The URL can be used to link to this page

Agenda Item - 2011-06-27 PM (04) • ` - k :��1 I. li 1' ;' Il ' V ' 'I ; It IIIIII1111III11I1111 WE►.! ' I" , . hta.._._, '"`� r-L! - L i . • -:,..1 tel - _ ....1 .:11;, W .!7_111 .1. qf- .1 '2.1 1 . f. 1 WA ! lig - 1 • Iti It -.2 ..,-,----7,7, : - ..1, 1 11 il a F I r F 1 i 3 I �. • tip , 1 1 : #101,0 . - Sr) , 4 ' ill11141fr fir* � �f � ,_ L R • VILLAG CENT . CITY OF LAKE OSWEGO , OREGON EXHIBIT C PP 10-0017 TABLE OF CONTENTS LAKE GROVE VILLAGE CENTER Background 1 PURPOSE OF LAKE GROVE VILLAGE CENTER (LGVC) HANDBOOK 1 EXISTING CONDITIONS 2 FRAMEWORK DIAGRAM 3 LAKE GROVE VILLAGE CENTER PLAN GOALS 4 DESIGN ELEMENTS OF A GREAT VILLAGE CENTER 5 BOONES FERRY RIGHT OF WAY Design Principles 7 HOW TO USE THIS DOCUMENT 9 PEDESTRIAN-ORIENTED GROUND FLOORS 13 SEMI-PUBLIC SPACES 17 GROUND FLOOR TO ROOF 21 COHESIVE ARCHITECTURAL ELEMENTS 25 ARTICULATE THE CORNER 29 MATERIALS AND TECHNIQUES ACKNOWLEDGEMENTS 33 STREETSCAPE 35 PUBLIC SPACES Prepared by: DAB Urban Design&Planning Portland,Oregon Myhre Group Architects Inc.Portland,Oregon Appendix Kelly Perso Design Portland,Oregon 37 DEVELOPMENT REVIEW PROCESS 38 GLOSSARY OF TERMS Prepared for: City of Lake Oswego,Oregon June 2011 BACKGROUND LAKE GROVE VILLAGE CENTER = , r, . Purpose for Lake Grove - - -. IJ�. : : Village Center Handbook i ,� . �� <,_ 1, ,,„„ ,„ The handbook illustrates the framework and tools called for in the Lake Grove Village Center ` _ (LGVC) plan necessaryfor creatinga pedestrian oriented, mixed use town center. The 1 : one, g , ; p I if- �'1 1 "'B°", _, �'- center consists of gathering spaces (sidewalks, courtyards, and plazas) and a combination of tC+..,e" commercial and mixed-use building types reminiscent of those found in traditional town centers ' K or villages.The urban form will be consistent with the LGVC Vision Statement while blending with �. f't'` " V °n, the adjacent neighborhoods. The plan fosters the sense of being a village, preserves existing �� '0 -- f residential neighborhoods, and creates a lively destination for visitors and residents. ' Cohesive architecture, coupled with a unified right-of-way treatment and good site planning, is °": �' r intended to create a village center that is both attractive and good for business.This is essential ..- /111,11! for property owners and developers who might be considering investing in the LGVC.This is an _ important achievement for Lake Grove,the surrounding residential neighborhoods, and the City ';I ;, ..-i - s, of Lake Oswego. i • "-= - { -�- . . • ...•Ph'i Existing Conditions `i _ ;� }�dAl r r � • The LGVC is organized along Boones Ferry Road, an arterial that consists primarily of auto- �* _� r _ ;� oriented businesses. In its current configuration, Boones Ferry Road has inadequate sidewalks, A.; , ,.• �A., frequent curb cuts which impede pedestrian movement to individual businesses, and a lack of NE 4 `� i-r A !' 'I separation between the sidewalk and the street. These conditions are exacerbated by the one 1- � : � '+ , • and two-story buildings set back from the right-of-way with large parking lots fronting the street. # , K 3 The lack of a cohesive built environment that balances auto uses with pedestrian amenities } • inhibits Lake Grove from fully functioning as a "Town Center": a place that is well served by An enhanced pedestrian realm encourages a mix of uses, transit,and provides localized services, housing,and employment opportunities to thousands of strengthens a sense of place and community, and enhances a people within a close radius. neighborhood identity. 1 To foster a stronger and more cohesive identity,the City of Lake Oswego facilitated a place-making planning process that resulted in the adoption of the LGVC Overlay District. The Overlay District, as described in the LGVC Plan and codified in Lake Oswego Community Development Article 50.11A, coordinates future public n- and private development. Unlike some other areas in the City of Lake Oswego that exhibit a distinct architectural style, the LGVC is focused on more general ,,,, in architectural elements, details,forms, and materials. Q`� GALEWOOD ST /'?U Framework Diagram NI, The LGVC Framework Diagram divides the overlay district into four distinct zones, with the majority of frontage requirements occurring along Boones Ferry. • Buildings that front a median ilif GATEWAY /9 • Buildings that front a corner 0 CORNER/INTERSECTION ft • Buildings that face an open space OR TRAFFIC LIGHT(EX.OR NEW) Y z it • Buildings that front a collector or local street BOONES FERRY ROAD V. — LOCAL COLLECTOR RED CEDAR WAY Buildings that front the Boones Ferry Road median are linear in nature. Located — MEDIAN DOUGLAS WAY ,jj �/ between two intersections,this zone typically has a Main Street Quality as realized by the Storefront Environment Designation(See Village Character Map—Appendix 9) LANEWOOD Sr 50.11A.020-D) and the rhythm and repetition of the following elements: awnings and canopies, transom windows, engaged columns and piers, lighting and detail elements such as window treatments, signs, and bulkheads. OAKRIDGE RD Lip Buildings that front a corner or intersection are more iconic. This is due to the G LAKE G••v AV corner itself which serves as transition and threshold between residential zones and commercial zones. The uniqueness of the corner condition affords the m �aO opportunity to do something special. 