Design Standards for the Central Business District

City of Lubbock, Texas

June 1999 Design Standards Credits

CREDITS

LUBBOCK CITY COUNCIL 1999 LUBBOCK URBAN DESIGN AND HISTORIC PRESERVATION COMMISSION 1999

Windy Sitton, Mayor David Miller, Chair Victor Hernandez Betty Carr, Vice Chair T.J. Patterson Paul Nash David Nelson Marsha Jackson Max Ince Robert Brodkin Marc McDougal Grant Hall Alex K. “Ty” Cooke, Jr. Michael Peters Jim Shearer

CITY OF LUBBOCK STAFF FORMER URBAN DESIGN AND HISTORIC P RESERVATION Sally Still Abbe, Planner COMMISSION MEMBERS Jan B. Matthews Gary W. Smith, AIA, Facilities Manager Mary Crites Bill Boon, Planner David Driskill Randy Henson, Senior Planner Garry Kelly Linda Chamales, Supervising Attorney David Murrah Jim Bertram, Director of Strategic Planning

CENTRAL BUSINESS DISTRICT AD HOC COMMITTEE CONSULTANT John Berry Dennis Wilson, J.D. Wilson & Associates, Dallas Mackie Bobo Ken Flagg Doris Fletcher Don Kittrell Larry Simmons Abby Quinn

JUNE 1999

Page 2 DESIGN STANDARDS FOR THE CBD June 1999 Table of Contents

TABLE OF CONTENTS

Introduction

Background 5 Goal of the Standards 5 Objectives of the Standards 5 Mandated by Zoning Ordinance 6 Improvements Not Required 6 Using the Standards 6

CB-1 West Broadway CB-2 Downtown

Site and Building Orientation 7 Site and Building Orientation 13 Building Mass and Scale 7 Building Mass and Scale 13 Proportion and Shape of Elements 8 Proportion and Shape of Elements 14 Building Materials 8 Building Materials 14 Security 9 Security 15 Awnings and Canopies 9 Awnings and Canopies 15 Finishes 10 Finishes 16 Use of Color 10 Use of Color 16 Parking Areas 10 Parking Areas 16 Screening 10 Screening 17 Landscape Areas 11 Landscape Areas 17 Exterior Lighting 11 Exterior Lighting 17 Signage 12 Signage 18 Encroachments into Right-of-Way 12 Encroachments into Right-of-Way 18

CB-3 General CBD CB-4 Depot District

Site and Building Orientation 19 Site and Building Orientation 25 Building Mass and Scale 19 Building Mass and Scale 25 Proportion and Shape of Elements 20 Proportion and Shape of Elements 26 Building Materials 20 Building Materials 26 Security 21 Security 27 Awnings and Canopies 21 Awnings and Canopies 27 Finishes 21 Finishes 28 Use of Color 21 Use of Color 28 Parking Areas 22 Parking Areas 28 Screening 22 Screening 28 Landscape Areas 22 Landscape Areas 29 Exterior Lighting 23 Exterior Lighting 29 Signage 23 Signage 30 Encroachments into Right-of-Way 24 Encroachments into Right-of-Way 30 Appendix

Community Goals Relating to Urban Design 33 Standards for the Repair and Replacement of Building Materials and Features 35 Appropriate Plant Materials 43 Parkway Planting Standard 45 Definitions 47

June 1999 DESIGN STANDARDS FOR THE CBD Page 3 Page 4 DESIGN STANDARDS FOR THE CBD June 1999 Introduction

Introduction

BACKGROUND OBJECTIVES OF THE STANDARDS The need for guidance for projects in downtown Lub- The standards in this document are intended to aid in bock was first considered in the 1989 Central Business the preservation of Lubbock’s cultural and historic re- District Revitalization Plan. As the Urban Design and sources within the Central Business Districts, and to Historic Preservation Commission set goals for its ac- promote new construction that is compatible with the tivities and made recommendations to the Goals for the character of the architecture within the surrounding area. 21st Century committee in the early 1990s, the issue of A further intent is to provide information for property own- design guidelines in Central Lubbock and accompany- ers to use in making design decisions about their build- ing zoning ordinance revision resurfaced. The resulting ings. goals relating to urban design standards are included in The standards inform the community about the exterior the appendix of this document. design policies for these districts. They also In 1995, the Lubbock City Council autho- reflect an approach to design that will help rized the Urban Design and Historic Pres- sustain the character of the area and build ervation Commission to develop design the Central Business District into a strong, guidelines and zoning ordinance revisions identifiable area which will attract investment for the Central Business District and Broad- and reinvestment in properties. way Corridor that would address the spe- This document provides City staff, the Urban cific needs of downtown Lubbock. The Commission in- Design and Historic Preservation Commission (UDHPC), vited interested groups, including the Lubbock AIA, the the Planning and Zoning Commission, Zoning Board of Lubbock Heritage Society, Lubbock Chamber of Com- Adjustment and the City Council with a basis for mak- merce, Broadway Festivals, Inc., the Committee of ing informed, consistent decisions about proposed Churches, Lubbock Commercial Realtors, the Depot projects in the central Lubbock area. District, CenterCorp, and Overton neighborhood asso- ciations, to join in the process. Specifically, it is the intent of these standards to: The group’s study included careful review of all appli- • Protect and enhance the sense of time cable codes, and resulted in the development of four and place conveyed by the historic new zoning districts to specifically address the needs downtown area by preserving and of Central Lubbock. This document, Design Standards enhancing its architectural integrity and for the Central Business District, is incorporated in each identity, of those zoning districts by reference. The standards • Preserve, enhance and reuse significant and ordinances are among the tools for implementation existing architectural assets in down- of the community goals concerning downtown Lubbock. town Lubbock, GOAL OF THE STANDARDS • Encourage new construction that is compatible in design, materials, color This document presents design standards for four his- and texture with existing historic struc- torically significant areas of downtown Lubbock. The tures, standards are not meant to dictate solutions, but rather to provide a common basis for making decisions about • Minimize negative impacts on adjacent design that may affect individual properties and the overall properties from incompatible develop- character of these distinctive areas. They are designed ment, thus protecting property values to provide a consistent yet flexible approach for the prepa- and investments, and ration and review of development and redevelopment • Convey a sense of human scale that will plans by defining a range of appropriate responses to a encourage pedestrian activity. variety of specific design issues.

