation from which the following guidelines were established. ThefollowingGuidelinescanbethoughtoftheobjectivesorimplementationstepstoachievingthegoalstheBudd/Highway12District. Thesestandardsareestablishedtoensureasuccessful,high-quality area that represents the vision for the community. The City wants to encouragedevelopment and redevelopment , so that Maple Plain becomes a destination and long-termsustainablecommunity.TheBudd/Highway12Districthastheopportunitytoprovideservicestothecommunityandonamoreregionalscale.

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Figure7Budd/Hwy12DistrictThe Budd/Highway 12 District is intended to be a transition district between the Downtown and Gate-way. This area will allow larger users than in the other Districts but will still be focused on creating a strong sense of place.

Figure8Budd/Hwy12DevelopmentConceptThe image above demonstrates conceptually how the Budd/Hwy 12 area might develop. As demon-strated in the image, this area would be appropri-ate for larger single-use structures, which might be described as medium-box retailers.

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Architecture and ColorThe Budd/Highway 12 area will be a transition area between the Downtown District and theGatewayDistrict.Itwillbeessentialtointegratecharacteristicsandelementsofbothoftheotherspecialareadistricts into theBudd/Highway12District tohelpcreateandsupportacohesivevisionandqualitytoMaplePlain.ThefollowingGuidelinesareestablishedfortheBudd/Highway12area:

Neo-traditionalandtraditionalarchitectureshouldbetheprimaryarchitecturalstyleforcommercialusersintheBudd/Highway12area.Commercialarchitectureshouldincludeclassicarchitecturaldetails. The architectural style shall be consistent with the style prescribed for the GatewayDistrict.

Commercialarchitectureshallbefour-sidedwithattentionanddetailgiventoallsides,butthereshouldcontinuetobeoneprimaryentrancetoeachuserorbuilding.

Thestick-builtarchitecturalstyleshouldbereserved for theDowntownDistrictandwillnotbepermittedforcommercialstructuresintheBudd/Highway12District.

TheDistrictshouldintegratetraditionaldowntownstreetscapingelementssuchasawnings,arborsandparapets.Thesedetailsshouldbescaledtotheenvironment,andlargeruserswillberequiredtoincludethesearchitecturaldetailstocreateamorepleasantandwalkableenvironment.

Warm,richcolorsshouldbeusedwherepossible.Neutralsareacceptableprovidedthecolorincludeswarmundertones. Primarycolorsandotherbrightcolorsshallbepermitted insmallpercentages not to exceed five-percent of a storefront. (See color swatches on pg. 24)

Mixed-useandfalsefronts-appearanceofmixeduse-shallbedesiredthroughouttheDistrict.Theseelementshelpreducethescaleof largerusers;andtherefore,shallberequiredofanystructureproposedthatislargerthan5,000squarefeet.

Residential architecture shall include classical and neo-traditional elements to help unify theDistrict.Residentialstructuresshallalsoberequiredtouseawarmcolorpalatethatisconsistentwith the commercial/office users in the District.

Budd/Hwy 12 Architecture and ColorThe Budd/Hwy 12 District is the most flexible of the design districts and allows for a mix of uses includ-ing commercial, residential and mixed-use. As demonstrated in the images, structures should integrate a warm color palette, and traditional architectural elements.

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Architecture-ElementsandCharacteristics

ThefollowingsketchesdemonstratethearchitecturalcharacterandstylepreferredfortheBudd/Hwy12District.ArchitecturalelementsfromboththeDowntownandGatewayDistrictswillberequiredtohelpunite thethreedistrictsandcreateacohesivecharacter for theCityofMaplePlain.

Figure9&10Budd/Hwy12ArchitectureThe sketch demonstrates a similar architectural style to both the Downtown and Gateway Districts but is at a slightly larger scale. Structures will be required to have a large percentage of glass and a transpar-ent store front to encourage pedestrian activity. Additionally, clean, simple architectural details will help create a similar feeling between the Budd/Highway 12 District and other areas in the city. Awnings, light fixtures and vegetation will also be required to help reduce the scale of larger structures in the District.

Multi-storystructureswillbepermittedin the Budd/Highway 12 District,but should be compatible with theparameters of the other districts.Interesting architectural details, suchas clocks, awnings, sculptures, andotherelementsshouldbeincludedtohelp encourage interesting buildings.Largeblankwallswillnotbepermitted,and articulation including spandrelglasswillberequiredtohelpbreakupmassing and creating an interestingfacade.

