Design

D i Standards
St d d for f the
th
Ferguson Township Terraced
Streetscape District
Prepared by: Facility Design & Development, Ltd.
and Pennoni Associates

January 13, 2010

 Table of Content Page No.
1. Introduction…………………………………………………………………………….……… 3
A. The Purpose of Design Standards……….……………………………….... 4
B. Goals for the Design Standards………………………..………….……...... 6
C. The Intent of the Terraced Streetscape District….................................. 7
2. Neighborhood: Context & Setting……………………………….…………….……..….... 8
3. Sidewalks, Streetscapes & Planned Open Spaces……………………………..…......... 16
A. The West College Avenue Corridor/ Urban Density………….……….… 18
B. Side Streets off of the Corridor/ Less Density…………………..…........... 19
C. Transitional Zones (with older established neighborhoods)….……....… 20
D. The Terraced Streetscape District………………………………..………… 21
E
E. S
Street Design
D i Standards……………………………………………..……….
S d d 29
4. Building Design & Façade Considerations……………………….…….……….……...... 48
A. Building Massing & Composition…………….…………….…………….… 49
B. Articulation of Facades and Storefronts……………………....………….... 52
C
C. Good Storefront Design & Maintenance
Maintenance..………………………………….. 58
D. Buildings Located on Corner Sites………………………………………….. 61
E. Parking Structures……………………………….…...………………………. 64
F. Material Selection………………………………….………………..………... 68
G
G. Color Selection
Selection………………………………………………..…….…….…… 69
H. Signage………………………………...………………………..…….………… 70
I. Lighting……………………………………………………….…..…………….. 73
5. Reference Information……………………………………………………..…..………..…... 74
A. Diagrams of Basic Architectural References……………..….….…….….. 75
B. Glossary of Pertinent Terms………………………………...….……….….. 77
C. Bibliography/Suggested Readings……………………………….………..… 81

Design Standards for the Ferguson Township Terraced Streetscape District 2

 Introduction:
Successful urban revitalization requires clearly stated parameters that provide a framework
and standards to be considered when planning projects.

The following Standards will aid the Township when making decisions regarding proposed
initiatives within the defined Terrace Streetscape District. These design Standards address both
buildings and site elements within the established Terraced Streetscape District of Ferguson Township,
which is depicted in the reference image below. It extends from the Township line on the East down
West College Avenue just beyond the intersection with Blue Course Drive on the West, Campus Drive on
the North to Beaver Ave. on the South. The district boundaries include properties owned by the
Township, Penn State University and private property owners.

The intent of these Standards are to aid the Township and property owners in making
sensitive and appropriate decisions that affect the built environment and quality of space within the
district.
Adherence to these Standards
will ensure that development within the
district is attractive and harmonious
with its surroundings. It will also
promote vitality and pedestrian focused
neighborhoods that will make it
distinguishable in character from
surrounding areas.

Reference map depicting Terrace Streetscape District

Design Standards for the Ferguson Township Terraced Streetscape District 3

 The Purpose
p of Design
g Standards:
1.A.1 Intent: Design Standards provide a common basis for making decisions about
design/design elements that affect individual properties as well as the overall character of the district.
The Standards are not intended to dictate specifc solutions in all cases, but rather provide general
information to guide the Township and owners in making decisions by providing appropriate choices for
a variety
i off specific
ifi design
d i issues.
i These
Th Standards
S d d alsol identify
id if severall design
d i approaches h that
h willill
enhance both the appearance and potential value of existing properties within the district and help
ensure a more integrated neighborhood fabric.

1.A.2 Applicability: The design Standards take effect only when a project is initiated by a
property owner or tenant to alter an existing structure or to construct a new one. The Standards do not
require existing property owners or tenants to initiate repairs
repairs, nor is there any deadline that forces such
properties into compliance. The intent rather is to guide any new construction activity as to ensure
outcomes that will be positive contributions to the character of the district.

The Standards are intended to inform the community and property owners of the policies
p
and standards expected by
y the Township p within the established district,, as to ensure q
quality
y
development, enhance the character of the district and to protect the values of property.

Design Standards for the Ferguson Township Terraced Streetscape District 4

 1.A.3 Use of these Standards: Property owners, tenants, developers and architects are
encouraged to consider these Standards at the beginning of a project in the Terraced Streetscape District.
Th standards
The t d d are iintended
t d d tto assist
i t them
th by
b providing
idi a basic
b i fframework k ffor planning
l i ththeir
i building
b ildi
project, and to serve as a reference. Township staff and officials will use the Standards upon review and
consideration of project proposals, and in the issuance of permits as it relates to the observance of the
requirements and the appropriateness of the use and construction within the District.

This document will “guide”

guide the decisions of the Township
Township, but may not necessarily dictate the
final outcome. Because each project has special circumstances that require consideration, the township
will reach its decisions on a project by project basis. In making their decisions, the Township’s overall
concern is that the character of individual structures within the District observe fundamental standards of
consideration for the quality of the neighborhood within the District itself, and that the value of properties
be protected.
protected

The Terrace Streetscape District intends to create a successful and vibrant mixed-use urban zone that will
become a focal point and source of pride in the Township.

Design Standards for the Ferguson Township Terraced Streetscape District 5

 Goals for the Design Standards:
1.B.1 General Goals: The goal of these Standards is to shape and protect the character and
appeal of the established Terraced Streetscape District within the Township. They are designed to
ensure that all proposed new construction and renovation or expansion activity is consistent in basic
standards of quality,
quality concern and respect for the built environment within the district in terms of
appearance, density, scale and appropriateness.

These goals include:

1. To protect the established appearance within the district
2. To promote conscientious development
3. To ensure properties and development practices within the district meet basic established standards.
4. To promote a sense of identity and place
5. To protect property values
6. To minimize negative impacts on adjacent properties from inappropriate development
7. To prioritize and encourage pedestrian activity
8. To convey a sense of pedestrian/human scale in common areas, streetscaped areas and public outdoor
spaces
9. To encourage pride in ownership within the district
10. To promote and improve the perception of the district

Design Standards for the Ferguson Township Terraced Streetscape District 6

 The Intent of the Terraced Streetscape District:
It is the intent of this district to encourage innovation and to promote flexibility, economy,
and ingenuity in development. The application of these design standards and any permissible increases
in density or mix of uses shall be dependent on the extent to which a project is consistent with the design
Standards and achieves the following design objectives and goals:

• Establishes a pedestrian-oriented district that accommodates and encourages pedestrian and other
multi-modal travel alternatives by including sidewalks, greenways, and/or bike path linkages and
does not promote vehicle access.

• Makes public transit viable by developing at an appropriate density.

• Provides opportunities to integrate age and income groups through the provision of a wide range of
housing alternatives that are suitably mixed throughout the site and the zoning district.

• Promotes development that,

that through the use of distinctive architectural elements and sitting
criteria, creates community character that complements the surrounding development whether in
or out of the Terraced streetscape District.

• Utilizes increased height to achieve a more compact and efficient pattern of development while
retaining a human
human-scale
scale context.
context

• Achieves energy efficiency, sustainable development, and LEED certified construction.

• Allows for small scale retail and entertainment uses that contribute to and enhance evening and
weekend activity in the corridor.

Design Standards for the Ferguson Township Terraced Streetscape District 7

 Neighborhood: Context & Setting
Development projects within an urban or suburban setting are part of a larger context that
requires that architects, developers and project reviewers make decisions within the parameters of an
established and diverse physical setting. Each planned building project within the Terraced Streetscape
District will ultimately become part of the larger neighborhood fabric.
fabric Building projects in the District
must be planned with the utmost consideration for adjacent structures and properties, as well as exhibit
thoughtfulness toward the principal goals of the District and the overall quality of place and
environment.