June 1999 DESIGN STANDARDS FOR THE CBD Page 5 MANDATED BY THE ZONING ORDINANCE USING THE STANDARDS The standards in this document are incorporated by ref- Property owners, real estate agents, tenants, contrac- erence in the City of Lubbock Zoning Ordinance, and tors and architects should use the standards when plan- are intended to guide development in the CB-1, CB-2, ning projects in the CB zoning districts. This will help CB-3 and CB-4 zoning districts. The Zoning Ordinance establish an appropriate direction for the design. sets out the authority of the Senior Planner to review All projects with exterior renovations are subject to re- and approve development plans under the CB zoning view. Applicants should hold a pre-application confer- districts. ence with the Senior Planner and/or city staff. When an The standards address all exterior construction changes application for a construction permit in one of the CB in the CB zoning districts. All buildings, structures, ob- zones is submitted, it must contain all information re- jects and sites must go through the design review pro- quired by the CB zoning districts in addition to that re- cess outlined in the Zoning Ordinance for that district quired by the construction permit process and other or- before any alteration may be made to the building, struc- dinances. Prior to issuance of a permit, the Senior Plan- ture, object, or site. The review process only applies to ner will determine if the proposed project meets the in- exterior additions, renovations, and new construction. tent of the zoning ordinance and the Design Standards for the Central Business District. IMPROVEMENTS NOT REQUIRED If the Senior Planner determines that a proposal con- It is important to note that neither the standards in this tains “unique circumstances which cannot be accom- document nor the Zoning Ordinance requires property modated” by the standards of a zoning district or the owners or tenants to initiate repairs or modifications to Design Standards for the Central Business District, the existing developments; and there is no deadline by which plans will be referred to the Urban Design and Historic properties must come into “compliance.” The Design Preservation Commission (UDHPC). The Commission Standards are meant to be used when a construction shall use the CB zoning ordinances and the Design Stan- project is initiated by a property owner or tenant, either dards to make recommendations. Upon recommenda- to alter the exterior of an existing structure or to con- tion by the Commission, the Senior Planner may vary struct a new one. Though the standards are intended as the requirements of the Design Standards so long as a guide for any development or renovation project, en- the requirements of Section 29-19 of the Zoning Ordi- forcement by the city will be initiated when a construc- nance, the CB zoning districts, are not altered. Vari- tion permit is required. ances from the requirements of Section 29-19, even if recommended by the UDHPC, must be approved by the Zoning Board of Adjustment.

Page 6 DESIGN STANDARDS FOR THE CBD June 1999 CB-1 West Broadway

CB-1 West Broadway

est Broadway is historically a residential Building Entrances. The primary building entrance area, and many formerly residential should be similar in scale to those of neighboring struc- Wbuildings have been converted to other tures. Buildings shall have a front-facing, clearly defined land uses over the last 50 years. The residential entry in the primary facade, similar to the orientation of development pattern and building style provides the neighboring historic structures. district with a distinctive character. New buildings Location of Parking. Parking on-site in front of build- and exterior renovations should apply the form and ings is undesirable. Off-street parking should be placed materials common in the original residential adjacent to the alley at the rear of the property, or situ- neighborhood. ated on another property in accordance with the CB-1 The design standards below reflect some of the District of the City of Lubbock Zoning Ordinance. essential characteristics of this district—building setback, roof shape and materials, landscaping and BUILDING MASS AND SCALE window styles. Building mass and scale are SITE AND BUILDING ORIENTATION affected by The location and such things as orientation of the height, width, building, en- articulation, trance, parking detailing, and landscaping setback from on a lot are property lines, important in materials used, retaining the amount of This new structure is large, but the form is overall character openings, roof articulated like a residential building in Landscaped front yards with parking to of an area, form and other terms of form, detail and roof shape. the side and rear of the main building regardless of are an important feature of the West features. whether the Broadway District Buildings in project is residen- the West Broadway District should be residential in tial, commercial, industrial or mixed use. scale, with walls that are articulated into different planes. New construction should be similar in mass Building Setbacks. West Broadway’s many original and scale to other structures found in the district, residential yards maintain a unifying characteristic in particularly neighboring historic buildings. spite of changes in land use over the last 50 years. Typi- cally, buildings are oriented parallel to the adjacent Building Width. Repeat the historic pattern of building streets and set back from the street with a landscaped width which has been dictated by lot width. If new build- front yard. New buildings should be set back similarly. ings cover more than one or two lots, facade elements