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Materials High-qualitytraditionalmaterialsshallberequiredforcommercialprimaryfacades(wood,brick,stucco, hardie, stone, etc.). The primary façade is described as the front or side that contains the mainentrance.

Four-sidedarchitectureisrequired,andsidesandbackofstructuresmayuseacombinationofmasonry,spandrelglass,hardieorotherhigh-qualitymaterials.EIFSmaynotexceed10-percentof any façade and should be used sparingly.

Thefollowingmaterialbreakdownisrequiredforallcommercialstructurefacades:

StreetLevel–PrimaryFacade(CalculationincludesparapetsandFalseFrontsforsingle-storystructures):

Fenestration/Windows: 40%MinimumWood/Brick/Stone/Hardie: 25%MinimumEIFS/Aluminum/Other: 10%Maximum

SecondLevel(Calculationincludesparapetsandfalsefronts)

Fenestration/Windows: 20%MinimumWood/Brick/Stone/Hardie: 50%MinimumEIFS/Aluminum/Other: 10%Maximum

SidesandRear

Fenestration/Windows: 15%Minimum Masonry/Hardie/Brick/Wood: 50%Minimum EIFS/Aluminum/Other: 10%Maximum

Residential materials shall be reviewed on a project basis, but developers and builders areencouragedtopredominantlyusehigh-qualitymaterials.Multi-familystructuresshallberequiredtodemonstratefour-sidedarchitecturaldetailsandshalluseasimilarcolorandmaterialspalatetoadjacentusers.

Budd/Highway 12 MaterialsAs demonstrated in this image, the structure includes both residential and commercial use with retail at ground level. This struc-ture integrates brick, hardie, wood and lots of windows. This quality of architecture and materials shall be required in the Budd/Highway 12 District. Colors and scale-reducing elements of this structure should also be noted.

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Scale and MassingThe scale and massing of the Budd/Highway 12 area is not specifically defined in this document becauseofexistingusersand theunknown redevelopmentaspirations in thearea. Althoughthe specific detail of the area is not prescribed, some general scale and massing requirements canbeapplied,anddividedbetweencommercialandresidentialusesinthearea.ThefollowingGuidelinesshallapplytothescaleandmassingintheBudd/HighwayDistrict:

CommercialThecommercialcomponentoftheBudd/Highway12areawillprovidedifferentopportunitiestocommercialusers than in theDowntownand theGateway. TheBudd/Highway12areashallaccommodatemediumsizecommercialusersandservicesandwillgenerallyprovideopportunitiesforlargercommercialusersthantheDowntownorGatewaywouldallow.ThefollowingGuidelinesapplytotheBudd/Highway12District:

Mediumsingle-userandmulti-usestructuresshallbepermittedinthisDistrict.

Fenestrationandarchitecturaldetailshallberequiredtovisuallybreakupafacade.Thisdetailshallberequiredofsingleusersandmulti-tenantstructures.Eachstorefront(perceivedorliteral)shallhavedistinctarticulationorarchitecturaldetail (suchasacolumn)every24-feet toavoidlargeblankwallsortheperceptionofalargewarehousetypeofstructure.

Largercommercialusersshouldintegrategreenspaceintothedevelopmenttohelpminimizetheimpactofalargerretailer.Environmentallyfriendlytreatmentssuchasporouspavement,prairiestyleraingardens,andonsitestormwatermanagementshallbeencouragedinall largerscaledevelopments.

Multi-level structures (or the illusion of through parapets and false fronts) should be usedthroughout all commercial and/or office development. Single story strip mall type structures will notbepermitted.

Clearlymarkedentrances, exitsandpathwaysshouldbe included throughoutall commercial/office developments

Scale reducingarchitecturalelements,suchasawningsandcanopiesshouldbeused toaddarchitecturalinterestaswellascreateasenseofenclosureforpedestriansinthespace.

Scale reducing vegetation such as trees, native prairie grasses, bushes, and flowers shall be requiredinalldevelopment.

Budd/Highway 12 ScaleThe scale demonstrated in this image would be appropriate for the Budd/Highway 12 District. A mix of commercial and residen-tial uses are present and traditional archi-tectural detail helps to create a more his-toric flavor even though the buildings were recently constructed.

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Residential(ScaleandMassing)

Theresidentialscaleshouldbecompatiblewiththescaleandmassingofadjacent commercialand/or office uses. Residential area should be developed in proximity to the commercialspaces. The intent is to create a pedestrianfriendly environment where residents can walkto and easily access the commercial spacesin theBudd/Highway12District,aswellastheDowntownandGatewayDistricts.Thefollowingparameters are defined:

Higherdensity residentialusesareappropriateintheBudd/Highway12District.Apartmentsandcondominiumsarepermitted in thisdistrict,butshouldbedoneinconjunctionwithlessintenseresidentialusessuchas traditional townhomesandrowhomes.