In the early stages of development planning,

planning this guide must be consulted for basic
considerations of appropriate massing and site design strategies. To attract a diverse and concentrated
mix of uses and foster economic interaction among these uses the District and development projects
within the district must encourage pedestrian movement throughout. Central to this, consequently, is to
establish an attractive system of pedestrian connections in the public realm/common public space that
can be leveraged and reinforced by subsequent private development initiatives.
initiatives

Design Standards for the Ferguson Township Terraced Streetscape District 8

 2.1 Basic Principals: Successful urban environments accommodate and foster multiple
uses and activities while simultaneously addressing human scale and safety.
Basic principals of project planning and site design within the Terraced Streetscape District
include the following:
1. Promote diversity of uses/occupancies
2. Create functional pedestrian and public transportation linkages
3. Foster intensity of development and compactness
4. Provide for accessibility
5. Create and/or protect scenic viewsheds
6. Preserve natural features/mature trees when possible
7. Introduce landscaping and green space as much as is practical
8. Ensure safety and the perception of safety by way of proper lighting/sightline strategies
9. Promote human scale and a richness of spatial experience in the public realm and streetscape
areas
10 Foster a distinctive identity that prioritizes high quality
10.

2.2 “Neighborhood” as a Unit of Measure: For purposes of planning and coordination

the concept and scale of a “neighborhood” serves as a basic conceptual unit of reference and
measurement throughout
h h this
hi text. N
Neighborhoods
i hb h d represent a b basic
i contextuall framework
f k for
f theh
qualitative evaluation of a project within a generally understood unit of physical measure.
Neighborhoods are typically defined as a walkable dimension of space defined within a larger community
comprised of one or two physical city blocks in any direction from a given subject property. It is the
broader physical context in which a building is sited and in which it is experienced and perceived.

Design Standards for the Ferguson Township Terraced Streetscape District 9

 Diagram: The neighborhood: The basic reference for measuring the impact of any proposed
project within the Terraced Streetscape District.

Area of impact (the

Location of proposed
effective neighborhood )
development project
as a unit of measure

250’ in any
direction

The neighborhood as an effective unit of measure

2.3 Characteristics of a Successful Neighborhood: Successful neighborhoods conserve

l d encourage redevelopment
land, d l t off bli
blighted
ht d or underutilized
d tili d properties,
ti promote
t ddensity,
it walkability,
lk bilit
use of public transportation, reduce public health risks by encouraging daily physical activity associated
with walking and bicycling, encourage robust landscaping and ease of use, and provide well-lit
circulation corridors.
g
Good neighborhood p
planning
g incorporates
p the basic tenets of “smart g
growth”;; by
y
encouraging development within existing development areas, near public transportation and existing
infrastructure, and limiting/discouraging sprawl. Sidewalk-lined streets that incorporate textured
crosswalks and well-defined access and entrance points make neighborhoods safer for pedestrians.
Buildings with well-designed storefronts, good signage and proper lighting create a rich commercial
area, that when combined with sensible and market
market-driven
driven housing solutions generate a palatable
vibrancy and pleasant urban environment.

Design Standards for the Ferguson Township Terraced Streetscape District 10

 To accomplish this, proper zoning and architectural regulations need to be observed.

2.4 Good Neighborhood Pattern & Design: Good neighborhoods result from the
cumulative effect of well designed individual building projects that are mindful of their surrounding
context.
t t E Enjoyable
j bl andd pleasant
l t streetscapes,
t t as well
ll as walkable
lk bl and d ffunctional
ti l points
i t off interest,
i t t
combine to give a neighborhood its recognizable character. Well delineated boundaries of “public zones”
and “private zones” are an important component of how a neighborhood functions and is perceived.
Diagrams 1 & 2 :
To address privacy needs of residents in an urban setting:

10’ Privacy buffer with residential above

10’ privacy buffer with 10’ setback for housing commercial (zero lot line)

Design Standards for the Ferguson Township Terraced Streetscape District 11

 In mixed-use settings, neighborhoods that have residential components need to address
subtle issues of identity, territoriality and privacy. They also need to provide connectivity to public
common areas, gathering spaces, public transportation and retail opportunities. It requires awareness of
each of these concerns, and a balanced approach toward how space is defined and accessed.

It is the synergy of diverse and complimentary uses that make a mixed-use neighborhood experientially
rich and attractive. It is continued use and interaction that makes a neighborhood memorable.

Design Standards for the Ferguson Township Terraced Streetscape District 12

 2.4.2 Mixed-use Considerations: The intent of the district is to encourage as much
density and mix of occupancies within various neighborhoods as is practical. Single development
projects
j t that
th t integrate
i t t both
b th commercial
i l and
d residential
id ti l componentst shall
h ll locate
l t commercial
i l occupancies
i
on the ground floor level, as to encourage use and interface with pedestrians. Office functions may
occupy upper stories above the first floor. Residential uses in a mixed-use structure, however, must
occupy upper floors above the ground floor, and above the commercial occupancies.

2.4.3
2 4 3 Housing Occupancies: For buildings that include housing or multi-unit
multi unit residential,
residential
consideration towards the privacy of residents must be given careful attention. An urban lifestyle
appeals to many people, but only when basic consideration for basic needs like privacy are met. Building
projects comprised of condominium, or multi-family dwelling uses are required to elevate the first
occupied residential floor 36” above finished grade, as to maintain privacy for the residents.

Diagram 1 Diagram 2
Diagrams 1 & 2 are examples of entrances to housing raised Finished floor elevation of ground floor dwelling
above grade to protect privacy of the residents space to be 36” min. above finished grade

Design Standards for the Ferguson Township Terraced Streetscape District 13

 2.5 Massing Strategies & Considerations: Compact development is preferred when
revitalizing a neighborhood. Beyond the obvious benefits of improved walkability and efficiency, other
considerations including land conservation, maximizing density to promote “best and highest use”
practices, and ensuring that public rights of way and residual open spaces are properly considered and
planned with the pedestrian in mind, are all fundamental to a good neighborhood.
Issues of proper density and compactness can be measured several ways, but for the sake of
simplicity standards of density derived from national Standards established by the Congress of New
Urbanism will be used as a basis for proposed projects in the Terraced Streetscape District.
Residential development must achieve a density of 10 residential dwelling units/per acre or
greater. Non-residential development must achieve a density whereby the floor area ratio (FAR) for the
site is 1.0 or greater.

These prescribed densities will lend themselves to a more urban and vibrant neighborhood
along the West College Avenue Corridor.

Design Standards for the Ferguson Township Terraced Streetscape District 14

 2.6 The Benefits of Density: There are social, convenience, economic, and environmental
benefits of living in places of higher density if they are designed to be mixed-use, walkable, and
pedestrian scale. Higher density is essential for creating lively places with lots of amenities. It allows
for beautiful public spaces, for lots of people walking, low car use, and makes life convenient and
enjoyable by providing many amenities within close proximity of each other. Having a number of good
corner stores, deli’s, restaurants, cafes, and other personal services within walking distance of most
residents delivers a higher quality of life to a town or city. Increased density greatly reduces driving,
traffic congestion, and vast amounts of air pollution that come with it. Nationwide, there is a growing
consumer preference for places of higher density providing desired urban amenities.

Dense, urban environments are very livable and vibrant if they are enhanced by proper attention to
articulation and detail, as well as integrated with sensible streetscape design and planning.

Design Standards for the Ferguson Township Terraced Streetscape District 15

 Sidewalks, Streetscapes
& Planned Open Spaces
The common areas that border and surround built structures in the Terraced Streetscape
District contribute substantially to the look and feel of a neighborhood. The overall functional character
and
d attractiveness
tt ti off sites
it aroundd individual
i di id l buildings
b ildi andd the
th district
di t i t as a whole
h l are determinants
d t i t off
how well they perform and are perceived.

