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CC Resolution No. 1740 65 RESOLUTION NO. 1740 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BAYTOWN, TEXAS, APPROVING THE BAYTOWN DOWNTOWN AREA ONE DESIGN GUIDELINES AS A COMPONENT OF THE DOWNTOWN MASTER PLAN; AND PROVIDING FOR THE EFFECTIVE DATE THEREOF. BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF BAYTOWN,TEXAS: Section 1: That the City Council of the City of Baytown, Texas, hereby approves the Baytown Downtown Area One Design Guidelines as a component of the Downtown Master Plan, which guidelines are attached hereto as Exhibit "A" and incorporated herein for all intents and purposes. Section 2: This resolution shall take effect immediately from and after its passage by the City Council of the City of Baytown. INTRODUCED, READ and PASSED,by the affirmative vote of the City Council of the City of Baytown this the 8th day of September, 2005. CALVIN MUNDINGER, Mayor ATTLST: AELViN KN WF, linterun City erk APPROVED AS TO FORM: 1 ACIO RAMIREZ, SR., Cit ttorney R:\Karen\Files\City Council\Resolutions\2005\September 8\DowntownGuidelinesAreal.doc Ai 4 4v, DOWNTOWN MASTER PLAN : AREA ONE • F B A Y T • I 1 • • • P T E • B Y B A Y T • W N C I T Y C • DATE EUBIT A CITY OF BAYTOWN Mayor Calvin Mundinger Gary Jackson, City Manager Bob Leiper, Deputy City Manager r t Kelvin Knauf,Assistant City Manager CITY COUNCIL zw y Mercedes Renteria, District One Scot Sheley,District Two Brandon Capetillo, District Three +- Don Murray, District Four ..�.a Ronnie Anderson, District Five Sammy Mahan, District Six - Gregory K. Stubbs, AICP Director, Planning & Development Services �L ' r Kimberly Judge Brooks, Planning Manager Tiffany P. Foster, Planning Manager Danial Taqui,AICP, Planner Baytown Downtown Association PROJECT TEAM H3 Studio, Inc. John Hoal, Principal Mara M. Perry, AICP, Project Manager Laura Lyon, Urban Designer Funding provided for these Design Guidelines through the City of Baytown's Community Development Block Grant Funding. INTRODUCTION Purpose of the Guidelines 2 Development Process 4 DESIGN GUIDELINES 1.0 Street Design 6 1.1 Lanes and Parking 6 1.2 Sidewalks 7 1.3 Crosswalks and Curb Ramps 8 1.4 Driveways 9 2.0 Street Lighting 10 3.0 Landscaping & Open Space 12 4.0 Street Furniture 13 5.0 Off-Street Parking 14 6.0 Bicycle Lanes 15 7.0 Gateways, Public Art&Special Events 16 8.0 Signage 18 9.0 Commercial Fapade Improvements 19 9.1 The importance of facade design 19 9.2 Traditional Commercial Storefront 20 9.3 Secondary Entrances 21 9.4 Overhangs 22 9.5 Upper Story Windows 23 9.6 Rear Facades 24 9.7 Color 25 9.8 Signage 26 10.0 Storefront Design 28 10.1 Transom Windows 30 10.2 Display Windows 31 10.3 Kickplate (or Bulkhead) 32 10.4 Entrances 33 11.0 New Construction 34 12.0 Building Use 36 13.0 Sustainable Redevelopment 38 PURPOSE OF GUIDELINES ? The revitalization of historic commercial areas are created by developing a unique and identifiable district-a place- based upon the area's existing strengths and _. opportunities,and supported with interesting and viable local,regional and national b--, retail stores that are responsive and attractive to the market. This is the intent of the Downtown Master Plan:Area One as adopted by the Baytown City Council II on September 9, 2004, The purpose of these Design Guidelines is to ensure appropriate reinvestment and new development occurs in the identified district 1955 AERIAL OF DOWNTOWN BAYTOWN in a manner consistent with the Master Plan. In more detail, the purpose of the Design Guidelines is to: •Enhance the Quality of the Public Realm -A public place with attractive and successful functioning pedestrian-oriented streets and attractive outdoor dining areas, squares and parks maximizes private investment. • Integrate Building Use and PedestrianNehicular Movement - Promote accessibility and local permeability by making places that connect with each other and are easy to move through, balancing pedestrian and DIAGONAL PARKINGALONG TEXAS AVENUE vehicular movement and integrating land uses and transportation system. •Ensure Adaptability-Within the constraints of the district character,create a place that can easily change and adapt to accommodate a developing business environment that responds to emerging social, technological and economic conditions. •Building Types to Encourage Synergistic Business Types-Promote diversity T� and choice through a mix of compatible developments and uses that work together to create viable places that respond to local needs. Consider TEXAS AVENUE LOOKING EAST developing a leasing strategy, business attraction, retention and management position to actively recruit tenants. Provide Financial Incentives-Businesses that follow the Design Guidelines - and support the overall districts character,identity and funcfion should have the opportunity to apply for financial incentives. (see master plan for suggested programs) Management and Maintenance-A management plan for the street should be developed which enforces maintenance of lots and structures ensuring INTERSECTION OF JONES STREETAND TEXAS AVENUE a viable district and providing for safety issues. The management plan 2 should also suggest store hours and special events planning. rx p 9 w DOWNTOWN SH!CIIJ191�i1? •y4�t! 'r�iL'�M� �. �!^. � DOWNTOWN • 1ISTANCES:ENSURE CONNECTIVITY BETWEEN COMMERCIALAREA :•• ••D DEVELOPMENT PROCESS This document is intended to be used as a guide for the future development of ° properties along Texas Avenue and within the Downtown Area One District. The Design Guidelines District is bounded on the west by Market Street & Decker i Drive,bounded on the north by Defee Avenue(including both sides of the street), bounded on the south by Pearce Avenue and bounded on the east by Main — Street(including both sides of the streets). Businesses who follow the guidelines i of the district will be able to take advantage of any programs or incentives that are POSTCARD-GOOSE CREEK R� provided for within this district. _ The City's development guide can be found on the City of Baytown's website: http://www.baytown.o rg/bus i ness/ordinances/development-guide/defa ult.htm PROGRAM REVIEW The City of Baytown's Planning and Development Services Department will review applications to determine whether they meet the criteria set for any incentive iii programs as well as the Design Guidelines for the district. TEXASAVENUE DEVELOPMENT PROCESS OVERVIEW The Planning& Development Services Director(Planning Director)is the primary contact for the development process in the City of Baytown. For projects affecting more than fifty percent of the property, the design will be reviewed by the Development Review Committee. For projects affecting more than fifty percent of the property, the first step is to complete an application for the availability of utilities and return the completed application to the Planning & Development Services Department (Planning 161J Department).Once the Planning Department has responded to the availability of EXISTING SIDEWALKAND DIAGONAL PARKING services, contact the Planning Director at (281) 420-5394 to schedule a pre- development meeting with the City Development Review Committee. The Development Review Committee meeting will include representatives from the following departments: Planning, Engineering, Fire, Building, Public Works, Utilities and Health (Food Establishments). If the proposed development is to include any food establishment operations, the Health Department should be involved in the development review meeting. This is an opportunity to meet and expedite issue resolution and the development process. SIDE STREET CONDITIONS ON ASHBEL STREET 4 To expedite the process, please provide the Planning Department with the DEVELOPMENT PROCESS OVERVIE!LJ following information about your proposed development one week prior to the " ••Yl unwuNert vsea+mlmmm Mare mm pre-development meeting: 1�����-•-1 1. Legal description of the property and general location ;PW,ml�ZA�P�IaW 2. Lot/parcel size3. Brief description of the type of development proposedThe pre-development meeting with the Developer and the City Development e / gReview Committee is to accomplish the following: MCEIq 1. To orient the developer to Baytown 2. To review the zoning of the site r � w^mq•zomo ca..e� 3. To review the concept site plan "] W,, •e �. 