Residential townhomes and row homes shallhaveaminimumunitwidthof18-feetoffrontageperunit,andshallnotexceed6unitsperstructure.Thiswillreducetheoverallmassofthestructuresandvisuallybreakupthedevelopment.

Budd/Highway 12 Residential ScaleThe residential scale and massing in these images represents a higher density unit type than allowed in the Downtown or Gateway Dis-tricts. It is intended that this District will be more appropriate for a dense product due to the more intense commercial uses that will be allowed in the area. Residential units should integrate simi-lar architectural, material and color standards as identified in the commercial areas of the district.

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Signage

SignageisintegraltotheoverallsuccessoftheusersanddevelopmentsintheBudd/Highway12District.ThevisibilityoftheshopsfromHighway12willmakethisanaturalshoppingdestinationforthecommunityandregion.Therefore,successfullycommunicatingtheusersandservicesintheareawillbeimportanttoensuretheviabilityoftheestablishments.

Althoughvisibilityofthesignageiscritical,equallyimportantisthedesignofeachsignbecausetheysendamessageaboutthequalityoftheestablishmentsinthearea.SignageintheBudd/Highway12DistrictmustmeettheCity’sadoptedsignordinancestandards,andwillalsobeheldtoadditional standardsasstatedbelow. Thepurposeof these regulations is toencourageahigherqualityofdesignandaesthetic.ThefollowingGuidelinesareprovidedforsignageintheBudd/Highway12District:

Signageshouldbeataneighborhoodorlocalandregionalscale.Visibilityoftheuseriscriticalandsignagemaybeonmultiplesidesofastructureprovideditmeetsthestandardssetforthinthisdocument.

Sign area shall not exceed 10% of the area of the façade. If a multi-tenant user, then the frontage allocatedtoeachusershallbetheareaconsideredforthecalculation.

Signsareencouragedtobebacklitwherepossible,andtoavoidinternallightingandneonsigns.Box-litsignsarenotpermittedintheBudd/Highway12District.

CorporateidentitysignageisappropriateintheBudd/Highway12District,providedthesignagemeetsthestandardswithinthisdocumentandthoseintheCity’sSignOrdinance.

Fullsignageplansarerequiredpriortodevelopmenttoensurecompliancewiththesestandards.Asignageplanmust includeactualsignsand letteringstyles tobeapprovedprior to theCitygrantingbuildingpermits.

Onemonumentsignshallbepermittedforeachmulti-usestructure.Themonumentsignmustbeconstructedofsimilarmaterialsastheprincipalstructure,andshallnotincludebox-litsigns.

Budd/Highway 12 SignageAs demonstrated in these images, corporate identity signage is expected for most commercial users in the Budd/Highway 12 District. These signs are all scaled appropriates for the buildings, and are visually legible from auto traffic and pedestrians.

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Streetscaping and Sidewalk EnvironmentStreetscaping and the sidewalk environmentwill be constructed and designed consistentwith the elements found in the Downtown andGatewayDistricts. The intent is tousesimilardesignqualitiesand standards toencourageacohesivesenseofplacecommunitywide,rathergiving a specific district a certain character. The way theCity intends toachieve this is throughstreetscaping elements and easy wayfinding throughallareasthatwillhelppedestriansandresidents understand the spaces as uniquelyMaplePlain.

The FHA Sidewalk Standards and plans shallserve as the baseline in the Budd/Highway 12District, just as they do in the Downtown andGatewayDistricts.Thisconsistencywillvisuallyqueueusersofhowtotravelthroughthespacesand districts. The standards identified in the Downtown and Gateway Districts are identified belowwith someminor changesandadditionsthat are specific to the Budd/Highway 12 District.

Spacing between the façade and the street should provideenough room forasidewalkandsmallboulevardbutshouldnotbeoversized.Spacingshould follow the sidewalk zones identified on page eight. These requirements shall beenforced through commercial, residential andmixed-useareas.

Additional frontage zone area and planting/furniture zone area should be increased forusersalongHighway12. Increasedareashallberequiredinallareaswhereaparkingbayorlotispresentinfrontofastructure.Thisincreasedareawillprovideavisualbufferandatransitionarea.

Budd/Highway 12 Pedestrian EnvironmentThe images demonstrate clear pedestrian spaces with vegetation, wayfinding elements, and clear entrances. The demonstrated setbacks and materials are appropriate for the Budd/Highway 12 Area.