Special consideration must be given to site features and design as to accomplish goals
consistent with the balance of these Standards. Site design elements and their resulting characteristics
must be consistent with the basic planning principals stated above regarding general neighborhood
context and setting issues. Site features shall be designed to enhance both the building they are
designed for as well as to respond to the character of the prevailing surrounding/adjacent conditions.

Landscaping and greenspace must be introduced wherever practical, as determined by the

Township as to provide scale and comfort to public spaces
Township, spaces.

Design Standards for the Ferguson Township Terraced Streetscape District 16

 The Terraced Streetscape District:
Di t i t Limits
District Li it

17
Design Standards for the Ferguson Township Terraced Streetscape District
 The West College
g Avenue Corridor:
(urban density)

The West College Avenue Corridor is intended to be the center and focal point of the District.
The corridor is conducive to density and mixed-use development and is intended to have a commensurate
streetscape treatment that is pedestrian friendly, while being practical and requiring minimal
maintenance.

Examples of desired density on the corridor

Design Standards for the Ferguson Township Terraced Streetscape District 18
 Side Streets off of the Corridor:
( d t d massing,
(graduated i lless density)
d it )

Streets perpendicular to the West College Avenue Corridor are intended to employ strategies
of graduated massing. While occupancies will still be varied and mixed, density may be less in degree
than that of the Corridor. The sidewalks and streetscapes treatment in these areas are intended to be
correspondingly less dense, with fixtures and landscape features more conducive to this smaller scale.

Examples of desired density for the graduated blocks off the corridor

Design Standards for the Ferguson Township Terraced Streetscape District 19

 Transitional Zones (with older established
i hb h d )
neighborhoods):

Where the Terrace Streetscape District transitions into older established neighborhoods
consideration toward the existent fabric of the surrounding massing and scale are to be highly regarded.
These transition zones are to be given special attention, and each street side walk and intersection will
be designed to convincingly integrate with pre-existing conditions.

Examples of density of typical established neighborhoods

Design Standards for the Ferguson Township Terraced Streetscape District 20

 The Terraced Streetscape District:
Di t i t Density
District D it

future development

21
Design Standards for the Ferguson Township Terraced Streetscape District
 The Terraced Streetscape District:
St t
Streetscape D it Designation
Density D ig ti

22
Design Standards for the Ferguson Township Terraced Streetscape District
 The West College Avenue Corridor:
Urban Density

Standard section at West College Avenue Corridor N.T.S.

Design Standards for the Ferguson Township Terraced Streetscape District 23

 The West College Avenue Corridor:
Plain View

Section

N.T.S.
Partial plan/detail of West College Ave Corridor
24
Design Standards for the Ferguson Township Terraced Streetscape District
 Side Streets off the Corridor:
Graduated massing, g, less density
y

N.T.S.
Standard section at side streets off Corridor
25
Design Standards for the Ferguson Township Terraced Streetscape District
 Side Streets off the Corridor:
Plain View

Section

Partial plan detail of side street

26
Design Standards for the Ferguson Township Terraced Streetscape District
 Transition Zones:
Edges
g at older established neighborhoods
g

Standard section of streetscape at older neighborhood

27
Design Standards for the Ferguson Township Terraced Streetscape District
 Transition Zones:
Plan View

Section

Partial plan at streetscape of established/existing neighborhood

28
Design Standards for the Ferguson Township Terraced Streetscape District
 Streetscape Design Standards
The physical treatment of the streetscape edges that form the framework of the Terraced Streetscape
District are governed by the following design standards. These standards are meant to provide a
viable framework that enables individual expression while providing a cohesive framework enabling
the development of a unified district character .

The standards examine widths of sidewalks, paving treatments and planting as the “vertebrae” of the
streetscape spine that transects the streetscape district. These treatments modulate in scale and
frequency, consistent with the density that abuts each treatment.

From urban to residential, the fit and finish of the streetscape district will be unified and tasteful.

Design Standards for the Ferguson Township Terraced Streetscape District 29

 Sidewalks, Curbs, and Streets:
Sidewalks, Curbs, and Streets: sidewalks shall be a minimum of twelve feet (12’) in depth from back
of curb to building face along West College Avenue and a minimum eight feet (8’) in depth from back
of curb to building face on all side streets. All sidewalks are to include a minimum two feet wide (2’)
paver accent band adjacent to the curb line.

1
1. Sidewalks
Sid lk shall
h ll b
be scored
d iin patterns
tt tto modulate
d l t the
th scale
l off th
the sidewalk
id lk and
d may iinclude
l d a
variety of dimensional sizes including, square, rectangular or diagonal patterns at the
applicant’s discretion and in keeping with the intent of this ordinance.

2. All score lines shall utilize a twice tooled troweled edge on all pattern joints including
construction and expansion joints.
joints In the case of stamped or colored concrete
concrete, this requirement
may be waived at the discretion of the Supervisors.

3. All curbs, sidewalks, handicapped ramps and crosswalks shall be designed and constructed in
accordance with the latest official version of the Americans with Disabilities Act.

4. All proposed sidewalks, curbs and crosswalks shall be designed and constructed in accordance
with the provisions and specifications established by Ferguson Township and this ordinance.

Design Standards for the Ferguson Township Terraced Streetscape District 30

 12’ width sidewalk typical plan

Design Standards for the Ferguson Township Terraced Streetscape District 31

 Paver Accent Band:
Paver accent band: a two foot ((2’)) wide minimum p paver accent band shall be installed alongg the
back of the curb line along all sidewalks on West College Avenue and side streets. The pavers shall
be standard 4” x 8” brick size, red color. Pavers may be traditional clay brick or pressed concrete.
Color and pattern of the paver field may include various size pavers and colors at the discretion of
the applicant, subject to approval by Board of Supervisors.

1. Decorative brick, concrete pavers or pavement treatments shall be considered as an integrated

feature to properties on gateway corners in the Township, the main entrance of buildings,
public plazas, pedestrian access areas and public roads as noted.

2. Street signs, regulatory signs, wayfinding signs, utility poles, street lighting, utility
appurtenances
t and
d ttraffic
ffi signal
i l poles
l are tto b
be placed
l d within
ithi th
the paver accentt band
b d unless
l
otherwise required by ordinance or upon review by the Township Engineer.

Design Standards for the Ferguson Township Terraced Streetscape District 32

 12’ width sidewalk detail plan 10’ width sidewalk detail plan

Design Standards for the Ferguson Township Terraced Streetscape District 33

 Accent Planting Beds:
Accent p
plantingg beds: four foot ((4’)) wide by
y twenty
y foot ((20’)) long
g minimum,, p
planter beds shall be
incorporated parallel to the curb line adjacent to West College Avenue. Measurement shall be from
outside edge to outside edge of planting area.

1. Planters shall be spaced a minimum of forty feet (40’) on center for the width of the proposed
g of the unit block where the site is located. The spacing
lot or length p g and location may y be
adjusted dependent on site conditions, clear sight triangles and at the discretion of the
Township Engineer and Board of Supervisors.

2. Planters may intersect the two foot wide accent paver band as noted in previous section,
accent paver bands.

3. Planters shall be curbed with brick, or pavers to match adjacent paver accent band or other
materials consistent with the architecture of the proposed project. In no case shall the width
and height of the raised curb exceed six inches (6”) in either direction. Planter edge may
include a decorative, metal fencing garden edge to accent and highlight the planting area.
Th fencing
The f i may beb part off the
h raised
i d curbb or independent
i d d thereof.
h f In
I no case shall
h ll the
h
fencing exceed twenty four inches (24”) in height.