14*`!��Ry Buildings that front collector or local streets represent the final frontage condition. FIRWOODRDO co? This condition varies depending upon zonings and its corresponding Village Transition Area, which regulates things like building height and how the building w , meets the street. In response to the many possibilities that can occur in this zone, k , IV the Design Principles section include, where applicable, a sub-heading entitled Collector/Local Street Conditions that addresses specific site and architecturalik, conditions to those properties off Boones Ferry Road. 2 r ;. , I . 7' }r • , • - r' . Lake Grove Village Center Plan Goals y v F The followinggoals have been adopted and codified in support of the LGVC's vision for an r• •1i ••- •. : , integrated land use and transportation plan that is safe,welcoming to pedestrians and bicyclists 1-1:�''•rr-.1 M•- •li as well as automobiles, and still meets the needs of local businesses:I • Goal 1:Transform Boones Ferry into a Great Street • Goal 2: Enhance alternative modes of travel ��!} ,1 1 F. .-�. • Goal 3: Enhance the pedestrian environment and connectivity ';i„ ; 1 % , , ,-, • Goal 4: Encourage mix of uses within the Village Center r'' , �{ ;✓• • Goal 5: Strengthen Lake Grove's sense of place and community . I 1 Y''j. •• Goal 6:Enhance village character,creating a distinct Lake Grove identity based on unified de- tt H. sign features,that support pedestrian activities and are compatible with existing development. •I le, `,i ", .!' , • • Goal 7: Protect the residential character of adjoining neighborhoods and maintain livability in adjoining low density residential neighborhoods by ensuring compatible Village Center ------- �' �A� ,-r... ••, .--, . development. Step down building height and intensity of development at the edges of the _ - 4 - Village Center. The common thread in these goals is getting people out of their cars, onto sidewalks where r,Pr „ ' •r they can window shop or just meet friends and eventually go into local businesses. The long d.rV Nr 1. 1 ? BENTO BAR term success for existing and future development projects depends on attractive buildings and ' i well-planned surrounding environs. The 9-foot sidewalk zone realized in the Boones Ferry -r Refinement Plan limits what can be done in the public pedestrian realm. The 4-foot planting ..'4., ''. *,- iR l'I 1 zone along the outside edge of the sidewalk provides a protective visual barrier against traffic . 1 but only leaves five feet for the public to walk,talk, and congregate. ,' .40 ;,,.,;P " ' One possible way to better achieve a pedestrian-oriented environment with redevelopment • \fr.( j projects is to set back buildings to the edge of the "build-to" line for the creation of plazas, courtyards, and recessed entries. Creating a wider space where people can meet with friends, ,1 = • window shop, or just hang out improves the relationship between the public realm and the entry ■ �- to the building and ultimately makes the street façades more vibrant and enjoyable. I • - The key to making narrow pedestrian environments work is clearly defining the street edge with landscaping, recessing entryways where possible, and allowing for a large amount of ground floor transparency. 3 Design Elements of a Great Village Center VIBRANT MIXED-USE CORE AREA PHYSICALLY AND SOCIALLY HOUSING, OPEN SPACE, AND CONNECTED LANDSCAPING • Great centers have focal points and clear- ly defined edges. • Great centers have a connected (physi- • Great centers include a range of housing • Great centers have a mix of pedestrian- cally and visually) and integrated net- types, ensuring diversity, affordability, oriented land uses. work of walkable streets. and aging in place. • Great centers consist of a hierarchy of • Great centers incorporate paths and trails. • Great centers are surrounded by resi- building form and detail elements that • Great centers get you out of your car. dential neighborhoods that support the enhance visual character and promote co- village center. hesiveness. • Great centers consists of a variety of open • Great centers consist of a palette of ele- spaces, public spaces,and plazas. ments (artwork, lighting, architecture, and • Great centers consist of properly scaled furnishings)that help people to better under- and attractive landscaping that supports stand where they are. the building and the public realm. =' 111/101, '' - :14 =, = ' ' ,14, -liiiiimi, ,„ = !,i ,‘„),k,-- =2 4 -, A 1 A ."1-...''' • /r. - .,..., i- . • yolAi i 4 • , ; ,.„, .„ ,.. z..._.....4...__-i.---, - - ,=...... .-1.--_, .....„....,. .----4: "40,44,4 - - 1 , -- ij . ' q.- ' , If .1 - ,, '1%....- ... i = SIN ii 1- � � -----, i i' �sA ( t at ___, ii I-it 1 I .(4 ' , .4b. I , - %V-01 4 • -..I 7/ 2 k ' ----1`. - 1s u. pI +III:i inll�111 lliilpllll111111�I....'