4. To review the development process 5. To distribute guidelines and requirements •yyPalNn fw Mlglry MrnY .CMWY M VMnt r eeg,n CunO.N,^ B U I ILDING PERMIT PROC E S S O V E R V I E W For projects affecting less than fifty percent of the property, the projects will go directly to the Inspection Department for review as with other Building Permits.All DEVELOPMENT PROCESS OVERVIEW projects are encouraged to schedule a meeting through the Planning Department for any questions concerning the Design Guidelines for the area. BUILDING PERMIT PROCESS wem aYYralm Yanmrq.eYexm]Y•W aea (sezmlme) fim mnd aWlvtim anE PYr,s a+E OlammNeVaCM^ br mti,g•M Wemrrf.lm Mn;v �I15 CmM M pll•[ wew,vesm� Wns mea reaYet remv� >a+e9 me ar9 tees C0Oe5' ti clw�e./ CCtrNtV M �� IpPotMY regkap�± tLnRiRPS Rpwc pnnikani in]pe[E 1 eevl+[•i CWIp1[pE1mI1 Na Yeo�v,c�a am•YaYweMrx�.,r se�Ym li ea.sa pp'ma)ym./drsu wavaan:kyvmwp Is word insoectlwe a mils r cenrmaY a on,yal y met IYvwwis n4 M ,ol nvpMm 1.Mlnimlm y]n rtpYimv,ti See]x]e'+1 3.Ynbc>s3s Jt�larvibmmm.5 b mmmovtl:l b ivAam 3.WnEmlhlltn Mmmstly:U�YOm.Fn.YOItlL W[a,G®sla 1.pmti6lhtim b raEw2el:1I ,]Lubr,r s.rmma,Y,aymMeYmeamey.nm am h l sYr4UYY. 6.BtiIdM[x,MM4'n4W urfllMf3leMMYla'.Y,s wal BUILDING PERMIT PROCESS 5 1 . 0 STREET DESIGN The intent is to create a pedestrian friendly environment and minimize conflict between vehicles and pedestrians. This will help to increase pedestrian activity and safety by providing an environment that people are comfortable in and want to experience. 1 . 1 LANES & PARKING Currently,the majority of Texas Avenue,within the study area is a 71-foot right-of-way with two travel lanes that snake back and forth across the street in a twenty-two foot STREET SECTION TEXAS AVENUE STREETSCAPE wide area with diagonal parking lanes on half of both sides of the street. There is _ considerable local and"through"truck traffic. The sidewalk is 9-10 feet in most places with few pedestrian amenities such as street trees, plantings or furniture. Currently, Texas Avenue is not conducive to pedestrian activity. On-street parking is an important part of the retail strategy for Texas Avenue. Businesses benefit from parking adjacent to their building. It also generates pedestrian activity which encourages more businesses to locate on the street. Where parking turnover is high, on-street parking tends to provide the necessary traffic calming. PARALLEL STREET PARKING R E C 0 M M E N D A T 1 0 N S •Texas Avenue will be reconfigured with two 11'-0"travel lanes(one in each direction),8'-6"wide parallel parking on both sides of the street and 16-0" wide sidewalks. •The design detail of all the streets in the Downtown should meet traditional street design standards per the Traditional Neighborhood Development Street Design Guidelines of the Institute of Transportation Engineers. • Texas Avenue should maintain on-street parallel parking on both sides of PARALLEL PARKING ADJACENT TO SIDEWALK the street. • Manage the parking to ensure that it serves customers and not business employees. •No parking will be located within thirty feet of intersections to allow for turn lanes. • Striping of on-street parking is optional. PARALLEL PARKING IN FRONT OF STOREFRONTS • Designate Texas Avenue as a"No Truck Traffic"Route. 6 1 . 2 S I D E W A L K S Pedestrian access as a primary activity is critical to the development of a vibrant streetscape along Texas Avenue. Sidewalks can be divided into three different zones(moving from building to curb):the shopping zone,the walking zone,and the street furniture/dining zone. The demarcation of these different zones through the application of different elements, patterns and/or materials helps to identify the different functions of the sidewalk. Sidewalk design is intended to encourage pedestrian movement. The more DETAIL SIDEWALK SECTION TEXAS AVENUE STREETSCAPE pedestrians,the greater opportunity for retail activity. Wherever possible, retail- ers should be encouraged to move their activity into the public space, such as sidewalk cafes, displays, and additional landscaping. k RECOMMENDATIONS • Texas Avenue will have a 25' parking system with no parking meters with lights alternating every 50' and trees alternating every 25' • The Texas Avenue sidewalk area will typically be of two materials in a proportion of approximately 60%imprinted concrete and 40%concrete or brick pavers. Side streets and Defee and Pearce Streets will be PAVEDSIDEWALKS 100% imprinted concrete. • Sidewalk design should allow for retailers to move their activity into the sidewalk. • Develop a City policy as to the management and maintenance of the sidewalk dining areas, displays and additional landscaping. • All sidewalk dining areas to be formally leased from the City. MIX OF SIDEWALK MATERIALS • Develop maintenance policy and procedures for ensuring that the sidewalks remain in a good and clean manner. t . •All ADA standards must be met with any improvements to the sidewalks. • Ensure all utilities are placed underground on designated utility corridors. SIDEWALK ACTIV ITY AREA 1 . 3 CROSSWALKS & CURB RAMPS Pedestrian crosswalk markings help to increase pedestrian safety by making S: crosswalks more visible to motorists,particularly at night and in inclement weather. Improvements to consider include painting parallel line crosswalks as zebra crosswalks and outlining the edges of brick crosswalks. In addition to improving crosswalk markings, the design of the transition area between the street and the curb is important. Curb ramps are required between FOUR WAY CROSSING AT INTERSECTION the sidewalk and the street for people who use wheelchairs or are visually impaired. Curb ramps are most commonly found at intersections, but they may also be used at other locations such as on-street parking, loading zones, bus stops and midblock crossings. RECOMMENDATIONS t, • Intersections will be developed as a fourway stop system with crosswalks connecting all four corners and light fixtures at each corner. �_�y► • Curb ramps should be placed at all pedestrian crossing area and t� = should not exceed a 5% slope. CROSSWALK WITH PAVERS • Curb ramps should be designed to provide a level maneuvering area P, I or landing at the top of the curb ramp for wheelchair users and should incorporate some sort of detectable warning surface(truncated domes) that indicates to visually impaired users the boundary between the sidewalk and the street. • Curb ramps should ideally be placed within the marked crosswalk area. CURB RAMPAND CROSSWALK WITH PAVERS • Pedestrian safety crosswalks will have non-slip bricks or pavers with ADA curb ramps. Consider using textured crosswalks which will raise a driver's awareness through increased noise and vibration,in addition to increasing visibility. •All ADA standards must be met with any improvements to the crosswalks or curb ramps. CURB RAMPAND CROSSWALK WITH PAVERS 8 1 . 