4. Planters shall be backfilled with CU-Structural Soil ® or approved equal for the full length
and width of the planter to a depth of three feet (3’) where feasible or otherwise directed by the
T
Township
hi Engineer.
E i

Design Standards for the Ferguson Township Terraced Streetscape District 34

 Accent Planting Beds:
6. Planter areas shall be p
planted with a pperennial,, semi or evergreen
g g
ground cover as a y
year
round base planting. Planters shall also incorporate seasonal plantings to provide four (4)
season visual interest. The applicant shall provide a list of proposed seasonal plantings to be
provided and maintained by the property owner and/or tenant. These may include but are not
limited to tulips, impatiens, petunias, mums and ornamental kale. The use of ornamental
grasses,, perennials
g p and ornamental shrubs is further encouraged.
g

7. The planting plan for the accent planting beds shall be prepared and sealed by a
Pennsylvania registered landscape architect.

8. Where feasible, applicants are encouraged to utilize and incorporate planter areas into the
projects
j t overall ll storm
t water
t managementt strategy
t t as bio
bi retention/water
t ti / t quality lit filter
filt
areas. The use of planter areas as a stormwater best management practice (BMP) will be
subject to review and approval by the Township Engineer and Board of Supervisors in
keeping with the Township’s overall stormwater management plan and objectives for
improving water quality and reducing runoff volumes.

Design Standards for the Ferguson Township Terraced Streetscape District 35

 Accent Planting Beds:

Design Standards for the Ferguson Township Terraced Streetscape District 36

 Street Lighting:
Street Lighting: Pedestrian scale, period style light standards shall be used
along all street edges immediately adjacent to the proposed project site. The
horizontal spacing of the light fixtures shall be consistent with meeting
required light levels as required by Ferguson Township Ordinance or
PennDOT as applicable.

1. S
Street lights
li h shall
h ll not exceed
d fourteen
f feet
f in
i height
h i h (14’).
( ’)

2. Street lights shall utilize decorative, fluted or tapered poles with

decorative base covers to match style of poles.

3
3. Poles shall be cast iron,
iron steel or aluminum
aluminum, painted black
black.

4. Poles shall be located within the proposed paver accent band.

5. Street light lamps shall incorporate night sky friendly, energy efficient,
full cut-off optics. The use of LED technology is encouraged.

6. Poles along West College Avenue shall incorporate banner brackets for
upper and lower banner arms, to hang one (1) banner, perpendicular to
the street edge.

7
7. Poles along West College Avenue shall include provisions for two (2)
planter arms, one on each side of the pole, parallel to the street edge.

8. Poles along West College Avenue shall include provisions for one (1)
exterior rated duplex electrical outlet located immediately below the
point of attachment between luminaire and pole.
pole

Design Standards for the Ferguson Township Terraced Streetscape District 37

 12’ width sidewalk section detail

Design Standards for the Ferguson Township Terraced Streetscape District 38

 Street Trees:
Street Trees: A minimum of one ((1)) street tree shall be p
planted in the center of each four foot by
y twentyy
foot (4’x20’) accent planting bed as noted in Section D (d.) above. The selected species of tree shall be as
provided for in these standards unless otherwise approved by the Township Engineer or Board of
Supervisors.

1. Where accent planter beds exceed forty feet (40’) in length, a minimum of two (2) street trees, spaced
thirty feet (30’) on center shall be planted. Each tree shall be located five feet (5’) inward from the
inside edge of the planting bed end.

2. The planting plan for the street trees shall be prepared and sealed by a Pennsylvania registered
llandscape
d architect.
hit t

Design Standards for the Ferguson Township Terraced Streetscape District 39

 Urban Tolerant Plant
Recommendations: Shrubs
Aronia arbutifolia
Trees
Buddleia davidii
Acer campestre
Clethera alnifolia
Acer rubrum
Cotoneaster var.
Carpinus betulus
Forsythia x intermedia
Crateagus varieties
Hamamelis virginiana
Fraxinus pensylvanica
Hibiscus syriacus
Gelditsia triacanthos inermis
Hydrangea var.
Liriodendron tuliperfera
Hypericum var.
Magnolia soulangiana
Ilex crenata
Platanus x acerfolia
Ilex glabra
Pinus nigra
Itea virginica
Pinus strobus
Juniperus var.
Pyrus calleryana “Aristocraft’ or Chanticleer
Leucothoe var.
Quercus palustris
Mahonia aquifolium
Quercus rubra
Potentila var.
Tilia cordata
Rosa var.
Tlia tomentosa
Spirea x vanhouttei
Zelkova serrata
Viburnum var.
Trees contained within the Pennsylvania State
Weigela floribunda
University College of Agricultural Sciences publication
Street Tree Factsheets

Design Standards for the Ferguson Township Terraced Streetscape District 40

 12’ width sidewalk section detail

Design Standards for the Ferguson Township Terraced Streetscape District 41

 Site Furnishings:
Site Furnishings:
Si F i hi E h project
Each j with
i h frontage
f on West
W C ll
College A
Avenue shall
h ll include
i l d the h
provision of site furnishings consistent with the intent of this ordinance and the creation of an
inviting, safe and enjoyable pedestrian experience. These furnishing shall include benches,
trash and recycling receptacles, bike racks, bus shelters and individual free standing planters
as appropriate.

1. Site furnishings shall be constructed of non-biodegradable, vandal resistant materials

such as cast iron, steel, aluminum, or recycled plastic components.

2. Site furnishings shall be period style consistent with intent of this ordinance and
coordinated with the overall character of the proposed project.

3. Site furnishings shall be from a coordinated family of furnishings by the same

manufacturer unless otherwise approved by the Board of Supervisors.

4. Benches shall be a minimum of six feet (6’) in length and incorporate a center armrest.

5. Trash receptacles shall be a minimum of thirty two (32) gallon capacity and utilize the
smallest possible semi-covered top opening to prevent the deposition of large trash bags
and
dhhousehold
h ld debris.
d b i

6. Recycling receptacles shall be provided and incorporated consistent with Centre Region
Recycling regulations and requirements.

Design Standards for the Ferguson Township Terraced Streetscape District 42

 Site Furnishings:
7
7. Benches and receptacles shall be grouped together along the street edge but not within
the accent paver band noted above. Where feasible these groupings may occur between
accent planting beds when two or more beds are included along a project’s frontage.

8. Bus shelters may be incorporated subject to the review and approval of CATA and
g
Ferguson Township.
p The style
y of shelter shall be consistent with the overall site
furnishings palette.

Examples of site furnishings in context

Design Standards for the Ferguson Township Terraced Streetscape District 43

 Composite view of Streetscape elements on West College Avenue Corridor

Design Standards for the Ferguson Township Terraced Streetscape District 44

 Composite view of Streetscape elements on West College Avenue Corridor

Design Standards for the Ferguson Township Terraced Streetscape District 45

 Composite view of Streetscape elements on West College Avenue Corridor

Design Standards for the Ferguson Township Terraced Streetscape District 46

 Composite view of Streetscape elements on West College Avenue Corridor

Design Standards for the Ferguson Township Terraced Streetscape District 47

 Building
g Design
g & Façade
ç Considerations:
Our built environment reflects our collective values as a society. It is the intent of these
Standards that architects, developers and project reviewers consider the larger societal impact
individual buildings will have on the neighborhood in which they are located. Issues of character,
aesthetic contribution,, scale,, p p
proportion and material q y must all be evenly
quality y considered.
Evaluation of appropriateness and attractiveness must be considered along with the traditional
measures of zoning and code compliance when discerning the impact a proposed project will have
within the district.

Although many aesthetic judgments are highly subjective, these Standards provide some
basic guidelines that will ensure a generally attractive outcome for proposed development and protect
adjacent property owners from inconsiderate design or development practices.

New infill building New infill building Maintain continuity of building fronts
a. Roof line d. Signband along the street. Note that building A
b. Façade ornament e. Storefront windows Breaks the line of the street edge.
c. Upper
pp windows f. Bulkhead ppanels Building B reinforces the street edge.