- __. — ,uuwul�ll�� ._, 4 Boones Ferry Right of Way BIKE LANE:5' PLANTING STRIP:4' SIDEWALK:5' I , ,ii Tr- lips _.., ............ 1 . i ., ___ _ ... ....... 1,1 :1 J____ _ ... ; t!' .! !, ,,, 1 T -1, Fe . r-: , . 1 . 'UV 4.- W‘i . . . { kI 4 `1 Ai- I I ef I� f �. k '1 1 UN Ate. I`rt I View along Boones Ferry with bike lane,planting strip,and a pedestrian-oriented sidewalk that allows views into ground floor retail and services. 4IIIIIIIIIIIIIIMIIIIIIIIIIII - 5 DESIGN PRINCIPLES LAKE GROVE VILLAGE CENTER The LGVC Handbook consists of six design principles. The associated design guidelines address the physical relationship among proposed land uses and adjacent properties, streets, adjacent neighborhoods, and the natural environment. • Pedestrian-Oriented Ground Floors • Cohesive Elements • Semi-Public Spaces • Articulate the Corner • Base to Roof • Materials and Techniques How to Use this Document Applicants wanting to develop within Lake Grove are required to comply with the aforementioned principles.The land use process is included in the appendix. Design Principles—the general topic area(e.g., "Pedestrian-Oriented Ground Floors") Intent Statement —the "big idea" or goal to be accomplished (e.g., "create safe and friendly spaces at the ground level of the building") Rationale Statement—the background or justification behind the Design Principle Guidelines and Standards—the methods by which the Design Principle can be realized. Photographs and sketches depict overall building and scale/detail elements. Captions provide specific application of proposed guidelines and methods of how the guidelines can be achieved. 7 Notes: 8 PEDESTRIAN - ORIENTED GROUND FLOORS DESIGN ACTIVE, INVITING, AND ACCESSIBLE COMMERCIAL AND MIXED-USE BUILDINGS THAT RELATE TO ARTERIAL AND LOCAL STREETS, DRIVEWAYS, AND INTERNAL PATHWAYS IN A MANNER THAT PROMOTES SAFETY AND A SENSE OF INTERACTION BETWEEN ACTIVITIES INSIDE AND OUTSIDE OF BUILDINGS. „.,, Pedestrian-oriented ground floors enhance an area's economic vitality by drawing more people to the area in general,as well as inside the buildings.The best examples of pedestrian-oriented _ -------.41110--- districts feature a common palette of building materials and elements along with large windows " f`�i,;_ to foster dialogue between the inside and the outside. ti ms" •�.r w ' IB11 ! pi !�Ie�II iII I k...a �� 1 I ill I r . `" 1 �7.Ar r .•' /11` ei�t ful gro floor, ommercial sp ce- ses a l'ictinbn palette_of_nlIateriafs and street furnishings to _ A promote interactions between indoor and outdoor spaces. 9 y V' P0-1 Visual Connection : N` t Incorporate large, transparent windows along primary and secondary street elevations as well 1.?iiy as internal driveways and pathways as a means of fostering a visual connection between inside �� .. and outside, promoting"eyes on the street." 1f ,;,; ■� �� „mow, ! . P0-2 Enliven Ground Floors =_ _ Enliven the ground floor and the pedestrian realm with the following design elements: - " -- • Overhangs(decorative frieze, awnings, and canopies) • Glass doors ,I?";;. - 4.:2:3,', '� �•'# `-'' • Glass windows that flank the primary entry door 1 �`: �- �. f 1 • Decorative lighting (minimum of a pair) • �0 '- io • Engaged columns that serve to frame a bay(minimum of a pair) AI { k ,iIto/i twit do • Artwork t j rr r_: r M hill liTri 1111111111.11 I_ - , , .....,,,, 4- t•, 1 ! di 'Ai trill 1611111 iMIN 7arlir r i ---_______ _ .. ---:. li, . r:. MI 1 _ ° ; dig 1 It tje 16. -'4E11509- MM. rI d. _ -)17 r.. ...-,. ,.. ."1 -14 1j __ yt o 1 F PO-2 Large glass entry doors and windows, `r ` ' - - -. transom windows, columns, and pedestrian PO-1 The ground floor is divided into distinct architectural bays that are 30 feet wide and defined oriented signage foster a visual connection through engaged columns.A continuous decorative frieze, transom windows, and projected window sills between inside and outside. are repeated in each distinct architectural bay. io �f Jt L-} a ,�sEl :ivf ,f V1 P0-3 Inviting Entry ` - g 52.1 Incorporate an inviting entryway (doorways and roll up doors) into the ground floor of primary 01 4.1. s eld rel street-facing facades. , _ 1 ;, °y ,i: i.:",} Y , • FOP.- 411 y, � ,. . -.-- --, 011"- __ . . _ __ • a ice+ q� ` F :� ��= -- • F P0-3(T,M)Planter boxes built into the i I _ -. . . street-facing façade make the public realm P0-3 Recessed entry defined by special lighting, P0-3 Retractable windows create a seamless more inviting. (B)Decorative lighting, storefront windows, and doors. transition between the sidewalk and activities in awnings, transom window, recessed entry the building. bay, and large glass entry doors say"Welcome." COLLECTOR/LOCAL STREET CONDITION t' P0-4 Scaled Design Elements s ' Incorporate into the facade of secondary connections (local streets, internal walkways, and driveways) or Village Transition Area appropriately scaled design elements and details. " ' AL___i_i_iiit---_ ( N N., - _..,`� 187 _ ___ IZ1, ;1,,Alt'A it —�-tog ' _ - 0.,, ,,„"1- ----f-----.pitil ti.1 , 4-'IP ill'il friLIH:r7 'III 1 I Tr rill — — 'ri-I 1 11111 Virr :4. , ., , 117I ,.... ,, , . ,, , ., , „,", , ,::, ..., ............._ ___,---- _ _ ___ !I. II, -_1. -I- LL2 jk kXiir�� . ,; el ` POP0-4(T)The internal walkway from the l A I! .