4 DRIVEWAYS Having too many uncontrolled driveways on a busy sidewalk can increase vehicle/ pedestrian conflicts, hinder traffic flow and interrupt the sidewalks. Restricting driveways is one of the most important improvements for pedestrian safety and for general street function. RECOMMENDATIONS • No driveways will be allowed on Texas Avenue. Driveways should be limited to no more than one per block on side streets and Defee and " MINIMIZED CURB CUT WIDTH Pearce Streets. a • Driveways within 75 feet of an intersection area prohibited so as to ' minimize the potential for accidents. • Existing driveways on Texas Avenue can be grandfathered in provided the building use remains. •Where possible,driveways should be shifted to the alley or side streets. • Curb cuts should be kept to a minimum width. WIDE DRIVEWAY h SIDE STREET DRIVEWAY ■ I SIDE STREET ALLEY CURB CUT 9 2 . 0 STREET LIGHTING Y Street lighting fixtures can signal the transition from one neighborhood to another, and can convey different activity zones along streets and spaces within a neighborhood. Pedestrian areas require an intimate incandescent light source casting a warmer,more intense light than that of high diffuse street lamps directed to traffic safety only. Placed with reasonable frequency,pedestrian scaled street lights increase actual DOUBLE GLOBE HISTORIC FIXTURES and psychological security. Their glow brightens street trees and combines with ambient light from windows and entrances, and from indirect illumination of building walls, setting up a rhythm of light to define the street length, making it more comfortable. All this should be supported with other sources of lighting, including lighting 'I architecturally significant facades or facade elements (such as cornices) and encouraging store owners to increase the illumination of their storefronts. R E C 0 M M E N D A T 1 0 N S BUSINESS SIGNAGE LIGHTING • Lighting should be planned to ensure adequate illumination for safety of both pedestrians and the automobiles with an average of between 74V-1 ' 1.5 and 2 footcandles. T- -The light fixture should be a historic pedestrian scaled steel pole fixture MMwith a double globe and brackets for hanging banners, holiday ' decorations, festival lights and hanging baskets. •All lighting shall utilize low cut-off fixtures to avoid glare. BUSINESS SIGNAGE LIGHTING Well-designed accent lighting of facades to highlight significant architectural features is encouraged. Store owners should be encouraged to increase the illuminations of their storefronts, entries and arcades to make the spaces more welcoming at night. STREETSCAPE LITAT NIGHT 10 • Bracket-type banners, as shown, mounted to the existing street light would bring color to the street. Maintain banners and replace when faded or worn. ` • Off-street parking area lighting adjacent to residential development shall direct the light away from the residences. I • Off-street parking area lights shall be extinguished one hour after the close of business except for minimum lighting of some of the poles as ACCENT LIGHTING AND STOREFRONT LIGHTING needed to ensure security of the area. ry • Off-street parking area lighting should complement the lighting of adjacent street and properties and should use compatible fixtures, " source colors and illumination levels. A • Property owners are encouraged to provide security lighting to their buildings along the alleys. • Provide electrical outlets on light poles for special events. STOREFRONT LIGHTING • Provide high-level electrical outlets for tree lighting. ACCENT LIGHTING AND STOREFRONT LIGHTING STOREFRONT LIGHTING 3 . 0 LANDSCAPING & OPEN SPACE Trees create comfortable spaces, soften the lighting, cool in the summer, block wind in the winter, and absorb pollutants. They also give the main street a distinctive identity and provide seasonal interest. Street trees along a main street offer an ideal transition between building architecture and the street. R E C 0 M M E N D A T 1 0 N S •Street tree locations should be evaluated on a site-by-site basis to ensure sTREETTREEs that clear vehicle sight lines are not compromised. But generally should be placed 25'on center. • New trees shall have a minimum of 21/2%3"caliper with a 12'-16' height. Select columnar trees that will limb up a minimum of 5'about the ground. • Ongoing pruning of trees should result in lower limbs being above the storefront of retail buildings. • Trees planted in immediate proximity to buildings should respect the PLANTERS building's architectural integrity.Building access ways must not be blocked and visual sight lines into building storefronts need to be considered. •The species of tree should be selected for its hardiness in urban areas and shade potential. No mid-size or evergreen trees should be considered for street trees. Tree types will include Green Ash, Maples and Oaks. An arborist specializing in urban forestry should spec and monitor the installation of all trees. • Provide a drip and/or shut-off valve system for irrigation. TREE GRATE • Planters, pots or hanging baskets should be utilized along the sidewalk to provide additional locations for landscaping. Provide irrigation for hanging baskets. •Public square areas should be developed at the southeast corner of Ashbel Street and Texas Avenue and at the southeast corner of Jones Street and Texas Avenue. Consider including fountains, chess boards, stages and other amenities. HANGING BASKETS • Develop coordinated maintenance policy and procedures to ensure the 12 health of the landscape and seasonal color and variety. 4 . 0 STREET FURNITURE t Street furniture is a critical component of any main street. Every block along Texas Avenue should provide a variety of places to sit,such as benches,low walls,planter edges or wide steps. Sidewalk seating at cafes is also encouraged, and seating should provide a variety of views. Street furniture can enhance the pedestrian's experience by accommodating comfort, safety and aesthefic needs. Appropriately max w � selectedand located street furnishings will attract visitors by their design and encourage ,' r proper use. : STEEL FRAMED BENCH R E C 0 M M E N D A T 1 0 N S • Street furniture including benches, bicycle racks, newspaper racks, trash receptacles, tree grates and lighting will be coordinated using the same materials and color scheme. These elements add flavor to the street, make the walk more interesting and increase social activity. • Site furnishings should be easy to maintain and repair, made of durable materials and be vandal resistant. qA •Site furnishings should be properly placed along the street,but far enough TRASH RECEPTACLEAND NEWSPAPER RACK away from outdoor dining areas so as not to become a nuisance. • Benches will be made of painted galvanized powder-coated steel frames, be at least 6 feet long and have backs and arm rests. Allow for single seat benches arranged in discussion areas. •Trash receptacles will be made of painted galvanized powder-coated steel, equipped with a plastic liner and be of a similar design to the benches. • Tree grates will be 5'wide painted galvanized powder-coated steel with a DECORATIVE MANHOLE COVER minimum 16" diameter tree opening. The design should be expandable for tree growth and pedestrian safety. • Newspaper kiosks will hold two to four different newspapers and will be ^-- made of painted galvanized powder-coated steel. The kiosks will be located in higher volume pedestrian areas to attract users and provide security. • Develop maintenance procedures and policies to ensure cleanliness and coordination within the district. SINGLE SEAT BENCHES 13 5 . 