June 1999 DESIGN STANDARDS FOR THE CBD Page 7 CB-1 West Broadway

should reduce the visual width of the building. Examples tional housing had a relatively small ratio of window and of those elements that give the impression of multiple door openings to total wall area (30 to 35%) on both structures include varying parapet or roof heights, alter- floors. The design and composition of these elements in nating projecting and recessed sections of wall and win- new and renovated facades should be similar to this pro- dow arrangements. portion. Building Articulation. Divide large buildings horizon- Shape of Windows. Historic windows common to this tally and vertically into sections that approximate the district are vertical in form, rather than horizontal; have scale of existing historic structures within the district. rectangular shapes; and have divided glass, rather than Typical historic features that reduce the mass of large large expanses of plate glass. The design of new win- facades include columns or pilasters at regular inter- dows should be consistent with these characteristics. vals, repetitive patterns of openings and horizontal ma- Historic upper-story windows are typically vertical in form sonry bands at each floor level. and have rectangular tops. The size, alignment and repetition of facade elements Exotic Building Styles. Imitation of exotic building such as windows, window sills, awnings, moldings and styles— i.e. Chinese, Polynesian, Alpine, etc.— is pro- cornices should reflect the district’s historic buildings— hibited. especially any neighboring historic structures. These features need not be exact reproductions of historic ele- BUILDING MATERIALS ments nor be traditional in execution. Contemporary fa- cades can use similar methods to break up large build- Depending on the ing faces into smaller units. type and use of building materi- Building Roofs. Pitched roofs are encouraged, and als, a project can should be either hipped or gabled. Roofs should have a complement rise of at least four inches to a run of twelve inches. existing develop- Flat roofs should be avoided unless they are indicative ment or detract of a particular style which is common in the district. from it. Also, certain materials Single-slope shed roofs and roof styles such as onion like brick, stone Building materials are typically brick domes, mansard or vaulted roofs are inappropriate as with stone, brick or wood trim. and certain types they are styles not common to the architecture of the of stucco require district. little maintenance, while others require a lot of attention to keep the project in a state of good PROPORTION AND SHAPE OF ELEMENTS repair. The proportion Exterior building materials for new construction and shape of must be durable and similar in size, scale, color and building elements finish to historic materials. Materials should be help to determine used in a manner consistent with traditional meth- how well a ods of construction. This is of particular importance building will in the case of an addition to a historic or significant relate to existing older structure, or a new structure adjacent to an developments in older one. the District. Different architec- This structure maintains the Facade Materials. Materials for primary faces of all tural styles residential shape of windows and new buildings and renovated exteriors shall include one doors, and the “solid-to-void” contain distinctly ratio. or more of the following materials: unpainted clay or different propor- concrete brick, natural stone, cast stone, stucco, wood tions and shapes. lap siding. Accent materials may include architectural decorative material (such as copper, bronze, anodized Solid to Void Ratio. New construction should approach aluminum, stainless steel, porcelain enamel, natural ma- the same ratio of solid (walls) to void (window and door terials, or other similar materials that do not require paint- openings) as neighboring structures. Facades of tradi- ing). Traditional brick sizes (3 5/8” x 7 5/8” x 2 5/8” ) and

Page 8 DESIGN STANDARDS FOR THE CBD June 1999 CB-1 West Broadway

materials are encouraged as a complement to the ex- area and can even discourage customers. isting historic structures. Security Bars. Measures should be taken so that win- Paneled materials in large sections are out of scale with dow and door security bars and shutters do not detract materials used traditionally in this previously residential from the character of the district. Care should be taken neighborhood, and are inappropriate. Corrugated metal that such security hardware should be compatible with siding, plywood, or other composite sheet or panel ma- the style of the building. terials may not be used. In addition, imitation sidings Wrought iron bars placed over the storefront windows of vinyl, aluminum, steel and other materials are incon- are particularly detrimental to the facade’s appearance sistent with traditional facades and should not be used. and promote feelings of vulnerability. Wrought iron se- Roofing Materials. Roofing materials exposed to view curity grills are acceptable only if installed on the inte- from the street are limited to unpainted wood shingles, rior of the glass in this district. composition shingles in a muted or natural wood color, prefinished metal roofing panels in a muted color, clay, AWNINGS AND CANOPIES concrete and architectural metal tiles, or architectural Awnings and decorative materials. Metal clad roofs that are not archi- canopies provide tecturally decorative or gravel roofs in excess of a pitch shelter from wind of ½ inch in 12 inches shall not be exposed above the and sun in pedes- fascia or parapet walls. trian areas, protect Trim Materials. Acceptable trim materials include interior furnish- brick, cast stone, natural stone, ceramic tile, wood, ings and finishes concrete or architectural decorative metals. from fading caused by direct sunlight, Windows and Doors. Windows and doors should be Awnings and canopies should be allow reflected comprised of wood, glass, painted metal or architec- consistent with the style and materials light to enter the tural decorative metal appropriate for the style. of the main structure interior without Metal or vinyl clad wood windows and clear or unfin- increasing heat load and add architectural interest ished aluminum windows and storm windows must be or historic ambiance to structures. However, the finished in a color typical of historic windows or in a appropriateness of awnings to a building’s architec- color that complements other finished materials. tural style should be considered before installing them. Reflective Glass. Mirrored or reflective glass, dark tinted glass and glass block units are inconsistent with the Location. Awnings and canopies should be placed at historic architecture of this District. The maximum al- the top of openings, but they should not hide important lowable daylight reflectance of glass used as an exte- architectural details and elements. rior building material should not exceed fifteen (15) per- Residential Buildings. Awnings should not be con- cent. Dark tinted glass is any single pane glass that at tinuous along the entire face of the structure. Place indi- one-quarter-inch (1/4”) thickness has an average day- vidual awnings over single windows or other openings. light transmittance of less than seventy-four (74) per- cent, or any insulated glass with an average daylight Shape. The shape of awnings and canopies should fit transmittance of less than sixty-five (65) percent. the shape of the openings—round or arched awnings over arched openings and rectangular shed awnings over Fences. Fencing materials shall be limited to wood rectangular openings. Odd shapes, bullnose awnings pickets (painted or natural), painted wrought iron, smooth and bubble awnings are inappropriate. to medium coarse stucco over concrete masonry units, clay or concrete brick, and stone. No chain link fencing Operable Awnings. Operable awnings are encouraged, shall be visible from Broadway. but rigid frame awnings also may be used.