� parking area behind the building to the front �1 � :'air,ter. 1 �"� '� �� . �� door is highlighted by appropriately scaled ( " - -- •14 �r '� plantings, seating areas, and architectural Ir11• 1 1 lighting that visually and physically connects - _ f areas behind the building to the street. �� iXimiroy 1 (L, B)As one moves away from the f t I. intersection/corner with an internal driveway 1 ' =f _• ( kit or local street, the building mass should step down and back to match the scale of the '.or surrounding Village Transition Area. 12 SEMI - PUBLIC SPACES CREATE SAFE AND FRIENDLY SPACES AT THE GROUND LEVEL OF THE BUILDING THAT ALLOW PEOPLE TO GATHER, PROVIDE PROTECTION FROM THE WEATHER, AND SERVE AS A TRANSITION FROM THE PUBLIC REALM INTO THE BUILDING . Semi-public spaces are typically located on private property. They can include courtyards, recessed façades, recessed doorways, arcades, and landscaping. These spaces are most !t- effective along streets with narrow sidewalks and limited furnishing zones such as Boones Ferry i Road. Semi-public spaces can be a valuable tool in getting people to linger and ultimately enter a building. i— _ _r 41— ` Well-designed semi-public or interim zones are similar to a foyer or vestibule in the way they bring people into the larger space,thereby adding value to ground floor businesses.Semi-public • • spaces also accommodate outdoor seating for retail and food&beverage establishments.Semi- .?'�% ilk iii public spaces are most effective when they are large enough to accommodate multiple tables ,� - - `` i and chairs. Transition spaces are not static. They create connections not only between sites and buildings z tea, but between zones. Landscaping used to connect Boones Ferry Road to the neighboring a . , CIT Village Transition Area needs to consider the height and density of the landscaping materials oh- in relationship to the desired character of the VTA. In general. landscaping needs to step down from more urban areas to residential areas. Serablic seating area promotes • ring. Se - . areas . reat for din'. • viwygl 13 [ 4ii _____---. . • ,r,rt. SP-1 Courtyard Incorporate a small courtyard into the front or side of the building. Embellish the space with !i.. lighting, special paving, seating areas, planters, and trees. is .. -. SP-2 Recessed Entry RR Create an inset, covered entry way with a canopy, awning, or other type of projection it - "i , '` between the sidewalk and the front door. Define this space with special paving, lighting, and I ,i I transparent doors. L , 1 I , dl Ail �v"�'� / P � �y� BAR LE PICHET CAFE .31.: A L 'Fs:: 3 i,, ,_ -,- 1-. IINI 1 — ,0 P`ICHft •. L., M , �� ,— .___r , I �' am. 110' l S 1 - •{°' ' ' SP-2 Recessed entryways are important T •• {; to busy commercial corridors as well as _ transition areas such as the ones described in the Village Transition Areas. Regardless �� s: of their location, recessed entryways SP-1 Courtyards can be filled with an eclectic and inviting range of street furnishings, landscaped areas, should help to define the entrance,provide and architectural elements to encourage people to gather. protection from weather, and create a protected environment between public right 14 of way and building interior. 16- SP-3 Arcade ``� � Set the ground floor street-facing façade back from the property line to allow for a covered place '9 IV //i to walk and sit.The most successful arcades have high ceilings and are well lit. t mow II SP-4 Street Furnishings �4 ,t . ,, ® ;L ,;.I Ensure that gathering areas provide for a range of street furnishings. _„-s-,, 11 k r 11 - t 4 I Aft' ,gm. ai ..„ , - .• viii 4 )tr;,1 - ,__-- ',� Amtiimist r40: , .� A. • PM I I-.I.. _- ril .., .. ..... •. h a Fi,,,„, . , , , ______J„ __________ .. r • - '\ _ .- 5,7 5 ,r1.0 4, 1 , 1 ,11 .1 C' -' -. , :. Ione" . ', ... .,4 � II . �� i �ielf / • aI ` '".' �:: SP-4(T)Seating areas in the pedestrian 5 , transition zone invite customers and create a SP-3 Arcades provide protection from inclement weather while creating an inviting pedestrian realm vibrant street character. (M)Places to sit are for building users and passing pedestrians. integrated into the building. (B)Sitting zone between the street and the building. 15 SP-5 Weather Protection _�i �,a__ � Ensure that semi-public spaces between the sidewalk and front door are protected from I _'� I _ 1. inclement weather. I _ = COLLECTOR/LOCAL STREET CONDITION " ' "`` - "? 4 SP-6 Landscaping y -' Use landscaping to define the edge of a site, connect more auto-oriented land uses with -� ' surrounding residential uses, buffer the transition from public to private realm (such as from the -- sidewalk to the front door), and soften elements of the built environment. 71 /Fir , _ •� 1 lir ? !ii!i , „ ,,_ 3 III L ri ___ ii , , , , , 4, (01. . , _ „ y-e I. OL O N r . �' �. — t41 ...., It, : . °` .:?