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The Plantings/Furniture Zone should be well manicured with some green spaces, but should be cleaninappearance.Thiszonemaysubstitutegreenspacewithinterestingmulches,paversorstamped concrete finishes. Furniture in this zone should consist of a cohesive package throughout theDistrictandusersshouldconsidertheoverallstyleandcharacterofthearea.

Overallsetbackareashouldbeconsistentwiththezoningdistrict,andcross-referenced,toensureappropriatesetbackareaandeasementareasareprovided.

Permanentplantersshouldbeusedwhereappropriate,andmayberecessedorvertical.

Traditionalmaterialssuchasbrick,concrete,woodorstoneshouldbeusedonplanters. Theplantersshouldusewarm,mutedcolorstocreateawarmpedestrianenvironment.

Wayfinding signs/elements should be interspersed within the sidewalk environment to help guide pedestriansthroughthespaces.

PlantmaterialsintheFurniture/PlanterzonemaybeinformalorformaldependingontheuserandmaintenancescheduleoftheCity.

Parkingbaysshouldbeprovidedbehindstructureswherepossibletocreateamoredesirablepedestrianenvironment.

LandscapingrequirementsforparkingbaysshallmeettheCity’szoningordinance.Developersare encouraged to use native plantings and to integrate environmentally friendly materials inparkinglotsandparkingbays.Thiscouldincludeareasofporouspavementorporouspavement,usageofraingardensorothercreativetechniques.

Clearly defined walkways through parking bays shall be required to ensure safe pedestrian activity toandfromthebusinesses.

Sidewalk light fixtures as well as fixtures affixed to individual users shall be required in the Budd/Highway 12 District. The fixture package shall be required as a part of a submittal.

Canopiesand/orawningsarepermittedintheBudd/Highway12District.Thecolorandmaterialshould be consistent with the requirements identified in previous sections. Signage is permitted onthesestructures,butwillbecalculatedaspartoftheoverallsignarea.

Budd/Highway 12 Pedestrian EnvironmentScale reducing elements such as awnings, stamped concrete and veg-etation should be used to promote a more pedestrian friendly environ-ment throughout the district.

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Clean streetscapes and environments, with matching furniture including benches, trash cans,bollardsandlightingshallberequired.

SmallareasofpaversandstampedconcreteinbothsidewalksandroadwaysshouldbeintegratedtoimprovethequalityandappearanceoftheBudd/Highway12District.

VegetationandgreenspacesshouldbeincludedintheBudd/Highway12areatomakeitawarmerplace. Small pocket parksand well-connected green spaces should be included to integrateresidentialandcommercialuses.

Atrail/walkingpathwillberequiredbetweenresidentialandcommercialdevelopmenttocreatewalkabilityandpedestrian/bikeactivity in thearea. Additionally, thisareashallbe required toconnectthroughtrailstoboththeDowntownandGatewayDistricts.

ImplementationTheimplementationofthesestandardsiscriticaltotheoverallsuccessoftheseGuidelines.Asstated previously, these standards are Guidelines and are meant to help future builders anddevelopersunderstandthegoalsandaspirationswithrespecttodesigninthecommunity.TheCityiscommittedtocreatinganidentityandstrongsenseofplacethroughdesign.TheCitydoesnotwanttolimitcreativityoruniquedevelopmentthatmighthaveaplaceinthecommunity,whichiswhytheseGuidelinesaredesignedtobegeneralandbroad,thereforecreatingopportunitiesforgreatdesign.

Although creativity and individuality is encouraged, these Guidelines must be enforced as aminimumstandardthroughouteachDistrict.Theimagesandsketchesthroughoutthedocumentvisuallyrepresentthecharacterforthecommunity.TheseimagesarenotliteralinterpretationsofMaplePlain,buttheydosuggestthedirectionoffuturedesignforthecommunity.

Implementation of these Guidelines will occur in several ways and will affect a builder anddeveloperatavarietyofdifferenttimesthroughouttheplanninganddesignprocess.Firstandforemost,zoningandlanduseplaysaroleintheseGuidelinesanditistheresponsibilityofthedeveloperorbuildertounderstandhowtheseregulationsandtheGuidelinesworktogether.

ChecklistsfortheDesignGuidelineswillbeavailableatCityHalltohelpguideadeveloperorbuilderthroughtheprocess.Theseguidelineswillneedtobeincludedandaddressedinallfuturesubmittalsthatarewithinthedistrictareas.

design guidelines

Maple Plain

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