0 OFF - STREET PARKING Surface parking lots often represent real estate in transition. The design of surface a: �I parking should contribute to the quality of the pedestrian realm. Good surface parking lot design includes defining the edge of the public space; landscaping; and shared use for both day and evening activities. R E C O M M E N D A T I O N S • Off-street parking should be designed and located so that it is not visible INTERIOR LANDSCAPING IN PARKING LOT from the public right-of-way and should not negatively impact adjoining properties. •Off-street parking should be buffered from neighboring properties by walls, fences and or landscape of sufficient height to block the view of vehicles. • Off-street parking should be located at the rear or sides of buildings. If visible from the street,off-street parking should be landscaped and screened with decorative fencing or a low wall to improve its appearance from the street and to maintain a street edge. FENCE AND LANDSCAPE BUFFER TO PARKING LOT • Off-street parking should have at least 3% of its interior surface area landscaped.The interior landscaping should consist of trees whose height and upper-level greenery ensures visibility from the street.It is important to maintain a clear line of sight below T for safety. • Decorative fencing ran be either wrought iron or a combination of wrought iron with brick or stucco columns. Low walls should maintain compatibility with the surrounding buildings. • Decorative fencing and low walls may provide opportunities for public art. FENCE BUFFER TO PARKING LOT WITH ADJACENT SIDEWALK • For larger off-street parking lots highly visible pedestrian connections, signage and/or walkways should be provided between the parking area and the sidewalk. • Dumpsters must be placed to the rear of the building and screened from view using fencing or solid walls. Businesses along Texas Avenue should develop a shared parking agreement for large off-street parking lots. WALL BUFFER To PARKING LOT WITH ADJACENT SIDEWALK 14 6 . 0 BICYCLE LANES Bicycle lanes and bike trails through adjacent greenway corridors are important features in the broad context of connecting downtown to the open space system. They should be a means of circulation that strengthen business centers and link neighborhoods. t I R E C O M M E N D A T I O N S • Roadways,sidewalks and trails should be coordinated in a comprehensive system that assures continuity of circulation,especially for pedestrians and BICYCLE RACK bicyclists. •Health and safety must be integrated within a broad movement network to include walking, biking and transit. • Establish a comprehensive pedestrian/bicycle program to coordinate engineering, education, enforcement, encouragement and environmental programs for improving non-motorized transportation. • On-street bicycle lanes should be located on Pearce and Defee Streets. BIKING ON STREET • Bicycle racks are encouraged in order to reduce pedestrian obstacles caused by cyclists chaining their bikes to trees or poles or leaning them up against buildings. MARKED ON-STREET BICYCLE LANE � l Tot :. ONLY BICYCLE SIGNAGE 15 7 . 0 GATEWAYS , PUBLIC ART & 44 SPECIAL EVENTS y Gateways provide a sense of transition to or from different parts of the city by creating expressive portals that reflect each area's unique atmosphere. They are used in both commercial and residential areas. The Master Plan shows a western gateway located at the circle at Texas Avenue,Market Street and Decker Street and an eastern gateway location on the block south of Texas Avenue between Main Street and Commerce Street. GATEWAY LOCATION AT TEXAS AVENUE,MARKET&DECKER Public Art is encouraged along Texas Avenue,as it will enhance the public spaces, III attracting more pedestrians and supporting the economic potential of the district. I By installing outdoor sculptures,fountains, lighting and paintings,etc.,the street is enhanced 24 hours per day. Public an enriches the neighborhood's quality of life by providing a sense of place and adding interest and vitality to the landscape. R E C 0 M M E N D A T 1 0 N S •Historical markers will be used to highlight Texas Avenue at key locations to present the history of the area through text and images. PAINTED MURAL ON ASIDE WALL •A formal landscape gateway will be developed within the circle where Market and Decker Avenues meet Texas Avenue. Allow for a major public art installation in the center of the circle. • Include public art throughout the area. Public art can also be functional when applies to features like bus shelters,benches,decorative pavers, etc. :.= . •Blank building walls on side streets are good locations for painted murals PUBLIC ART ON SIDEWALK which can be themed to the history of the area or mimic historic storefronts and windows. �I ,ilr • Public art should fulfill the broad intent of the public art goal and be suitable by way of a form and quality for public viewing and accessibility. Overall the an work should contribute to a sense of civic pride for the community. PUBLIC ART RAILING 16 Public art must be specifically designed for the chosen location and III I =: aesthetically enhance the public space and built environment to which P, it relates. Public art can represent a broad variety of media and styles including mediums that create motion through electronic projection. • Public art should be of durable materials that can be easily maintained and vandal resistant or easily returned to its original state if vandalized. PUBLIC ART ON SIDE OF BUILDING The art should be accompanied by a maintenance and conservation plan. — gIII • The artwork cannot jeopardize public safety. This includes providing an unsafe environment for people to be in and/or containing dangerous elements including but not limited to jagged edges, sharp points or loose pieces. tr._�•.. • Develop a special events plan that is tied to the provision of required utilities. AMENITIES AS PUBLICART AMENITIES AS PUBLICART PUBLIC ART ON SIDEWALK 17 8 . 0 SIGNAGE Signs are a main character defining element of a retail establishment and can range widely in shape, color, appearance and character. They can and should be a creative expression that add vitality, visual interest and character to a commercial district. ,vas R E C 0 M M E N D A T 1 0 N S • The district will have a signage system with Interpretive Signage (to STREETSIGNAGE guide people in and around Downtown or identify important places or buildings) and Regulatory Signage (signs that set the rules for travel and parking within the Downtown area). F • Interpretive signage comes in several forms, but the most commonly recognized is the interpretive"wayside" signs. These are exhibits and they connect the viewer to the area,concisely interpreting the resources, history and themes represented in the area. Waysides are very site- specific in content, including both text and graphic elements. STREET AND DIRECTIONAL SIGNAGE •Identifier signage provides directional information and site identification. They provide no other informational or interpretive function. •Signs shall be compatible with the character of the surrounding district a in terms of scale, color, materials and lighting levels. • Signs shall be constructed with high quality,durable materials appropriate to the physical demands of an urban setting. IDENTIFIER SIGNAGE WAYSIDE SIGNAGE 18 9 . 