`` r _�> " ^� _ ' '"` SP-5 Awnings and covered building SP-6(L)Use of landscaping to transition from the public to the private realm and in general soften the recesses help define the entry area while appearance of the structure. (R)The connection from an arterial to a local street with rocks, ground cover, protecting pedestrians and customers from and signage. both sun and rain. 16 GROUND FLOOR TO ROOF CELEBRATE THE TRADITIONAL TRIPARTITE DIVISIONS OF A BUILDING - THE GROUND FLOOR, THE MIDDLE, AND THE TOP OF BUILDING - WITH AN EMPHASIS ON CREATING A GROUND FLOOR THAT IS WARM (COLOR, TEXTURE, AND MATERIALS) AND AESTHETICALLY PLEASING TO PEDESTRIANS . A well-designed and vibrant ground floor is essential in creating a viable pedestrian-oriented environment. The best examples of village scale architecture exhibit a unified building design from the ground floor to the top of building. • 1. Ground Floor: The base of the building or ground floor extends from the top of the finished '� grade or sidewalk to the bottom of the second story. From a place-making point of view, the . ,,,,r,rNI base is the most important of the three divisions, due to its interaction with and proximity to the 1 I public realm. I i - ' Ir. t t t t i rr I 1 2. Middle:The middle division of the building often contains smaller,vertically-oriented windows E. that reflect residential or office uses in upper floors. Residential uses often incorporate a porch that not only provides residents exposure to the outdoors but help to break up the scale of the N ait building. 3.Top:The top of the building is terminated by a"cap"element.This element can be expressed o variously as a detailed cornice or parapet, a hipped or gable roof, or a flat roof with a simple horizontal band. The top of the tripartite division can take various forms, including classically 111 inspired cornices, green roofs, and traditional gable-end profiles. 17 GFR-1 Cohesive Façade , Create a visuallyunified buildingfacade that celebrates theground floor, roof, and everything - I �� c Y 9 � r Y in between. _-' It ' GFR-2 Ground Floor Treatment N �r r. �O Incorporate horizontal and vertical elements that create visual interest and help to break up y ''' I •'fir A the scale of the facade, such as window mullions, windows sills and headers, awnings and .. ; canopies, engaged columns and piers, brick coursing, score joints, and vegetation. ,{ i liiilli... r 1 1 tier' * -r 1 �i A f 8y"". •fib au ?iiaea TOP g/ er efis �, . Tolio. — —1, _ _ -- - V MIDDLE �! ,j SU - :iiitiks':: ':1,11-,'; I Ir. ......,. . -_ _Iii :; II r ! • .ot . J�r I ( ll O I 1 .I — h. R,u,ib GFR-2 The ground floor or storefront zone �I� [ " - t •• GROUND consists of horizontal and vertical visual I f I' FLOOR reference elements including decorative I i e II I r ] _ bulkheads, large windows with mullions, MEN: Ap �; - engaged columns, transom windows, ^¢ , and plants(planter boxes and/or hanging GFR-1 Architectural divisions highlight the uses within the building. The base(ground floor)is typically planters). Datums(horizontal and vertical the most public of the divisions. Consequently, it most often exhibits the greatest level of detail. divisions)help to scale the façade by creating smaller, more visually appealing 18 and human scale modules. GFR-3 Celebrate the Top of the Building Cap the top of the building with an element that creates visual interest. - �I I\ ■■ NIP Mil lit. ;. ,••'I" •..A., ' Allii.r..,'.. R ::...-.._-:F._ra::._-..._..-_;.N-....._l.._". ,. ar.'r"7..:.-.,:.-.1;,1:'-... ;' BUILDING ram. ;1 .--.,,.-:,ri.e,.,—..l1,._l-,_,_.7-_-.-_-. L¢sI a e e mita "'"'""'"'"'"""':::"'Ill: ii l'illi MIMI «a \ !IC :::—..1' ...:1, M _ ) -_ r v ,fir. , '� T&ER ANIMAL - . — p. �fr k_t 1 tts..-Jir- • ' I° j - GFR-3 The top of a tripartite division can take various forms, including classically GFR-3 A flat roof that incorporates a cornice or projected parapet creates a strong,prominent cap and a inspired cornices, roofs, and traditional sense of architectural permanence, which is ideal for the scale of Boones Ferry Road. gable ends. 19 COLLECTOR/LOCAL STREET CONDITION GFR-4 Transition Elements _ M Use scale and massing strategies to transition buildings from the primary commercial spine "� 41 E r 1142KESC7fFEE s- to the surrounding residential neighborhoods. The combination of traditional residential forms coupled with VTA setbacks, height, and frontage requirements are intended to promote a . .` _ • graceful transition from urban to residential. �/ I GFR-4 Distinct ground floor materials, ''' y ,� -. N. - 'P upper floor windows, and recognizable de - E; - "residential"architectural roof elements work A ,, = in harmony to create a familiar and inviting t. • .- . building form that can blend into residential ' Y •y . . - let neighborhoods. - Ilk y}_. . ' _. r.ilro ' . 20 COHESIVE ARCHITECTURAL ELEMENTS INCORPORATE A COHESIVE DESIGN THAT FITS TOGETHER AESTHETICALLY AND STRUCTURALLY. THE DESIGN SHOULD HAVE REPETITIVE ARCHITECTURAL ELEMENTS TO FOSTER A RHYTHM AND A SENSE OF MEANING AT THE STREET LEVEL AND WITHIN THE LARGER LGVC DISTRICT. lia ill jiN1_, A"sense of meaning" in architecture and planning refers to those elements in both the built and natural environment that get ingrained in one's memory. In architecture, meaning is most easily 1 / understood by an iconic style or building type such as a museum,performing arts center,or library. �; In terms of urban planning and the creation of a great village center, meaning is realized along i , a streetscape. It is not just about a single building. Rather, it is about how the buildings and buildingelements relate to one another and the larger public realm. b,e f goad g �,OP k. L . Buildings that have repetitive architectural elements serve to reinforce a human scale façade .! F that is aesthetically appealing and, due to the horizontal and vertical divisions, comfortable to `.