SECURITY Materials. Acceptable materials are canvas or woven acrylic over painted steel or anodized aluminum frames. Security bars have become a common method of Shiny vinyl or plastic fabrics are prohibited, as are pre- preventing loss of property. However, inappropriate fabricated metal awnings. Canopies should be con- use of them can detract from property values in an structed of a material consistent with the building’s style.

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Color. The color of awnings and canopies should be Window sash, doors and/or shutters may be painted in compatible with the overall color scheme for the project. a third color. (See the section on “Use of Color” for more information.) Bright Colors. Fluorescent exterior colors are prohib- Lighting. Internally illuminated awnings are prohibited. ited. Extremely bright colors should be used in small amounts and for accent only. An extremely bright or FINISHES fluorescent color is a color defined by the Munsell Book of Color as having a minimum value or eight (8) and a Finishes primarily protect materials from deteriora- minimum chroma of ten (10). tion, but can also add charm and character to a structure and a district. The proper use and mainte- PARKING AREAS nance of finishes is important to the longevity of the building. They should always be of a type and Where off-street composition that are appropriate for the materials parking is neces- to which they will be applied. In fact, inappropriate sary, parking lots finishes can actually harm materials. should be unobtru- sive, attractive and Matte Finish. Simple finishes are preferred and should secure in order to be matte, not polished. preserve and Masonry. Brick and stone should not be painted. enhance the character of the Lap Siding. Lap siding should be finished in a solid Parking areas should be unobtrusive, area. Careful attractive and secure. color. location of off- Stucco. Stucco should be smooth to medium coarse street parking and screening of parking areas from in texture. the street lessen the visual impact of parking. Appearance and Security. To improve the appear- USE OF COLOR ance and comfort of parking areas, planting beds with Color can help to shade trees and lighting should be utilized throughout coordinate facade the parking lot. These features should also be planned elements into an carefully to promote safety and security. Limbs of trees overall composition— over parking areas should provide at least seven (7) feet one that will high- of clearance. Shrubs should be low enough to provide a light features of the sense of security for the user. See the Exterior Lighting facade. Distinctive section for information on parking lot lighting. Colors should reflect the building architectural ele- style and be muted. Parking Lot Screen. When parking can not be placed ments may be ac- to the rear of the main building, the parking areas shall cented with a con- be screened by a three (3) foot high fence set back at trasting color. Any color scheme should be sub- least six (6) feet from the front property line. The re- dued, not garish, and in keeping with the character quired solid fencing should be constructed of brick, and color schemes of nearby structures. stone, wood, stuccoed concrete masonry units or Compatible Colors. Trim colors should be selected wrought iron. All fencing which is visible from a public that are compatible with other, more permanent building area should be architecturally compatible with the pri- materials on the structure, such as brick, stone or mary structure. The area between the fence and prop- stucco. The natural colors of these primary materials erty line must be landscaped. should dominate the color scheme from the street. SCREENING Limit the number of colors used in the color scheme. If the entire wall surface or “body” of the structure is painted, Unattractive features of a building should be one base color should be chosen for the majority of the screened from public view, such as dumpsters, surface. Trim, including horizontal and vertical trim boards, utilities, air conditioner compressors and solar porch framing and columns and window framing, should energy devices. Outdoor dining must have low level be painted in a color that compliments the base shade. screening to protect from wind blown trash, yet

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preserve visibility. (See the “Parking Areas” section for parking lot land- scaping.) Outdoor Dining. Outdoor dining areas must be com- pletely surrounded by “an architecturally compatible” EXTERIOR LIGHTING fence designed to prevent trash from being blown onto adjacent areas. In a front yard, such fencing shall be Suitable lighting for different types of uses is three (3) feet in height. important to the ambiance of a district. In addition, lighting provides safety for vehicular and pedestrian Screening Material. Screening fences must be con- traffic, aids in the prevention of crime and provides structed of brick, stone, decorative concrete masonry a sense of security for users. The type of lighting units, stuccoed concrete masonry units, or metal should be appropriate for the intended use of the (wrought iron, steel or aluminum bars). illumination. Rooftop Equipment. All roof-mounted mechanical Use of Lighting. Lighting may be used to illuminate equipment more than three (3) feet in height should be architectural details, building entries, signage, sidewalks, screened from view from any street. Screening materi- alleys and parking areas. However, lighting should not als must be architecturally compatible with materials dominate a facade or the street. used elsewhere on the structure. Mansard roofs may not be used. Building lighting should be directed away from neighbor- ing residential structures. Lighting fixture lamps should (See the “Parking Areas” section for parking screening.) be shielded to focus light where it is needed. LANDSCAPE AREAS Types of Lighting. Incandescent is “warm” in appear- ance and metal halide is a truly “white” light. Fluores- Landscaping helps to cent lighting and mercury vapor lighting tend to be blue soften the harshness and high pressure sodium lighting is slightly orange. In- of development, and candescent and metal halide lighting yield the most ac- creates attractive curate and attractive colors for people and merchandise areas to view, visit and are therefore preferred in pedestrian and retail ar- and use. Trees and eas. Mercury vapor may be used for security lighting of shrubs help to large parking areas. High pressure sodium should be reduce the amount avoided for area lighting, but may be used to floodlight a of wind and dust in Landscaping softens development building. an area. Landscaping and reduces wind and dust in the is especially impor- area. Building Light Fixtures. Choose fixtures, whether wall- tant for patios, mounted or on poles, that complement the style of the sidewalks and parking areas. structure and the District. Fully recessed downlights, pole lights and gooseneck lights are encouraged since Minimum Required. Landscaping enhances both the these are consistent with the historic character of the pedestrian experience and the historic character of this area. formerly residential neighborhood. The front yard shall be landscaped according to the standards of the CB-1 In the West Broadway District, lighting fixtures should zoning district. be coordinated with plantings, buildings, utilities, and the Broadway Streetscape Plan in terms of their loca- Highlight Architectural Features. Plant materials tion, size and height. should be used to highlight building features. Avoid hid- ing important architectural details and building entrances. Parking Lot Fixtures. Lighting in parking areas should be higher in intensity and height above the ground than Street Trees. Trees located in the parkway shall be that intended solely for pedestrians. Lamp heights should single trunked, a minimum of two and one-half inch be between fifteen (15) and thirty (30) feet, and metal (2 1/2”) caliper, and planted in a manner similar to the halide and mercury vapor lamps are acceptable. diagram in the Appendix. Other Lighting. Landscape and facade lighting is en- Irrigation. An automatic underground irrigation sys- couraged. tem is preferred for all landscaped areas, both on the development tract and in the parkway.