Diagram: Infill projects must preserve continuity, and respect the character of adjacent development

Design Standards for the Ferguson Township Terraced Streetscape District 48

 Building Massing & Composition
4.A.1 Neighborhood Continuity: While the Terraced Streetscape District promotes the
greatest practical density for each building site to enable synergy from interaction and use, good design
practices employ scale, setbacks and landscaping as a way to make denser development feel more
humane.
humane Balanced design approaches can help a project realize the benefits of a greater density,
density while
also providing a scale responsive to its neighboring surroundings.
Consideration for scale and the transition of building height from one site to the next must
be taken into account. While abrupt changes in scale between two adjacent properties are generally
discouraged, articulation of the building to address relevant issues of scale combined with appropriate
setbacks and landscaping help soften these transitions. Graduated massing of building heights is
preferred when practical.

Diagram: Examples of neighborhood continuity

Design Standards for the Ferguson Township Terraced Streetscape District 49

 4.A.2 Derive Massing Cues from Adjacent Structures: General massing considerations
for infill include respecting the relative height and articulation of existing adjacent structures

Diagram 1:
Lack of regard for adjacent massing creates
a chaotic appearance to the block/neighborhood

Diagram 2:
Infill development that respects the established adjacent
massing reinforces the character of the block/neighborhood

Diagram 3:
Larger infill development that respects massing and articulation
becomes a harmonious part of the block/neighborhood

Design Standards for the Ferguson Township Terraced Streetscape District 50

 4.A.3 Setbacks as it Relates to Massing: Building structures proposed to be located on
West College Avenue are to encroach on or near the “front” property line as much as is practical as to
engender a physical presence on the main thoroughfare and support a more pedestrian – centered focus.
Parking areas in front of buildings are prohibited as are any other features that detract from pedestrian
access to building fronts. Building entrances are to be designed in such a manner as to be immediately
recognizable, accessible and safe. Consideration toward sitelines affected by buildings on corner lots
must also be taken into account.

It is the intent of these Standards to promote the greatest practical commercial density on
the West College Avenue Corridor, and proposed buildings must endeavor to maximize pedestrian
access. Display windows and storefronts that encourage use and patronage are preferred on the Corridor
as well. If the specific requirements of a proposed building design require that the building be setback
from the front p property
p y line,, everyy effort must be made to accomplish
p the above aforementioned criteria
to the extent possible. The experiential success of this District will be proportionate to the extent that
new development projects comply with these Standards.

While building setbacks on side streets perpendicular to West College Avenue are
encouraged to be minimal, development on the West College Avenue Corridor is intended to observe little
or no setbacks from their property line (zero lot line) as to facilitate the greatest urban density. The
District prioritizes pedestrian accessibility and interface. Commercial occupancies function better when
they are easily accessible and/or visible. Storefronts must be designed to be as open and transparent as
practical.

Design Standards for the Ferguson Township Terraced Streetscape District 51

 Articulation of Facades and Storefronts
4.B.1 Proper Façade Design: Development projects within the Terraced Streetscape
District will be mindful of the fact that well articulated building facades provide visual interest and
enhance the experience of a neighborhood. Whereas large unarticulated building masses can negate
any sense of human scale on a city block, large buildings that are sensible in their composition and
reverent to the scale of pedestrians are generally more successful and appealing. New buildings in the
district must observe the basic parameters of scale and proportion diagrammed below. The intent of
these requirements are to ensure that no single building appear too diminutive as to defy the basic
tenets of this planned mixed-use redevelopment district, which requires that owners maximize the
volume and development potential of their site. Single-story building facades are required to convey a
greater sense of height consistent with the scale of adjacent or surrounding multistory structure by way
of a parapet.

y the g
It is intended that all structures convey greatest p
practical density
y and vibrancy
y by
y way
y
of articulating multiple occupancy/tenancy through appropriate ground floor storefront design. This
will enhance the pedestrian experience as well as improve the massing of larger commercial structures
and their impact within their respective neighborhood.

Design Standards for the Ferguson Township Terraced Streetscape District 52

 4.B.2 Façade Massing:

Historically the vibrancy and allure of commercial districts was a result of the rhythm
created by many individual facades and storefronts that related to the scale of the pedestrian

Streetscapes and building façade design in the District are required to observe similar
massing considerations for the benefit of the pedestrian. A building’s massing must contribute positively
to a pedestrian-friendly public realm. Long, unbroken walls feel overwhelming at street level. The same
mass, divided into rhythmic blocks, brings the basic design unit of a façade much closer to human scale.

2nd floor

1st floor

Existing buildings Proposed new construction

Diagram: Example of a single new building articulated to look like multiple fronts

Design Standards for the Ferguson Township Terraced Streetscape District 53

 4.B.2 “Façade Massing”: Larger buildings are required to subdivide the appearance of
their facades and storefronts, as to make them seem to be smaller, individual buildings. Articulation by
means off material
t i l difference,
diff color
l difference,
diff and
d vertical/horizontal
ti l/h i t l variation
i ti iin alignment,
li t recesses or
projections are required as to accomplish the appearance of individual facades.

80’ Max
1) The typical upper floors of
Differentiate façade
multi story buildings are required to
multi-story treatment of upper
provide a differentiation of color or stories
material (@ 80’ max.) as to breakup the
façade massing of building exterior.

2) Storefronts and façade

treatment at ground level must be
differentiated every 40’ or less, to provide
proper articulation at street level and
appeal to pedestrians. 40’
Max Differentiate
storefronts

Single large scale building articulated to look the multiple facades

By differentiating the general mass of a buildings’ upper floors, and by differentiating the
ground floor façade to create the impression of smaller, multiple storefronts, even large development
projects can fit in and be consistent with the goals of the Terraced Streetscape District.

Design Standards for the Ferguson Township Terraced Streetscape District 54

 The ground floor of any multi-story building (2 stories or more) is required to be articulated
(by color and/or material difference) from the stories above it. The appearance of a specialized and
welcoming storefront, building entrance or any other pedestrian appropriate treatment is required as to
enhance the pedestrian street life generated by the building.

20’
Min.
Create virtual
Height with
Parapet

Example of a one story building with One story building/occupancy

parapet to create virtual height

Differentiate
ground floor from
typical upper floors

Example of a multi-story building with the

ground floor differentiated from the upper floors Multi-story building

Design Standards for the Ferguson Township Terraced Streetscape District 55

 Buildings four (4) or more stories are required, in addition to articulating their ground floor,
to articulate (by color and/or material difference) their upper most floor as well. This will ensure that
buildings in the district do not overwhelm adjacent structures or the neighborhood in which they are
located.

Articulate top floor

from typical floor

Articulate ground floor

from typical upper floor (base)

Example of a multi-story building with

ground floor and top floor articulated from
the typical upper floors to improve the
massing of the facade Building four stories or more in height

4.B.3 Buildings with Pitched Roofs: Façade treatment of multi-story buildings must also
include appropriate consideration in the design of the top of the building. Roof lines for pitched-roof
structures must be articulated as to subdivide the mass and appearance of the roof area toward the
predominant façade, strategies include the introduction of dormers, roofed vents, chimney stacks, or
variation in finished rooflines.