`d I pedestrians. Continuation of these elements on all building façades into the adjacent Village F r= R I' Transition Areas is essential in creating a cohesive and attractive environment. . ' rt -- i 1I ate. Creative design solutions are encouraged, but within the larger, more cohesive framework r " }ti - _, of the LGVC. t The use of repetitive elements, including IR window bays,and painted architects creates a visually appealing and inviting facade. 21 -,,, - - _— a W 4 CE-1 Storefront Bays ' i-- Bill 12. .1 Create traditional architectural/storefront bays. Bays in excess of 50 feet imply a industrial or ,mimm= office uses that are not conducive to a main street environment. Nil ,,Q CE-2 Repetitive Elements II Incorporate rhythmic/repetitive elements into the design of street-facing façades. Enhance the ,� Lnn9 identity of the facade by incorporating the following types of elements: • Engaged columns and piers • Canopies, awnings, and overhangs CEd-1 The above bay illustrates cohesive • Storefront cornices and belt courses architectural elements:large inviting entry • Building lighting doors, engaged columns, wall lights, and • Well-designed signage bulkheads that frame the bottom portion • Artwork of the window. i 4 P A d P' .I C G R �`tt� \W p ` M� f � - 1' 11 , Tr.-:ti 1 'i � � a , — D A V I s - I�� = STREET ■ !�N N ' r+ i " .,, , - . — TAVERN 1 Air .k a1, K , - .-' -�,'4'%' `-7----- u - 1 • , - - ---.4 -, OP' ,,4 iiii • . um ■ L — ..`. ` ,. - ) FAMILY iE La - A 1� E , _ oI . ^.-4 WH'" ``� 4,'. , pO1,vNr ._, _ W by .� - * OPEN ' ''. _di • i �. CE-2 Columns and piers frame CE-2 Landscape and hanging CE-2 Awnings define ground CE-2 Well-designed blade signs bays and foster a rhythm along plant installations add to street's floor windows and provide enhance pedestrian experience along the sidewalk. visual appeal. weather protection. all designated storefronts. 22 CE-3 Proportion and Scale , Encourage building components, such as windows, doors, eaves, and parapets to exhibit a � � sense of proportion and relationship along the face of the collector/local street to provide a sense of continuity without being monotonous. lir!FO �' zrn--gL IF: - COLLECTOR/LOCAL STREET CONDITION �` 6 ' m AI I CE-4 Wood Frame Construction �„�„ • 11�� ,i i"a ' == Wood-frame construction allows for smaller bays and openings along the ground floor of collector ii'rLand local streets,which is more residential in character. _ CE-4 Create ground floor openings that are more in scale of single family houses. f" h rf }- 1 �� pi j ( ri Ilr r li; _"�4� : ,►N II`l i, 1 1 I ra1, III 1 ��'� , ��- iL''-I� Ili L- IT Ill,iiki 9 , 1' _ , 1 . liTA �i--._. `1 T1 �ii Vir r�z.r � I �v�r+r v 'k dn --� !k.. �I��-� 1+te =� �I#•� �� - • r. i 1 - . . r - I - ' ' 1 iv • , i ell 0, ,.,,, . i 1 CE-3 The relationship of window openings, transoms and friezes, and roof line illustrates a sense of being part of the whole without compromising individuality. 23 ARTICULATE THE CORNER EMPHASIZE STREET INTERSECTIONS AS A MEANS OF FOSTERING VISUAL INTEREST, AND TRANSITIONING FROM THE PUBLIC TO THE PRIVATE REALM AND THEN FROM THE STREET TO THE FRONT DOOR . • /, r _,_ -,- y Street corners should be designed as special places. Incorporating strong architectural \ %; ...„/ elements at street corners not only creates a more visually engaging environment but also helps j/ / �' I �� . pedestrians understand where they are in relationship to the larger center. Articulated building ��' �,I. corners serve as a threshold to the center of the district and adjacent residential neighborhoods. / % *.- -- Al. Building corners highlight the sense of arrival to the district,the block,and ultimately the building ...Lei �' itself. Depending upon if the corner of the building is recessed or the building as a whole is —\ pushed back from the property line,the corner can also be ideal places for people to gather. ' 4;-..3'''').r I r• T, 1 a ro05-- ' ,- - --,---.., .. ....... ..... _ _., ..,,1 Ai - L � ' 1.k II . SPEED 1 - _ _-- 2 _ = . iiiIMO •rneux ;ade /art installs a_s for f <.ner a �.. j ..di, - *7c,. -T , 25 r ji AC-1 Active Corners '-- Locate the primary, most significant architectural feature at the corner. Methods for achieving this guideline include: . . 1�� tE a - R • Cupolas or pitch/hipped roofs at the corner,which emphasize height — 1 s • Enhanced glazing at the corner a b ii- • Change of materials at the corner r 1 • Large and inviting (typically double) entry doors within 25 feet of the corner _ i • Incorporating special paving materials and planters - -- _ _— -I • Arcade expanded covered entry • Lighting and art /0140 '1,:—; ---- ■.