0 COMMERCIAL FACADE IMPROVEMENTS 9 . 1 THE IMPORTANCE OF FACADE DESIGN The physical design of a downtown commercial district contributes to the overall image of the community. Thoughtful design improvements reinforce the positive identity of a community's retail core and create a"sense of place'that is distinct to the area. FACADES AND STREETSCAPE The portion of Texas Avenue within the study area has a number of intact blocks of buildings with a few remaining architectural details. New construction should ?Olt,� preserve the characteristics of the existing buildings, most importantly, the front a facade. This section provides guidelines for specific features of a commercial facade as well as specific features of a storefront. This section is intended to help create a storefront identity while respecting the needs of the commercial corridor. These recommendations are not meant to limit creativity,but to guide efforts to maintain the characteristics of the street. FACADE WITH our000R DISPLnvs x FACADE WITH NIGHT LIGHTING I FACADES 19 I9 . 2 TRADITIONAL COMMERCIAL FACADE The historic commercial facade can be considered the cornerstone of this commercial district. Many of these buildings share a remarkable similarity- a consistency that creates a strong visual image along Texas Avenue. The basic commercial facade consists of three parts: • Building Cornice- traditional building cornice, made of stone, brick, FACADES AND STREETSCAPE wood, metal or other materials serve to visually cap the building. • Upper Story (for two story buildings)- constructed of brick, stone, or stucco; typically has a symmetrical design; and is characterized by regularly spaced window openings. •Storefront-the traditional building storefront characteristics are markedly different from the upper facade and building cornice. The storefront is primarily composed of large display windows surrounded by enframing piers and a storefront cornice. FACADE WITH LIGHTING AT NIGHT The commercial facade components appear In many shapes, sizes and styles, yet, as a collective, the street retains a coordinated appearance. Cornice 0 o RECOMMENDATIONS • Facade materials typically consist of stucco, sandstone, marble or Upper story brick. Renovated or new facades should reflect these materials. Use of modern materials such as wood sheathing,vinyl siding and"Dry Vit" shall not be permitted. • Facades should maintain a regular pattern or rhythm with other facades Storefront along the street. 131 PC3000t 20 9 . 3 SECONDARY ENTRANCES In some cases a building may have a secondary entrance. These entrances " primarily serve upper floor apartments or offices -areas which are usually con- 1 �.i sidered to be more private than a first floor retail space. f i R E C O M M E N D A T I O N S • Secondary entrances should be placed in a less prominent location than the main commercial entrance, typically off to one side of the W.P0 .- — overall storefront. SECONDARYENTRANCE • In some cases where buildings have been designed with two or more �= storefronts, the secondary entrance may be located between the two storefront sections. • Typically,the secondary storefront entrance is separated from the main entrance by a masonry pier or column. • Secondary entrances may have smaller or even no window areas to reflect their more private character. SECONDARYENTRANCE •All entrances must be ADA accessible with ramps and no steps leading into the lobbies higher than the sidewalk level. • Entrance doors must be 36"wide for ADA accessibility. SECONDARYENTRANCE SECONDARYENTRANCE 21 n«Ir 9 4 OVERHANGS _ — The overhang is an important traditional facade design element that can help reinforce the image of a business. Overhangs shade the interior display windows and provide pedestrians with sun/rain protection. R E C 0 M M E N D A T 1 0 N S • Overhangs should compliment the character of the building and reflect the shape of the window or door opening it covers. OVERHANG • Overhangs should be in proportion to the overall building facade and should match the width of the storefront or window opening. • Overhangs should be mounted so that the base is at least S feet above the sidewalk and projects out between 7' to 10' from the building. Columns will be permitted onto the sidewalk. • An awning can be attached above the display windows and below the cornice or sign panel. It can also be mounted between the transom and the display windows,allowing light into the store while shading the OVERHANG merchandise and pedestrians from the sun. OVERHANG i OVERHANG 22 9 . 5 UPPER STORY WINDOWS In a typical commercial building, the upper floors are visually separated from the storefront level of the building by architectural detailing. The storefront level is characterized by large areas of glass and small areas of opaque materials. The upper floors are reversed with small areas of glass and a predominance of solid materials. Well-maintained windows that coordinate with the color scheme used on the storefront level help unify the entire facade. Windows that have been boarded up, have broken glass and are in general disrepair present an image of an unkempt and failing business district and must be renovated. UPPER STORY WINDOWS WITH AWNINGS RECOMMENDATIONS 7 !�• Upper story facade elements are typically constructed of brick, stone or II terra cotta and maintain a 20%to 40%window area. Upper story facade elements should reflect traditional or original window to wall surface ratios. • Maintain the pattem or rhythm created by the upper story windows. New window openings that disrupt the existing balance on the facade should not fit; be introduced. • Original window openings shall not be eliminated or decreased in size or UPPER STORY WINDOWS shape.If window replacement is necessary,the design should be consistent with the original pattern and finishes and fill the window cavity completely. •Upper story windows should appear transparent from the street level. Glass block,dark or reflective tinting is not permitted on upper story windows. • Retain a simplicity of design. The most prevalent type of upper story window along Texas Avenue is a basic one-over-one double hung sash window. Single windows set at regular intervals and groups of two windows set in pairs in a single masonry opening are also Common. Single,fixed- UPPER STORY WINDOWS WITH SHUTTERS pane windows are not permitted. Original B Improper replacements Window • Wood or anodized aluminum window replacements are acceptable if retention of the original wood window is not possible. Vinyl window . ■ replacement is not permitted. Exterior mounted storm windows and sash and window surrounds should be painted colors that coordinate with the building's overall color scheme. PIN I • Large lettering or other advertising on upper story windows should be avoided. REPLACEMENT OF WINDOWS 23 9 . 