Design Standards for the Ferguson Township Terraced Streetscape District 56

 4.B.4 Buildings with Flat Roofs: Façade treatment for flat roofed buildings must include
parapets, built-up cornices or both, as appropriate to the architectural style of the proposed building.
Building tops must be visually interesting, and compliment the character of the building, as well as
contribute positively to the general character of the neighborhood and district.
district

Multi-story building due to their size and presence within their neighborhood, are encouraged to be
creative in their use of massing
massing, articulation and design.
design They inherently have the potential to attract
attention and be seen from multiple vantage points due to their relative height. Developers of multi-
story buildings must consider possible strategies that use the building height to its advantage which can
improve the look and appearance of their building, while keeping it consistent with the goals of the
District.
Parapet with Articulate
cornice Articulate top floor
top floor

Exaggerated
base (two floors)
Articulate
ground floor
(base)

Multi-story building Multi-story building with exaggerated base

Design Standards for the Ferguson Township Terraced Streetscape District 57

 Good Storefront Design and Maintenance:
4.C.1 Storefront Design: Commercial occupancies at ground floor level, especially spaces
intended for retail or restaurant uses, are required to incorporate standards for successful storefront
design. Good storefront design integrates means of maximizing transparency and openness with
durability and energy efficiency.
efficiency
Storefronts need to be differentiated (every 40’ max) from one another as to create an
attractive and visual interest for pedestrians. The surface area of storefronts in the District are required
to be 60% (min.) transparent (glass), to optimize public viewing and appeal to customers or patrons.
This will ensure good indoor/outdoor awareness, and enhance the pedestrian experience.

Storefronts must be constructed with durable finishes due to the nature of high-
traffic/pedestrian usage, especially where pedestrians interface with or can touch the materials.
Consideration must also be given to lighting strategies, so that both the storefront and the interior space
behind it are well lit,
lit and easily seen
seen. Also well-lit
well lit storefronts present themselves as more welcoming
and inviting.

Design Standards for the Ferguson Township Terraced Streetscape District 58

 Considerations:

1. Keep it simple – Simple design allows pedestrians and consumers to notice your individual business.
Excessive visual clutter, such as multi-colored facades or too much signage, can detract from your
business’ appeal and purpose. A well-designed storefront often gets the most attention.

2. Signage must fit within the character and proportion of the building. Signs have the ability to enhance
or detract from the qualities of designed architecture. Although a sign must be clearly visible, it must
never dominate the building façade nor obscure its architectural details. Signs must relate to the
architecture in at least one or more of the following categories: material, shape, or color.

3. Well kept stores attract customers – Keep storefronts, awnings and signage clean and in good
condition. Doorways and thresholds must be maintained, litter picked-up and windows must be clean
and free of peeling paint, broken or missing tiles, etc., which require regular maintenance. Any
vandalism that defaces or mars the building surface (i.e. graffiti) must be removed.

4. Streetscape arrangement – Benches and other moveable objects, e.g., bicycle racks, must be placed so
as not to obstruct sidewalk traffic or diminish the appearance of the building façade.

5. Do not overlook the value of good window display. Every business, whether it be retail or service
oriented has something colorful or interesting to present. Mix up the lighting scheme or adjust to
highlight new objects, signage or features that illustrate the business.

6. Awnings add interest and aesthetic qualities to the area’s

area s streetscape, and also practically provide
sun and moisture protection. Awnings and canopies must be compatible with the building and/or
windows in scale, proportion and color. It is easy to overpower windows or the storefront with an over-
sized awning.

Design Standards for the Ferguson Township Terraced Streetscape District 59

 Awnings, Canopies and Protrusions: Successful articulation of building fronts at street level typically
integrate the use of awnings, canopies or similar types of roofs or signage protrusions.
Fixed awning Retractable awning

Sign band exposed

Sloped-top
awning

Min. 7’-0”
Mi 7’ 0” tto
Min. 8’ to bottom
under side of
of canopy
canopy frame

Fixed canopies: need to address clearances for maintenance etc. Retractable awnings: can improve the presence of a commercial
of public sidewalks, trees, improvements. occupancy, while providing flexibility for proper clearances for
maintenance, etc.
Design Standards for the Ferguson Township Terraced Streetscape District 60
 Buildings Located on Corner Sites:
4.D.1 Building at an Intersection: With two street-facing facades, corner buildings make
twice the impression. Because corner buildings often become landmarks within a neighborhood, special
consideration must be given in their design as to how they address the intersection (corner) and how they
are articulated so they both compliment infill/mid-block buildings in the District, but so they also make the
most off their
h i highly
hi hl visible
i ibl and
d neighborhood-shaping
i hb h d h i llocations. i The
Th appearance off corner
buildings/corner sites is important to community character and pride, and these sites are often the most
noteworthy or recognizable feature of a city block. Busy, high-profile intersections are particularly
noticeable locations, and require a commensurate level of thought and consideration in terms of how a
proposed building project strategically makes the most of its site.

Design Standards for the Ferguson Township Terraced Streetscape District 61

 Proposed corner buildings need to address the intersection they front by accentuating features
such as towers
towers, turrets
turrets, chamfers
chamfers, canopies or recessed areaways to highlight their corner
corner-most
most facades.
facades
Predominant sites such as corner lots on West College Avenue require architecture with commensurately
predominant features. Elements that articulate corner and enhance the façade of the building also benefit
the neighborhood and lend character to both the building and the District.

The corners of building can be accentuated in a variety of ways, some subtle employing novel
geometric but utilizing the same material palette.
palette Other developments may desire higher recognition by
introducing more elaborate elements and accent materials and/or color to create a more predominant or
recognizable building.

Design Standards for the Ferguson Township Terraced Streetscape District 62

 4.D.2 Design Considerations and Parameters:

• Consider the potential “created public space” at the corner; recessed or chamfered entrance ways help
to define and broaden common area and make the space more enjoyable to use use. Porticos,
Porticos colonnades,
colonnades
stoops and similar features fronting the corner further enhance this phenomena. They also give the
building behind them a greater presence and improved visual character

• Use differentiation of height, roof design, cornice design and related details to give prominence to
the elements of the building that most directly front the corner (ie: turret
turret, chamfer or similar
construction.) (see examples below), as these help to delineate and symbolically mark the intersection
and physically denote its importance.

• Intersections and corner lots are dynamic sites due to their high visibility and frequency of use by
wayy of increased p
pedestrian traffic ((versus mid-block infill sites,, the have twice the traffic).
) Efforts
must be made to leverage these dynamics, incorporating attractive entrances and storefronts with
good lighting strategies. These considerations will enhance the perception of the building while also
improving the resulting public domain it helps to create.

• The introduction of an iconic or recognizable feature on the portion of any building fronting a corner or
intersection is desirable. Visible corners require extra detail.

One common approach for designing corner buildings

is to accentuate/differentiate the bayy of the buildingg that
fronts the corner most directly. Offsets, additional height,
differences in roof line, color or material will all help to
achieve improved articulation.

Differentiate corner-most
bay of building
Highlighting the corner of a structure

Design Standards for the Ferguson Township Terraced Streetscape District 63

 Parking Structures:
4.E.1 Design Considerations: Parking structures and elevated parking decks within the
District need to incorporate many of the same sensibilities contained within these Standards as they relate
to creating building structures, in that they must exhibit sensitivity to scale and massing within the
context of their neighborhood. These structures also need to relate to pedestrian scale, and attempt to
integrate into the broader environment by way of articulation and material usage.
usage One of the key
objectives of modern parking structure design is to succeed in disguising the buildings car storage function.
This can be accomplished by use of screening elements, spandrel panels or glazing systems, in conjunction
with good façade design strategies.

Design strategies that include locating stair wells and/or elevator towers on a corner or public
access way iimproves the
h overallll pedestrian
d i interface
i f with
i h these
h structures while
hil also
l improving
i i their
h i
massing. Such strategies open the possibility of improved articulation, fenestration and use of materials,
as to enhance their facades, and not overwhelm adjacent buildings in their neighborhood. Lighting can
also be employed to further enhance and accent the building, providing a visual focal point at night.
Material and/or color usage must differentiate the ground and upper floors of a parking structure to
improve the buildings relationship with pedestrian scale and streetscape.