■. ■■■■ ----ij, %4 ,i i _ nos - yok 1 cif '�ii� —, ,ai �;i1 f i ' 1 r 0 , . _ , --- :::': �`'' /. .4.::A \ rRets d ti _ r .�` ;;_ 1,,, II __,z _... t i'ilk.,,,. ' .,, , . '..' ., I / IC L I _ ,A_'-7 :li . 4 --"',-•'„ -4 I I I I I I I IH'' ' 1'' - r ". I '(J AC-2(T)Primary entrance is emphasized by - -.- distinctive awning treatment. (B)Material transition AC-1 Enhanced parapet, corner windows, AC-1 The corner entry is given more attention as and slanted corners magnify the importance of and integrated signage highlight this realized by the cupola, signage,potted plants, and the corner and the building entry. corner entry. corner entry doors. 26 AC-2 Various Corner Treatments ;; 11 - • I. 1 Corner treatments provide a range of places for people to gather in both commercial and P k __ - neighborhood commercial VTA—Villa e Transition Area) areas. ... � k111 9 ( 9 14, R. _ �P I1.1.... I)F c[IhYI MI CHAMFERRED ARCADE `s (TYP 45°)CORNER 4)11 ? ill 4 a� �- CC e er ,4� f''.. i 6 -- f r• / - All �F` t,,.. ?•. ram..- :o ..SF ! _. Q S ---ir ---,, ENTRY PLAZA ARTICULATED CORNER AC-2(T)Distinct signage and the corner entry invite pedestrian access. (B)Glazing at the corner provides visibility for both AC-2 Successful corner treatments illustrate a special edge condition and enhanced wayfinding. pedestrians and automobiles. 27 MT MATERIALS AND TECHNIQUES USE A RANGE MATERIALS THAT EVOKE A SENSE OF PERMANENCE AND TIMELESSNESS . Building materials convey a sense of overall quality and character, and can add to the richness I of the pedestrian experience. They are especially important for creating inviting ground floors, as this is where they are most easily experienced at the pedestrian scale. r. pir ito • �+ terial transitions create visual interest and break • otherwise large uninterrupted wall planes. 29 , sYt /�i' V MT-1 Masonry Use brick, stone, tile, and concrete to evoke a sense of permanence at the ground floor. Wrap the material around the corner to create a more unified appearance. I� I l --sue --� 'S 1 ■ I ICI I—"� ! I II . ."1.', . I r— i , i - - .... ,..:" _ i --11,k_____,Y . ..,,,,, ,-..' ..,_ __ _ . ; ..,,, .PIII i 16f'mw ` _ I II '''''' = . L y.� I�211��@ B Ii III ' I W,i L �� C e g r •' '�. � �=Vs ; flak �osfe( -J4te l'1J fl I 4. - ha(isib -.1'; I I I. ,., ' ' 1. . " la 0 say: l�l�l�l®■ i • " .�� ;. t 1 �. I , - MT-1(T)Besides being a timeless material, -► 11 brick pilasters serve to define architectural 13 — bays. (M)Concrete façades with large MT-1 Brick facade gives the feeling of strength,permanence, and warmth. openings are inviting to pedestrians. (B)Decorative scoring on the ground floor 30 supports the building entry. MT-2 Wood . Use of wood as an exterior siding material is encouraged as it is local and abundant to the 1:4:.': --____.:_:-_, .7--''. ‘1' Pacific Northwest. • Wood can be used alone or in combination as paneling,horizontal or vertical siding,or shakes. • Wrap wood around the corner to create a more unified appearance. • Wood can be painted or stained to increase visual interest and design diversity. 01� �� , IllA 1irotilkka _;.. 1u44BSEBISTRO NQ N II�l i . , 1 - - r r 1 N.,,,T , aM ______ Iiv -` MT-2 Wood is a very versatile material with wide range of applications. COLLECTOR/LOCAL STREET CONDITION - ` imilIPP - -----MT-3 House-Like Materials j�L_ - l In VTAs, especially those adjacent to low density residential neighborhoods, use materials IR �i F a common to residential architecture to ease the transition from commercial. v.` D ;. Fli y , .„ i - III MT-4 Landscaping . Use properly scaled landscaping to assist the transition from the commercial core to the VTAs. Mus_.1:ILIA( . --- _ oAI�� 4�RG ERTISA l .. 1F - t o A —it INN �� ■�� g; � w. ! ire. ?F '- - '. t. - _' --._•� 'i 182 + f"•-'0 , ,i hi lip 44, it !: 'I \I . "74 , __ i y�� "�' MT-4 Landscaping serves to help transition MT-3 Wood siding supports the character of both residential and neighborhood commercial land uses within from the commercial core to the surrounding the Village Transition Area. VTAs, soften the edge between the public and private realm, treat storm-water, and 32 reinforce pedestrian-oriented connections. STREETSCAPE INTENT STATEMENT HERE . . . . Rationale here... 33 PUBLIC SPACES INTENT STATEMENT HERE . . . . Rationale here... 35 APPENDIX LAKE GROVE VILLAGE CENTER Development Review Process Development Review (DR) is a formal application process to review building and site designs for certain types of development. It is generally required for exterior modifications to, or new construction of,commercial,industrial,institutional,public,and multi-family residential structures, attached single-family residential development with three or more units, and construction of any type of structure that is located in a special design district. The approval criteria for DR applications are listed in LOC 50.79.025. PRE-APPLICATION CONFERENCE REQUIRED A Pre-Application Conference(pre-app)is required for all DR applications prior to submitting the land use application. The purpose of the pre-app is to discuss the development proposal, the applicable