6 REAR FACADES o The rear facades of buildings are becoming more visually important. By improving the appearances and developing rear entrances, the rear facade I can become a secondary entrance from rear parking areas, for use as part of the principle use of the building or a separate use such as an upper level apartment. R E C 0 M M E N D A T 1 0 N S OUTDOOR DINING IN REAR OF BUILDING • The rear facade should be clean and well-maintained. It should welcome customers. • Rear facades should provide sufficient architectural features (i.e. signage, window and door openings) but should not compete with the primary facade of the structure. •A small sign at the rear door should identify the store. • An awning can be added for visual identification and convenience. REAR ENTRANCE OFFA PARKING LOT •Storefront level rear windows can serve as secondary display windows. _—� • Maintain the pattern created by the upper story windows and their alignment on rear facades that face surface parking areas. •Existing windows on rear facades should not be eliminated or decreased in size or shape. Most upper story facades contain windows that are in proportion to the existing facade. • Refuse containers should be hidden with a fence or simple enclosure. REAR ENTRANCE F � d • Additions and new rear structures need to meet new construction guidelines and standards. nzyns i REAR ENTRANCE WITH OUTDOOR DINING 24 9 . 7 COLOR Selection of color is one of the most important improvement decisions that you can make for your business. The color selection ultimately becomes an integral part ofyour marketing strategy for your business. Your color choice should complement the larger building and that of other businesses within your business district.The color palette of a building is composed of the colors of the main body of the building, trim and accent colors. The colors chosen for overhang, canopies, shutters and roofs also contribute to the overall color scheme of a building. The overall color scheme of a building or project should reflect a cohesive pattern. These guidelines recognize that the review of a building's color scheme is a balance between an owner's creativity and individuality,the architectural style of the building and an overall harmonious vision for the Downtown. The number of different colors used should be kept to a minimum. Painting masonry that has not been painted before is strongly discouraged. However, for those buildings that have been painted, a simple change of color is a visual but u inexpensive way to dramatically improve your business. Painting your building or your storefront, however, is not always necessary or desirable. Resources are bestused to improve the quality of materials used for storefront enhancements. ti RECOMMENDATIONS ... •Selecting paint colors that complement the color of the larger building. .. Ls • Coordinating the colors of all storefront components as a marketing tool for your business. • Using paint colors to accentuate architectural details such as dentils, rosettes, cornice lines, etc. COLOR PALETTES • Exploring how painting storefronts or buildings in selective locations o- might increase the visibility of a business without seeming inconsistent or out of character with others in that district. •Color palette should be limited to the following range of colors. Colors are to be earth tones compatible with the color palette found on this page of these guidelines The City Planning Department may administratively approve alternative color schemes. w' EXAMPLE OF PAINTED STOREFRONT 25 9 . 8 S I G N A G E Signs are a main character defining element of a retail establishment and can range widely in shape, color, appearance and character. They can and should be a creative expression that add vitality, visual interest and character to a commercial district. Signs should inform pedestrians and motorists. Good pedestrian signs include signs installed on the lower portions of display windows, small signs hanging SPECIALITY SIGN from awnings and signs on doors. Vehicular oriented signs are typically in the transom window or just above the transoms or hanging signs. RECOMMENDATION S Signs shall be compatible with the character of the surrounding district and adjacent architecture in terms of scale, color, materials, lighting levels and adjoining uses. The design/shape of the sign could itself, advertise the business. Sign colors should complement the color of the building. FLUSH-MOUNTED SIGN • Signs shall be expressive of the business or activity for which they are displayed. 7 • Signs shall be creative in the use of two and three-dimensional forms, iconographic representations, lighting and graphic design, including the appropriate use of color, pattern, typography and materials. • Signs shall be constructed with high quality,durable materials appropriate to the physical demands of an urban setting. SPECIALTY SIGN •Signs on commercial buildings shall fit within existing features of the building's facade. • A storefront should not have more than two signs - one primary and one secondary. Signs should be subordinate to the building's facade. The size and scaled of the sign shall be in proportion to the size and scale of the storefront facade. ILLUMINATED SIGN 26 A flush-mounted sign board may extend the width of the storefront but should not be more than 2.5' high. The sign should be mounted somewhere above the storefront display windows and below the second- f story window sills. Generally, lettering should be 8" to 18" high and occupy only about 65 percent of the sign board. •Specialty signs of significance are allowed to project from the building. A projecting sign should be mounted at least 8.5' above the sidewalk and should project no more than 5'. The size and location of the SPECIALITY SIGN hanging sign should be carefully considered so that it does not interfere with neighboring signs. • It is important to make the lettering large enough that it can be seen by a motorist. Often a business will clutter the storefront with too many small signs that cannot be read by a person in a car traveling at 25 mph. I • Window signs can be painted or vinyl lettered directly onto the glass in either the display area or transom area. However, window signs should not obscure the display area and should contrast with the display SP a SPECIALITY SIGN background. Illuminated signs can be appropriate if they respect the proportions of the storefront and the guidelines outlined above. Painted signs can be directly illuminated with florescent or incandescent lights. Internally lit signs are most effective with light letters on a dark opaque background. Exposed neon letters can also be effective, adding color and vitality to the street. Signs with strobe lights,flashing elements or distracting actions will not be I permitted. r FLUSH-MOUNTED SIGN I SPECIALTYSIGNS 27 10 . 