June 1999 DESIGN STANDARDS FOR THE CBD Page 11 CB-1 West Broadway

SIGNAGE ENCROACHMENTS INTO RIGHT-OF-WAY Signage serves two A license must be secured for any use of the public functions—to convey right-of-way. Licenses may be granted for: information and to • Canopies/Awnings attract attention. The • Outdoor dining overall facade composi- • Pedestrian street lights tion, including orna- • Planters mental details, color and materials, should be Trees and other plant materials located in the parkway Signage should respect the considered when architecture, materials and (the area between the property line and the curb) shall determining the loca- colors of the main building. not require a license provided they are shown on an tion, size and character approved site plan. of signage. Sign Design. Consider both pedestrian and vehicular traffic in selecting and designing signage. Signage and the Building. Signage should be low- key in order to avoid competition with the architecture of the structure. Materials and design should be compat- ible with the building’s materials and style. Locate signs so that they emphasize design elements of the facade, but do not obscure architectural details, windows or other significant features. Signs can also reinforce the horizontal lines of moldings and transoms, and accent architectural details when placed appropri- ately. The design and style of both the lettering and sign should complement the style of the building. Signs for multiple businesses in a single building should be designed with similar materials, backs and lettering styles. Materials. Glass, painted wood, painted metal or ar- chitectural decorative metals such as copper, bronze, brass, aluminum or stainless steel are appropriate sign materials. Unfinished, non-decorative materials, includ- ing unpainted wood and highly reflective materials are discouraged. Plastic is only allowed as individual three dimensional letters applied to a sign or building, or where the face of an existing sign is to be replaced with like materials. Sign Lighting. Sign lighting should be indirect, not bright and glaring. Internal illumination of signs is pro- hibited. Neon lighting should be used only in small amounts and where appropriate to the building design. Sign Review. The Urban Design and Historic Preser- vation Commission may determine that there are “unique circumstances” that warrant varying the Design Stan- dards for the Central Business District for signage, and may make recommendations to the Senior Planner for such modification.

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CB-2 Downtown

owntown Lubbock has always been a busi- Buildings shall have a front-facing, clearly defined entry ness and government district containing a in the primary facade, similar to the orientation of his- broad variety of types and styles of develop- toric structures. ment and will continue largely as an office district. Parking Location. Parking on-site in front of buildings The key objective is compatibility of new construc- is undesirable. Where large amounts of off-street park- tion with adjacent buildings and the district’s ing is required in the CB-2 District, it should be placed historic development. adjacent to the alley at the rear of the property, or simi- larly situated on another property in accordance with SITE AND BUILDING ORIENTATION the CB-2 Section of the Zoning Code. The location and orientation of the BUILDING MASS AND SCALE building, entrance, Building mass and parking and scale are affected landscaping on a by such things as lot are important height, width, in retaining the articulation, overall character detailing, setback of an area, regard- Buildings should be located adjacent from property less of whether to the sidewalk with clearly identified lines, materials the project is front-facing entries. used, amount of residential, openings, roof Articulation and detail should blend commercial, form and other with historic buildings, as in this industrial, or mixed use. addition to an existing building. features. New Building Location and Orientation. New buildings in construction the Downtown District should be visually and physically should be similar compatible in their siting and orientation with their neigh- in mass and scale to other structures found in the bors, particularly those that are significant historic struc- district— particularly neighboring historic buildings. tures. Buildings should be set near or on the front prop- Building Height and Width. Structures in the Down- erty line to maintain a consistent “street wall.” town District are usually large—often more than two Buildings should be oriented parallel to the adjacent floors in height—and extend across the width of the lot. streets, not angled. Their facades are generally flat and rectangular in form. New buildings should be developed in a similar manner. Building Entrances. The primary building entrance should be similar in scale to those of neighboring struc- Repeat the historic pattern of building width which has tures. Although a building may be large, entries should been dictated by lot width. If new buildings cover more be scaled to the pedestrian level, thus making the build- than one or two lots, facade elements should reduce ing more appealing and the interior space more inviting.