criteria, and the requirements for completing an application. NEIGHBORHOOD MEETING Following the pre-app, but prior to submitting the land use application, the applicant may be required to hold a neighborhood meeting to identify potential issues or conflicts regarding the proposed development. APPLICATION PROCEDURE Following the pre-app and neighborhood meeting (if required), the applicant files a complete application with the Department of Planning and Building Services.A complete list of the required application materials will be provided at the pre-app. Most DR applications are taken to public hearing in front of the Development Review Commission (DRC)for review and decision. BUILDING PERMITS Once the decision has been finalized, the City will facilitate a pre-construction meeting for any necessary public improvements. The applicant may also begin working submitting for building permits. 37 Glossary of Terms CASEMENT A window sash which swings open along its entire length; usually on hinges ARCADE fixed to the sides of the opening into which it is fitted. An exterior covered passageway along a building facade that is open to the CHAMFER street frontage. To cut off the edge or corner of. ARTICULATION CLERESTORY A well-formulated assembly of architectural details,clearly presented. The upper level of a room that extends beyond the single-story height; often AWNING penetrated by windows. An overhead cover extending above the sidewalk (usually above windows COLUMN and doors) as a shelter and/or sunshade. In structures, a relatively long, slender structural compression member such BAND as a post, pillar, or strut; usually vertical, supporting a load which acts in (or near)the direction of its longitudinal axis. Any horizontal flat member of molding or group of moldings projecting slightly from a wall plane and usually marking a division in the wall. CORNICE BARGE Decorative projection or crown along the top of a wall or roof. 1)One of the two rafters that support that part of a gable roof which projects DORMER beyond the gable wall. 2) One of the rafters (under the barge course) which A structure projecting from a sloping roof usually housing a window or serves as grounds for the barge boards and carry the plastering or boarding ventilating louver. of the soffits; also called a barge rafter. EAVES BAY The lower edge of a sloping roof;that part of a roof of a building which projects 1)Within a structure, a regularly repeated spatial element defined by beams beyond the wall. or ribs and their supports.2)A protruded structure with a bay window. FAOADE BELT COURSE The exterior face of a building which is the architectural front, sometimes A horizontal band or molding set in the face of a building as a design element distinguished from the other faces by elaboration of architectural or ornamental (also called a string course). details. CANOPY FENESTRATION A covered area which extends from the wall of a building, protecting an The arrangement of windows in a building to provide interior light; also used entrance or loading dock. as decorative elements in a facade. CAP FRIEZE Usually the topmost member of any vertical architectural element, often A decorative horizontal band, as along the upper part of a wall in a room; projecting with a drip as protection from the weather.The upper member of a often used for signage in modern buildings, but derived from classical column, pilaster, cornice, molding, or the like. architectural principles. 38 GABLE ROOF SHED ROOF A roof having a gable at one or both ends. A small sloping roof,the upper end of which butts against a wall of a building, usually above the first floor windows. GAMBREL ROOF A roof which has pitches on each side. STRING COURSE A horizontal band or molding set in the facade of a building as a design HIP ROOF element(also called a belt course). A roof which slopes upward from all four sides of a building, requiring a hip rafter at each corner. TRANSOM A horizontal glass plane, typically encased in a wood or metal frame that KICK PLATE separates the storefront from the upper facade. A thickened bottom rail at the base of a door that holds the bottom of a glazed panel up away from the ground. TURRET A very small and slender tower attached to a larger building. LINTEL The horizontal member above a door or window which supports the wall above the facade opening. MARQUEE A permanent roof-like shelter over an entrance to a building. MEDALLION A decorative element set into the upper portion of a building facade periodically, typically aligning with columns or pilaster. MULLION A vertical post or upright element dividing a window or other opening into two or more sections. PARAPET A low,solid,protective screening or decorative wall that serves as an extension of exterior building walls beyond the roof or deck level. PILASTER A rectangular or round column or shallow pier attached to a wall, constructed to coordinate with the style of the building. PORTICO A porch or covered walk consisting of a roof supported by columns. 39 CITY OF LAKE OSWEGO PLANNING AND BUILDING DEPARTMENT WWW.CI.OSWEGO.OR.US/PLAN PLANNER ON DUTY: 503,635.0260