Design Standards for the Ferguson Township Terraced Streetscape District 64

 Differentiate ground floor as to enhance streetscape and
pedestrian experience. Storefronts may also be incorporated
in a mixed-use approach.

Parking structures can compliment the fabric of their neighborhood

if consideration of scale and streetscape are taken into account

4.E.2 Screening Elements: Common strategies for screening parked cars:

A) Façade Wall Examples: Avoid the appearance of support columns

columns, unless combined with a screening
system. The creation of wall surfaces or built-up wall assemblies that portray a building façade are
Preferred. Use of masonry, composite panels or E.I.F.S. systems lend a sense of permanence and
evoke the image of a conventional building instead of an open deck.

Design Standards for the Ferguson Township Terraced Streetscape District 65

 B) Metal Screen Examples: Metal or mesh screening systems can be used to obscure stored cars behind
them. It is preferred that these systems also employ masonry or other suitable materials in
conjunction so the resulting façade does not appear too “high
high-tech
tech” or out of character with other
building in the District.

C) Glazed wall Examples: Another strategy for screening cars and achieving the look of a more
conventional building is the introduction of glazing or curtain wall systems. Window walls or windows
set in
i a backup
b k wall ll can be
b detailed
d il d to create a more uniform
if and
d interesting
i i appearance to the h overall
ll
structure, while concealing its use for parking, except where designated by signage at street level.

Design Standards for the Ferguson Township Terraced Streetscape District 66

 4.E.3 Mixed-Use Garages: Storefronts and leasable commercial space shall be incorporated
into the Ground floor plan of parking structures. This strategy is particularly desirable when the proposed
St t
Structure fronts
f t WWestt C
College
ll A
Avenue. Th
The resulting
lti storefronts
t f t mustt be
b given
i proper design
d i
consideration so as to further enhance their effect on the streetscape and the resulting pedestrian
experience.

It is important to note, that as parking structures continue to be a necessity of modern urban

f b i most designs
fabric, d i iignore human
h scale
l as it
i relates
l to their
h i storefronts
f andd the
h pedestrian
d i experience.
i
Consideration towards these issues must be given by all proposed building structures in the District;
especially parking facilities, due to their relative size and required large floor area.

Design Standards for the Ferguson Township Terraced Streetscape District 67

 Material Selection
4.F.1 Appropriate Exterior Materials: Buildings designed with authentic materials, in a
manner that evidences craftsmanship and detail, lend a sense of authenticity and permanence to the
buildings themselves. Authentic and permanent materials on building exteriors will provide visual
continuity and discernable character to the Terraced Streetscape District.

Authentic materials such as brick,, cast stone,, limestone,, concrete block and other
conventional masonry products are encouraged. Exterior finish systems and proprietary panel systems
can be employed to the extent that they compliment the material quality of the buildings surrounding
the proposed structure. It is preferred to use such synthetic exterior materials in combination with more
permanent/natural materials to the extent that it is practical. A synthetic or E.I.F.S. clad building with a
masonry base detail (for example) improves the appearance and sense of permanence of the entire
building.

Design Standards for the Ferguson Township Terraced Streetscape District 68

 Color Selection
The selection of a color palette for the exterior of a proposed building in the Terraced
Streetscape District must consider the general appropriateness of the color(s) as they relate to adjacent
structures. In general, it is recommended that exceptionally bright or overly colorful schemes be avoided
in favor of more naturalistic or muted tones. Vibrant colors can be used for accent and trim, but large
surface areas of brilliant color may be offensive to other owners or residents in the district.
district

Painted strips
p or ppronounced ppatterns on wall surfaces are deemed to be distracting
g and are
to be avoided. In general, unconventional or attention seeking color schemes are undesirable. The
district would benefit most from varied, but subtle and complimentary color choices. While earth tones
and natural masonry colors are preferred, softened metallic colors and accents can enliven the facades of
most building projects and add diversity to a neighborhood.

Design Standards for the Ferguson Township Terraced Streetscape District 69

 Signage
4.H.1 Good Signage Design: Commercial buildings are designed to meet the needs of the
tenant that occupies it. Central to the success of a business in a given location is their ability to identify
themselves in the marketplace by way of signage. However it is important that the nature of the signage
employed does not conflict with the character of the neighborhood or the goals of the District.
Good signage design can both enhance the business as well as add a dimension of vibrancy and
visual interest to a commercial district. The following elements must be considered:

• Size: A maximum of 24sf (4

(4’x6’)
x6 ) for signs hung perpendicular to the bldg.,
bldg to not overwhelm the storefront
storefront.

• Illumination: While illumination is desirable, glare or automation is distracting / must be avoided .

• Placement: Signs must be mounted 6’ or higher, to be visible by both pedestrians and motorists.

• Graphics: must be clear and legible. Company colors or logos are encouraged, and add character.

• Text: must be basic and easy to read. Heavily stylized fonts are difficult to read quickly.

Design Standards for the Ferguson Township Terraced Streetscape District 70

 The amount of words/information: must be limited to 5 or 6 words. More than six words
creates a confusing or illegible image difficult to discern/read, especially by passing pedestrians or
motorists. Maintenance is also an important issue to be considered. Signs in disrepair or missing lights,
etc. reflect poorly on both the business and the vibrancy of the neighborhood in which they’re located. It
is suggested that a periodic maintenance program be observed, and that efforts be made to keep
operating or illuminated signage in good working order.

4.H.2 Signage Placement: There are several issues that must considered when designing the size and
placement of commercial signs. Signage must be complimentary and appropriate to the business it is
intended to serve, it must also be sized as to not overwhelm the storefront.

Standards for signage Standards for signage

Design Standards for the Ferguson Township Terraced Streetscape District 71

 Signage options: There are several practical options for the
style and placement of successful signage. Developers are
encouraged to consider that signage placed on the face of a
building is intended for motorists or pedestrians opposite the
structure. To attract pedestrians traveling perpendicular to a 40” or
building developers must consider the use of projecting signage. less
The use of both signage types in conjunction may be most
desirable.

Types of practical signage options: 30” or

less

Projecting
oject g ssign
g
Window signs typical
typical
Diagram 2

72” or
less

48” or
less

Door sign

Window sign

Diagram 1 Diagram 3

Design Standards for the Ferguson Township Terraced Streetscape District 72

 Lighting
4.I.1 Exterior Lighting Considerations: The lighting of buildings, entry ways, building
surfaces or landscape within the District is desirable. Exterior lighting, as well as lit signage, enliven a
neighborhood at night, and add a sense of vibrancy to a commercial district that is alluring. It also
g
signals to p
passingg visitors that a neighborhood
g p for business” in evening
is “open g hours,, and is associated
with greater relative safety if well lit than surrounding areas or districts.

4.I.2 Good Lighting Strategies: Commercial facades in the Terraced Streetscape District
are encouraged to use lighting in creative and innovative ways as to highlight their business and
increase street vibrancy. Visually distracting, automated, or moving lighting or signage is not permitted.
Lighting that produces glare or impedes vision or sightlines of motorists or on-coming pedestrian traffic
is prohibited. Surface-mounted lighting must have fixtures that are either moveable or have the ability
to be aimed at the targeted façade or surface area, and away from traffic.

The surface up-lighting of a building is allowed and may contribute positively to the
nighttime
i h i character
h off a building
b ildi andd its
i neighborhood.
i hb h d Light
Li h spillage
ill or glare
l onto adjacent
dj buildings
b ildi or
properties, however, is not permitted. The use of energy efficient luminaries is encouraged. The use of
successful façade and exterior lighting strategies help convey a sense of liveliness and also serve to
enhance the perceived safety of a given building, neighborhood or street.

Design Standards for the Ferguson Township Terraced Streetscape District 73

 Reference Information:
For this guide to be useful, and the for planned development in the Terraced
Streetscape District to be successful, it is important that anyone attempting to use these
standards has a common frame or set of references. This section will provide both graphic
and written references and definitions,
definitions so that everyone working towards meeting the
requirements outlined herein has available to them a standard and common set of
information to enable open dialog.