June 1999 DESIGN STANDARDS FOR THE CBD Page 13 CB-2 Downtown

the visual width of the building. Examples of those ele- PROPORTION AND SHAPE OF ELEMENTS ments that give the impression of multiple structures The proportion and include varying parapet heights, alternating projecting shape of building and recessed sections of wall and window arrangements. elements help to New offices and stores need not match the height of determine how well neighboring structures exactly, but should be similar to a building will adjacent building heights at the street facade. relate to existing developments in Building Articulation. Divide large buildings horizon- the district. Differ- tally and vertically into sections that approximate the ent architectural Windows at grade make a building scale of existing historic structures within the district. styles contain attractive to pedestrians. Typical historic features that reduce the mass of large distinctly different facades include columns or pilasters at regular inter- proportions and shapes. vals, repetitive patterns of openings and horizontal ma- sonry bands at each floor level. These features need not Windows. Historically, urban storefront buildings had be exact reproductions of historic elements nor be tradi- a large amount of window area on the first floor to appeal tional in execution. Contemporary facades can use simi- to pedestrian traffic. First floor facades generally con- lar methods to break up large building faces into smaller sist of between 80 and 90% glass, usually a series of units. large windows extending nearly the width of the build- ing. New and renovated facades should attempt to The size, alignment and repetition of facade elements achieve a similar style and amount of ground floor win- such as windows, window sills, awnings, moldings and dow area. cornices should reflect the district’s historic buildings, especially any neighboring historic structures. Historic upper story windows in urban areas are vertical in form rather than horizontal, have rectangular tops, Building Roofs. Most of the historic commercial struc- and have multi-paned, divided glass. The upper floor win- tures in the downtown area have flat roofs with parapet dows of a street-facing facade are smaller proportionally walls that extend above the roof. This treatment is en- than the first floor windows. couraged for new structures. Exotic Building Styles. Imitation of exotic building A projected cornice at the top of the parapet (a common styles— i.e. Chinese, Polynesian, Alpine, etc.— is pro- historic feature), should be considered in the design of hibited. new buildings. A cornice serves to screen roofs and mechanical equipment and to provide architectural in- terest and historic character. BUILDING MATERIALS Single-slope shed roofs, mansard and vaulted roofs, and Depending on exotic roofs such as onion domes are inappropriate, the type and use since they are styles not common to the architecture of of building downtown Lubbock. materials, a project can complement existing devel- opment or detract from it. Certain materi- Facade materials are mainly brick and als, like brick, stone in the Downtown District. stone and certain types of stucco, require little maintenance, while others require attention to keep the project in a state of good repair. Exterior building materials for new construction should be durable and similar in size, scale, color

Page 14 DESIGN STANDARDS FOR THE CBD June 1999 CB-2 Downtown

and finish to historic materials. Materials should be exposed above the fascia or parapet walls. used in a manner consistent with traditional meth- Fences. Fencing materials shall be limited to wood ods of construction. This is of particular importance pickets (painted or natural), painted wrought iron, smooth in the case of an addition to a historic or significant to medium coarse stucco over concrete masonry units, older structure or a new structure that abuts an clay or concrete brick, and stone. Chain link fences older one. may not be visible from Broadway. Facade Materials. Facade materials for all new build- ings and exterior renovations should include one or more SECURITY of the following materials—unpainted clay or concrete Security bars have become a common method of brick, terra-cotta, natural stone, cast stone, granite, preventing loss of property. However, inappropriate marble, travertine or architectural decorative material use of them can detract from property values in an (such as copper, bronze, anodized aluminum, stainless area and can even discourage customers. steel, porcelain enamel or other similar materials that do not require painting). Security Bars. Measures should be taken so that win- dow and door security bars and shutters do not detract Paneled materials in large sections are out of scale with from the character of the district. Security hardware materials used traditionally, and are inappropriate in this should be compatible with the style of the building. district. Metal siding, plywood or other composite sheet or panel materials may not be used. Wrought iron bars placed over the storefront windows are particularly detrimental to the facade’s appearance In addition, imitation siding comprised of vinyl, alumi- and promote feelings of vulnerability. Wrought iron se- num, steel and other materials, are inconsistent with curity grills are acceptable only if installed on the inte- traditional commercial facades and are not allowed. rior of the glass in this district. Trim Materials. Acceptable trim materials include brick, cast stone, natural stone, ceramic tile, wood, concrete AWNINGS AND CANOPIES or architectural decorative metals. Awnings and canopies Windows and Doors. Windows and doors should be provide shelter from comprised of wood, glass, painted metal, or architec- wind and sun in tural decorative metal appropriate for the style. pedestrian areas, protect interior furnish- Metal or vinyl clad wood windows and clear or unfin- ings and finishes from ished aluminum windows and storm windows must be fading caused by direct finished in a color typical of historic windows or in a sunlight, allow re- color that complements the colors of other finished ma- flected light to enter terials. the interior without Reflective Glass. Mirrored or reflective glass, dark tinted increasing heat load glass and glass block units are inconsistent with the and add architectural historic architecture of this district. The maximum al- interest or historic lowable daylight reflectance of glass used as an exte- ambiance to structures. rior building material should not exceed fifteen (15) per- However, the appropri- Awnings and canopies should be cent. Dark tinted glass is any single pane glass that at ateness of awnings to a appropriate for the style and one-quarter inch (1/4”) thickness has an average day- building’s architectural materials of the main building. light transmittance of less than seventy-four (74) per- style should be consid- cent, or any insulated glass with an average daylight ered before installing them. transmittance of less than sixty-five (65) percent. Location. Awnings and canopies should be placed at Roof Materials. Roofing materials which are visible the top of openings, but they should not hide important from the street are limited to clay, concrete or metal architectural details and elements. tiles, prefinished metal roofing panels in a muted color, or architectural decorative materials. Metal clad roofs Shape. The shape of awnings and canopies should fit that are not architecturally decorative or gravel roofs in the shape of the openings—round or arched awnings excess of a pitch of ½ inch in 12 inches shall not be over arched openings and rectangular shed awnings over