0 STOREFRONT DESIGN „5 The character-defining element of Texas Avenue is the storefronts. These storefronts consist of inter-related components including the transom windows, display windows,the kickplate(or bulkhead)and the entrance. Other significant storefront features include signs and awnings. The storefront area is bounded by a pier on either side, the sidewalk on the bottom and the lower edge of the upper facade on the top. STOREFRONTS Effective storefront design can make the entire district inviting and pedestrian friendly. The insertion of inappropriate storefront treatments can become a detriment to the vitality of the street. Many of the storefronts along Texas Avenue have undergone varying amounts of alterations, but in most cases, evidence of the original opening that the storefront once filled has remained intact. Any restoration, traditional or more contemporary, should maintain the elements of a traditional storefront design. RECOMMENDATIONS ' Storefront materials typically consist of wood,steel and glass. Renovated or new storefronts should reflect these materials. Use of modern STOREFRONT WITH BAYS materials such as wood sheathing, vinyl siding and "Dry Vit" shall not be permitted. • New storefronts should be designed to reflect the traditional pattern of containment. The storefront shall be bounded by the enframing storefront cornice and piers on the side and the sidewalk on the bottom. Remodeled store- • New storefronts should be divided into bays and have recessed fronts should fit entrances. Storefront design should reflect the traditional three-part within the original horizontal layer by providing for a transom area, display windows and opening a bulkhead. • Storefronts should provide for a recessed entry either at the middle or the sides. • Storefronts shall be pedestrian oriented and consist primarily of transparent glass (75% as a norm). \ • Remodeled storefronts should be designed to fit within the original opening and retain components similar to the original design. REMODELED STOREFRONT 28 • Storefronts should be recessed slightly (typically Y-9") to emphasize the feeling of containment and provide architectural variety. Y • Contemporary design should be encouraged to include proportions that reflect the dominant character of the street. a • Between 40%and 60%of the ground level facade of mixed uses shall be comprised of clear glass. STOREFRONT • Windows and doors shall comprise not less than 15% or more than 50%of any front or street-facing facade. In special circumstances for restaurants, folding glass doors for the entire bay can be considered. • Windows should be vertically proportioned and the height of individual windows must equal or be greater than their width. • Horizontal window bands shall consist of groups of vertically proportioned individual windows. STOREFRONT WITH LIGHTS AT NIGHT •Storefront design should reflect the traditional three-part horizontal layer by providing for a transom area, display windows and a bulkhead. • For multiple-bay buildings with numerous tenants, use colors and graphics to unify the storefronts. ' STOREFRONT III a STOREFRONTS WITH LIGHTSATNIGHT 29 10 . 1 TRANSOM WINDOWS Transom windows are at the very top portion of the storefront opening. They are mainly a source of natural light and ventilation. It is not uncommon for transom windows to have been replaced or covered over. Uncovering and restoring tran- som windows is strongly encouraged. R E C 0 M M E N D A T 1 0 N S • Traditional transom window design may include very basic clear glass TRANSOM WINDOWS panes, ribbed or frosted panels or leaded glass tiles. • Signs may be incorporated into the transom area. The sign can be Wigs painted (or vinyl lettering) directly onto the glass. Transoms may be illuminated from the inside, creating a highly visible and yet historically appropriate sign treatment. • Transom windows that have been totally removed can be disguised with a sign and/or awning treatment. However, these features should fit within the original transom area so that the new design reinforces the traditional storefront configuration. TRANSOM WINDOWS r . TRANSOM WINDOWS TRANSOM WINDOWS 30 1 0 . 2 DISPLAY WINDOWS Historically, display windows were built of individual panes of glass as large as possible to showcase goods. These large windows create unobstructed views to the interior of the store. The framing is typically lightweight to help reinforce transparency of the display window. R E C 0 M M E N D A T 1 0 N S • Display windows should retain the simplicity of design that is characteristic of traditional commercial districts. DISPLAY WINDOWS WITH ucHTINGAT NIGHT • Display window design should exhibit simple, vertical framing with an I appropriate finish. Horizontal window divisions should be avoided except 1 to separate the display windows from the transom windows. • Display windows should consist of large expanses of clear glass 75%). Tinted or dark glass, reflective glass and glass block is discouraged. • The display should be exciting,fun and original, changed frequently to DISPLAY WINDOWS keep the passerby interested. • Avoid cluttering window displays with too much merchandise or disorganized displays that prevent customers and pedestrians from seeing inside the store. • Security devices such as roll-down metal doors and window grills are not permitted. DISPLAY WINDOWS WITH LIGHTINGAT NIGHTmmm �--� AIRRug r--- LJ nnrn r-ir-iri r-irir-i nnn LJLJLJ LJLJLJ LJLJLJ LJLJLJ r----�r --ir----r---, I I II u 1 I II H I L--- `--- L----'�---J Window Rhythm Rhythm of storefronts 10 . 3 KICKPLATE ( OR BULKHEAD ) Kickplates (also called bulkheads)are the bottom-most portion of the storefront. Kickplates provide a raised platform to help bring goods on display closer to eye level for pedestrians. They also serve to protect the display windows from potential damage caused by sweeping, bicycles and other daily sidewalk activities. Because kickplates come into close contact with the ground,the trend has been to use durable, low maintenance materials for them. In late 1V century PAINTED KICKPLATE construction, wooden kickplated panels and window frames were common. As more durable materials became increasingly available and less expensive, their popularity rose. The primary material for kickplates along Texas Avenue is brick (matching the main facade or sometimes matching the accent brick). Glazed brick, stone and various types of tile are also used for kickplates. R E C O M M E N D A T I O N S • Kickplate design should be simple in nature and blend with the major building materials. TILE KICKPLATE Kickplates should be 18" +/- in height. • Recommended materials for kickplates include brick, glazed brick, 4" the and stone. Materials such as plywood,concrete,vinyl siding,wood sheathing and 'Dry Vit" are discouraged. • The color of kickplate is an important feature to tie into the overall presentation of the facade. 1'^ STUCCO KICKPLATE `y I, 6�} BRICK KICKPLATE 32 10 . 4 ENTRANCES Entrances are the transitions from the sidewalk to the interior of the building. The entrance includes both the entrance door and the space adjacent to it. i A recessed entry serves as a psychological transition from the sidewalk to the interior of a commercial building. A recessed entry also provides a safe place for the entry door to open without extending into the sidewalk. R E C 0 M M E N D A T 1 0 N S RECESSED ENTRANCE • An entrance centered on the storefront is most typical. Entrances are also common at the side of the storefront. ■■■■■� • Commercial doors act as part of the storefront and display area. In >< ■■■■■■■■■ y general,they continue the same general principles of the display window and bulkheads. They typically have a large area of glass which is elevated slightly above the sidewalk area(18"+/-in height). The doors are usually simple. - • Retain or reconstruct the historic entry configuration of a property. RECESSED ENTRANCE • Use doors that contain 75% glass so the shopper can see the items r inside. i • Choose a door that is compatible in scale, material and shape with the overall facade. • Entrances should be recessed from the sidewalk and the door should be parallel to the street and sidewalk and incorporate the recessed f area into the display area. f RECESSEDENTRANCE • The entrance shall reflect the character and scale of the space it accesses. • All entrances must be ADA accessible with ramps and no steps leading into stores higher than the sidewalk level. • Entrance doors must be 36"wide for ADA accessibility. • Security devices such as roll-down metal doors and window grills are not permitted. RECESSEDENTRANCE 33 II 11 . 