Part A provides diagrams to illustrate some of the basic characteristics of

buildings.

Part B provides a glossary of terms related to the issues identified herein, and
provides general
p g definitions of relevant concepts.
p

Part C is a bibliography and list of suggested reading material related to issues

described herein.

Design Standards for the Ferguson Township Terraced Streetscape District 74

 Diagrams of Basic Architectural References:

Recessed panel detail

Signage band

Flat roof
Parapet
Roof coping

Clerestory windows

Flat canopy roof

Transom window

Storefront Storefront window

Kick panel & sill

Recessed front door

Diagram 1: elements of a single story building

Design Standards for the Ferguson Township Terraced Streetscape District 75

 Coping

Cornice

Accents panels
Parapet
Window sill

Wi d
Window system
t

Upper stories
Spandrel accent panel

Transom windows

Entrance door

Kick plate
Storefront

Diagram 2: elements of a traditional multi-story building

Design Standards for the Ferguson Township Terraced Streetscape District 76

 Glossary of Pertinent Terms
Accessibility
y - Regarding
g g circulation,, is the ability
y to access a building,
g, sidewalk or site feature. It is
about making things accessible to all people, whether they have a disability or not.

Agglomeration - An extended city or town area comprising the built-up area of a central municipality,
and any suburbs linked in a continuous manner, creating a continuous urban/built-up area.

Beautification
B ifi i - The
Th process off making
ki visual
i l iimprovements iin a city
i or town. Most
M often
f it
i includes
i l d
planting trees, shrubbery and other greenery, and may also include decorative walks, pavers and/or
historically inspired street lights.

Brownfield land - Brownfields are abandoned or underused industrial and commercial facilities
available for re-use.
re use Redevelopment of such sites may require addressing environmental contamination
from the prior use.

Built Environment - Refers to the man-made surrounding that provides the setting for human
activity, ranging in scale from personal shelter (individual dwellings) to neighborhoods and large-scale
civic surroundings.
surroundings

Build-out - Is an urban planners estimate of the amount and location for potential development for an
area. Sometimes called a “lot-yield analysis”, build-out is one step of the land use planning process.

City Block - Is a central element of urban planning. It is the basic unit of a communities urban fabric,
and is the smallest area defined by surrounding streets.

Design Standards for the Ferguson Township Terraced Streetscape District 77

 Civic Center - Is a prominent land area within a community that is constructed to be its focal point or
center.

Clean industries – Industries that manufacture, assemble, clean, service or repair items, without causing
environmental pollutants or environmental or health risks such as air pollution, noise pollution, odor, risk
of explosion or fire. A jewellery workshop is an example of a clean industry.

Densityy of Use – The number of individuals p per unit of area. Higher

g levels of density
y must be
appropriately supported by the urban infrastructure to prevent overcrowding and congestion. The
advantages of denser settlement patterns include the decrease of separating distances between
individuals, businesses, and institutions; the increase of social interactions; and the preservation of
natural resources, such as land and energy (decrease of sprawl). The common means to measure and
g
regulate density
y of developments
p is by
y Floor Area Ration ((FAR). )

Facadism - The practice of putting a disproportionate amount of resources into the design of the front of a
building while given minimal attention to the sides or rear of the building.

Floor Area Ration (FAR) - Is the proportional relationship between the total floor area of the buildings
and
d th
the lland
d on which
hi h th
they are b
built.
ilt

Green spaces – Areas of land, with either public or private ownership, where the main function of the
land is to provide people with the opportunity to enjoy the outdoors and take a break from urban
environments. Green spaces are usually free from intensive traffic and large buildings.

Historic Assets – Buildings or aspects of neighborhoods that hold significant shared memories for the
residents and provide historic identity for the community. Some buildings are specifically recognized by
the municipality for their historic character and are provided with a degree of protection from destruction
or significant alterations to the exterior. Some neighborhoods that have many historic structures have
been recognized as Historic Districts or
or, alternatively
alternatively, Conservation Districts,
Districts and these classifications
provide certain levels of protection for the neighborhood as a whole.

Design Standards for the Ferguson Township Terraced Streetscape District 78

 Neighborhood Services – Services that local residents need on a semi-regular basis such as a doctor,
convenience shop or newsagent. A neighborhood service gets most of its business from clients living in the
immediate neighborhood or suburb.

Neo-Traditional Planning – Planning of a community that favors the return of new-home development
with such traditional features as grid-street patterns, prominent front porches, backyard garages, multi-use
buildings and housing clustered near commercial service areas.

New urbanism – A community design philosophy that favors the return of new-home
new home development with
such traditional features as prominent front porches , backyard garages, multi-use buildings and housing
clustered near commercial service areas.

Pocket Park – A small park, civic space or square, usually in an urban setting, that provides a place to sit
and relax.
relax A pocket park is in an area that is quieter than the surrounding streets
streets, but is not intended to
accommodate activities, such as organized sports.

Obsolete Site – A site or building where the previous use has ceased. Usually it is no longer viable to
operate a similar use on the site and so a new use for the land or building is needed to prevent the site or
g falling
building g into disrepair.
p

Scale – A general design term used to describe the size and proportions of a building and its components,
such as stairways, windows, doorways, cornices, and ornamentation.

Street Edge – A term often used to describe the line to which the front walls of buildings on a particular
street are built. For example: If a new store is built with it’s front wall back twenty feet from the front of all
the other buildings on the block to provide off-street parking spaces, that building can be said to have not
maintained the street edge.

Design Standards for the Ferguson Township Terraced Streetscape District 79

 Streetscape – The visible components within and across a street, including the form of the buildings,
garages, setbacks, fencing, landscaping, driveway and street surfaces, utility services, and street furniture
such as lighting, signs, barriers and bus shelters.

Sustainable Materials and Building Practices – Terms used to describe a wide range of building
practices and materials that are design to limit the depletion of natural resources. Building designs that
utilize such practices are often referred to as “Green Architecture”.

Transportation Infrastructure – Includes all built aspects of the private and public systems of
transportation, such as rail lines, roadways, bridges, parking lots, sidewalks, and bike paths.

Transportation Oriented Development – The integration of urban development and transport

infrastructure to provide a wider choice of housing options and improves people’s access to work, shopping,
community and recreational facilities.
facilities

Universal Design – Regards “Garries free” design standards, which strives to make building and public
outdoor space useable and accessible to everyone, including people with disabilities.

Design Standards for the Ferguson Township Terraced Streetscape District 80

 Bibliography/Suggested Reading:

“Place making”; Developing Town Centers, Main Streets and Urban Villages by: Charles C. Bohl.

“C
“Creating
ti Vibrant
Vib t Cit
City C
Center”;
t ” Urban
U b Design
D i andd Regeneration
R ti Principles
P i i l b
by: C
Cy Paumier
P i

“Urban design”; Street and Square by: Cliff Moughtin

“Mixed-use Development handbook” by the Urban Land Institute

“Cities of the Rebound”; a vision for Urban America by William H. Hudnut

“Planning for a New Century”; the regional agenda by Jonathan Barnett

“Architecture for People” by Byron Mikellides

“The Sustainable Urban Development Reader” edited by Stephen Wheeler and Timothy Beatley

“Community y byy Design”;

g New Urbanism for suburbs and small communities by
y Kenneth B. Hall and
Gerald Proterfield

“Comeback Cities”; a Blueprint for Urban neighborhood revival by Paul Grogan and Tony Proscio

p ; the dimensions of urban design

“Public Places – Urban Spaces”; g by
y Matthew Carmona and Tim Heath

Design Standards for the Ferguson Township Terraced Streetscape District 81