June 1999 DESIGN STANDARDS FOR THE CBD Page 15 CB-2 Downtown

rectangular openings. Odd shapes, bullnose awnings the entire wall surface or “body” of the structure is painted, and bubble awnings are inappropriate. one base color should be chosen for the majority of the surface. Trim, including horizontal and vertical trim boards, Operable Awnings. Operable awnings are encouraged, window framing, porch framing and columns should be but rigid frame awnings also may be considered. painted in a color that complements the base shade. Materials. Acceptable awning materials are canvas or Window sashes, doors and/or shutters may be painted woven acrylic over painted steel or anodized aluminum in a third color. frames. Shiny vinyl or plastic fabrics should be avoided, Bright Colors. Extremely bright or fluorescent exterior as should prefabricated metal awnings. Canopies should colors are discouraged. Bright colors should be used in be constructed of a material consistent with the archi- small amounts, and for accent only. An extremely bright tecture. or fluorescent color is a color defined by the Munsell Color. The color of awnings and canopies should be Book of Color as having a minimum value or eight (8) compatible with the overall color scheme for the project. and a minimum chroma of ten (10). (See the “Use of Color” section for more information.) PARKING AREAS Lighting. Internally illuminated awnings are prohibited. Where off- FINISHES street parking is Finishes primarily protect materials from deteriora- necessary, tion, but can also add charm and character to a parking lots structure and a district. The proper use and mainte- should be nance of finishes is important to the longevity of unobtrusive, the building. They should always be of a type and attractive and composition that are appropriate for the materials secure in to which they will be applied. In fact, inappropriate order to finishes can actually harm materials. preserve and Screening and landscaping make parking Matte Finish. Simple finishes are preferred and should enhance the areas attractive and unobtrusive. be matte, not polished. character of the area. Careful location of off-street parking and Masonry. Brick and stone should not be painted. screening of parking areas from the street lessen Lap Siding. Lap siding should be finished in a solid the visual impact of parking. color—either paint or prefinished. Appearance and Security. To improve the appear- Stucco. Stucco should be smooth to medium coarse ance and comfort of parking areas, planting beds with in texture. shade trees and lighting should be utilized throughout the parking lot. These features should also be planned USE OF COLOR carefully to promote safety and security. Limbs of trees over parking areas should provide at least seven (7) feet Color can help to coordinate facade elements into of clearance. Shrubs should be low enough to provide a an overall composition—one that will highlight sense of security for the user. features of the facade. Distinctive architectural elements may be dramatized with a contrasting Curb Cuts. No new curb cuts are allowed on Broad- color. Any color scheme should be subdued, not way. New access shall be from alleys or side streets. garish, and in keeping with the character and color Parking Lot Screen. When parking can not be placed schemes of nearby structures. to the rear of the main building, the parking areas shall Compatible Trim Color. Trim colors should be se- be screened by a two and one-half foot (2 1/2’) high lected that are compatible with other, more permanent fence set at the property line. The required solid fencing building materials on the structure, such as brick, stone should be constructed of brick, stone, wood, stuccoed or stucco. The natural colors of these primary materials concrete masonry units, or wrought iron. All fencing should dominate the color scheme from the street. which is visible from a public area should be architectur- ally compatible with the primary structure. The area be- Limit the number of colors used in the color scheme. If

Page 16 DESIGN STANDARDS FOR THE CBD June 1999 CB-2 Downtown

tween the fence and property line must be landscaped. LANDSCAPE AREAS See the “Exterior Lighting” section for parking lot light- Landscaping helps to ing information.) soften the harshness of development and creates SCREENING attractive areas to view, visit and use. Trees and Unattractive shrubs help to reduce the features of a amount of wind and dust building, such as in an area. Landscaping is dumpsters, especially important for utilities, air patios, sidewalks and conditioner parking areas. compressors and solar energy Required Landscaping. devices, should Though facades placed di- be screened from rectly on the front property Landscaping can make public view. Outdoor dining should be screened line are encouraged in this pedestrian areas comfortable and make Outdoor dining from adjacent roadways. area, any front yard must be projects attractive. must have low landscaped according to the level screening to protect from wind blown trash, standards of the CB-2 zon- yet preserve visibility. ing district. Outdoor Dining. Outdoor dining areas must be com- Highlight Architectural Features. Plant materials pletely surrounded by “an architecturally compatible” should be used to highlight building features. Avoid hid- fence designed to prevent trash from being blown onto ing important architectural details and building entrances. adjacent areas. In a front yard, such fencing shall be Street Trees. Trees located in the parkway shall be three (3) feet in height. single trunked, a minimum of two and one-half inch Screening Material. Screening fences must be con- (2 1/2”) caliper, and planted in a manner similar to the structed of brick, stone, decorative concrete masonry diagram in the Appendix. units, stuccoed concrete masonry units or metal Irrigation. An automatic under ground irrigation sys- (wrought iron, steel or aluminum bars). tem is preferred for all landscaped areas, both on the Rooftop Equipment. All roof-mounted mechanical development tract and in the parkway. equipment more than three (3) feet in height should be (See the “Parking Areas” section for parking lot land- screened from view from any street. Screening materi- scaping.) als for rooftop equipment must be of a material architec- turally compatible with the materials used elsewhere on EXTERIOR LIGHTING the structure. Suitable lighting for different types of uses is (See the section on Parking Areas for parking screen- important to the ambiance of a district. In addition, ing. ) lighting provides safety for vehicular and pedestrian traffic, aids in the prevention of crime and provides a sense of security for users. The type of lighting should be appropriate for the intended use of the illumination. Use of Lighting. Lighting may be used to illuminate architectural details, building entries, signage, sidewalks, alleys and parking areas. However, lighting should not dominate a facade or the street. Building lighting should be directed away from neighbor- ing residential structures. Lighting fixture lamps should