0 NEW CONSTRUCTION - ---- Main Streets should expand, change and evolve over time. The construction of new buildings on vacant lots along Texas Avenue should be encouraged. New structures should reinforce the general character and quality of the street while clearly being an expression of the architecture of its own time. However, new designs should reflect the character of the traditional commercial buildings without mimicking them. INFILL FACADE Consistent building width, height and architectural features establish continuity with adjacent buildings and maintain the scale of the building blocks and streetscapes. Listed here are several considerations that should govern the visual relationship between a newly constructed building and its neighbors. RECOMMENDATIONS FACADE HEIGHT NEW CONSTRUCTION Facade height must be considered as a dimension important to the structure, New Facade fills opening not just how the structure is related to adjacent buildings. The height of the "r pp1tlings hire 1ne bu1he building must be in proportion to its width and the story-to-story height of the naors snoom be 111,n a W,nl lid, did hi nr building. !11 building must be appropriate. The impact of new buildings that exceed the height of existing buildings is minimized by aligning the floors. New construction should not be + + + + + 1 1 more than two stories higher than adjacent contributing buildings, or New ode he higher floors could be stepped back from the building facade so j +!!! Facade as a series of bays I I 1 11 they are not viewed from the sidewalk lil t I I I Corner buildings should be higher than those that are within the block's L- -i__J interior to provide definition to the block. Corner buildings should be a + + + + + 1 minimum of two stories in height. Buildings located on corner sites are typically considered anchor F...dill,OWN WNst s°°`°'°"' buildin sandtheirformshouldreflectthisdesi nation. Anchorbuildin s from m.mr.m 9 9 9are typically larger in scale and massing, and are often more ornate that adjacent infill buildings. Every building should have a primary facade onto Texas Avenue with as many of the architectural features and storefront design returned on the secondary streets. 34 FACADE WIDTH • New construction should fill the entire frontage of the lot and reflect the characteristic rhythm of facades along Texas Avenue. If the site is large, the mass of the facade should be broken into a number of smaller bays to maintain a rhythm similar to traditional commercial facades and storefronts. COMPOSITION .- •The composition of the infill facade should be similar to that of traditionalI commercial facades. Rhythms that carry throughout the block (such NEW CORNER BUILDING as window spacing) should be incorporated into the new facade . PROPORTIONS OF THE OPENING • The size and proportion of window and door openings of an infill building should be similar to those on traditional commercial facades and storefronts. •The ratio of window area to solid walls for the facade as a whole should also be similar to that found on traditional commercial facades and storefronts. MULTIPLE BAY STOREFRONT D E T A I L I N G • New construction should reflect some of the detailing of traditional commercial facades and storefronts in window shapes, cornice lines and brick work. MATERIALS ,. .. •An infill should be composed of materials similar to the adjacent facades. The new building should not stand out against the others. Materials should consist of stucco, sandstone, marble or brick. Use of modern materials such as wood sheathing, vinyl siding and "Dry Vit" shall not NEW FACADE WITH OUTDOOR DINING be permitted. COLOR • Avoid duplicate store facades having different or conflicting schemes. The colors chosen for an infill facade should relate to the building's neighbors. BUILDING SETBACK t • The new facade should be flush to its neighbors,preferably zero to the lot line. NEW CONSTRUCTION ONE STORY BUILDING 35 12 . 0 BUILDING USE Beyond the attractive building facades, it's the land uses that really determine the viability of any downtown. Two essential ingredients for Downtown Baytown 0 are variety and activity generating uses. In addition, a successful downtown commercial district must allow for and encourage a rich mix of land uses: shops, restaurants, offices, public buildings, entertainment, residences, public spaces (parks and plazas)and even some light industry. Additionally, mixed use(retail and housing)in the same building is strongly encouraged in multi-story buildings. q RESTAURANTS WITH OUTDOOR DINING Such vertical mixed use adds round-the-clock vitality y to maintain eyes on the street. In addition, Texas Avenue is surrounded by a residential neighborhood and the Downtown must become integrated into the residents daily life. People value their ability to walk to the post office,the pharmacy and the local cafe for a visit with neighbors. The Baytown Downtown Master Plan: Area One incorporates these redevelopment objectives for Texas Avenue. MIX OF USES RECOM MEN DATION S •Create a vibrant mixed-use community. Diversity in activity provides interest and generates activity throughout the day. • Develop an overlay district to address issues of non-conforming uses. • Improve the area as a 18-hour destination for positive urban cultural, entertainment, commercial, community and residential experiences by encouraging evening activities and special events. WALKABLE PEDESTRIAN ENVIRONMENT •Retention and attraction of businesses and workplaces through adaptive reuse and rehabilitation of existing buildings as a preference. •There should be no residential uses on the ground floor. Existing residential uses can be grandfathered but needs to change at the time of new ownership. EVENING USES 36 • As the retail environment becomes successful, limit as far as possible ground floor offices. • Encourage high quality development and urban design standards that maintain a sense of history, human scale and pedestrian-orientation. • Encourage uses that generate pedestrian traffic. •Celebrate Downtown Baytown as both a neighborhood and as a destination. PEDESTRIAN TRAFFIC • Connect the neighborhoods to the north and the south of Texas Avenue and Lee College by developing a streetscape program for the key pedestrian links. •Redevelop vacant and under-utilized land through appropriately scaled in-fill development. • All buildings along Texas Avenue should have entrances/exits on Texas Avenue. FIRST FLOOR RETAIL • Encourage building entrances to be no more than 15-25' apart. • Encourage 2/3 story building for new construction. Yq� OUTDOOR DINING MULTIPLE STORE ENTRANCES 37