June 1999 DESIGN STANDARDS FOR THE CBD Page 17 CB-2 Downtown

be shielded to focus light where it is needed. Materials should be compatible with the building’s ma- terials and style. Types of Lighting. Incandescent is “warm” in appear- ance and metal halide is a truly “white” light. Fluores- Locate signs so that they emphasize design elements cent lighting and mercury vapor lighting tend to be blue of the facade, but do not obscure architectural details, and high pressure sodium lighting is slightly orange. In- windows or other significant features. Signs can also candescent and metal halide lighting yield the most ac- reinforce the horizontal lines of moldings and transoms curate and attractive colors for people and merchandise and accent architectural details when placed appropri- and are therefore preferred in pedestrian and retail ar- ately. eas. Mercury vapor may be used for security lighting of The design and style of both the lettering and sign should large parking areas. High pressure sodium should be complement the style of the building. Signs for multiple avoided for area lighting, but may be used to floodlight a businesses on a single building should be designed with building. similar materials, backs and lettering styles. Lighting Fixtures. Choose fixtures, whether wall- Materials. Glass, painted wood, painted metal or ar- mounted or on poles, that complement the style of the chitectural decorative metals such as copper, bronze, structure and the district. Fully recessed downlights, brass, aluminum or stainless steel are appropriate sign pole lights and gooseneck lights are encouraged since materials. Unfinished, non-decorative materials, includ- they are consistent with the historic character of the ing unpainted wood and highly reflective materials, are area. discouraged. Plastic is only allowed as individual three In the Downtown District, lighting fixtures should be co- dimensional letters applied to a sign or building. ordinated with plantings, buildings, utilities, and the Sign Lighting. Sign lighting should be indirect, not Broadway Streetscape Plan in terms of location, size bright and glaring. Internal illumination of signs is pro- and height. hibited. Neon decoration and signs should be used only Parking Lot Fixtures. Lighting in parking areas should in small amounts, and where appropriate to the building be higher in intensity and height above the ground than design. that intended solely for pedestrians. Lamp heights should Sign Review. The Urban Design and Historic Preser- be between fifteen (15) and thirty (30) feet and metal vation Commission may determine that there are “unique halide and mercury vapor lamps are acceptable. circumstances” that warrant varying the Design Stan- Other Lighting. Lighting of facades and landscaping dards for the Central Business District for signage, and is encouraged. may make recommendations to the Senior Planner for such modification. SIGNAGE ENCROACHMENTS INTO RIGHT-OF-WAY Signage serves two func- tions—to convey information A license must be secured for any use of the public and to attract attention. The right-of-way. Licenses may be granted for— overall facade composition, • Pedestrian street lights including ornamental • Projecting wall signs details, color and materials, • Canopies/Awnings should be considered when • Outdoor dining determining the location, • Planters size and character of sig- nage. Trees and other plant materials located in the parkway (the area between the property line and the curb) shall Sign Design. Consider both not require a license provided they are shown on an ap- pedestrian and vehicular traffic Signage should be proved site plan. in selecting and designing appropriate for the signage. architecture of the building. Signage and the Building. Signage should be low-key to avoid competing with the architecture of the structure.

Page 18 DESIGN STANDARDS FOR THE CBD June 1999 CB-3 General CBD

CB-3 General CBD

he General CBD (CB-3) District is located south should be similar in scale to those of neighboring struc- of the Downtown (CB-2) District. This histori- tures. Although a building may be large, entries should Tcally residential area has changed considerably be scaled to the pedestrian level, thus making the build- over the years—evolving into commercial, industrial, ing more appealing and the interior space more inviting. residential, and civic structures. Although the area Buildings shall have a front-facing, clearly defined entry is diverse in character, new buildings in this District in the primary facade, similar to the orientation of his- should respect their surroundings by being visually toric structures. and physically compatible with their neighbors— particularly those that are historic structures. The Parking Location. Parking on-site in front of buildings guidelines for the CB-3 District respect that diversity is generally undesirable. However, it may be acceptable by giving building owners, developers and architects if this feature is consistent with neighboring properties. more freedom in design than other Downtown If a large amount of off-street parking is required, con- districts while trying to maintain the ambiance of sider placing it adjacent to the alley at the rear of the this historic area of the city. property, or on another property according to the stan- dards of the CB-3 Zoning District. SITE AND BUILDING ORIENTATION BUILDING MASS AND SCALE The location and orientation of the Building mass and building, entrance, scale are affected parking and landscap- by such things as ing on a lot are height, width, important in retain- articulation, ing the overall detailing, setback character of an area, from property Front facing buildings with no regardless of whether parking lots in front contribute to lines, materials the project is residen- the area. used, amount of Height, mass, materials and detailing tial, commercial, openings, roof build on the special character of the industrial, or mixed use. form, and other district. features. New Building Location and Orientation. New buildings in construction should be similar in mass and scale to the General CBD District should be visually and physi- other structures found in the district, particularly cally compatible in their siting and orientation with their neighboring historic buildings. neighbors. Building Width. Repeat the historic pattern of building Buildings should be oriented parallel to the adjacent width which has been dictated by lot width. If new build- streets, not angled. ings cover more than one or two lots, facade elements Building Entrances. The primary building entrance should reduce the visual width of the building. Examples

June 1999 DESIGN STANDARDS FOR THE CBD Page 19 CB-3 General CBD

of those elements that give the impression of multiple Exotic Building Styles. Imitation of exotic building structures include varying parapet heights, alternating styles— i.e. Chinese, Polynesian, Alpine, etc.— is pro- projecting and recessed sections of wall and window hibited. arrangements. BUILDING MATERIALS Building Articulation. Divide large buildings horizon- tally and vertically into sections that approximate the Depending on the type scale of existing historic structures within the district. and use of building Typical historic features that reduce the mass of large materials, a project facades include columns or pilasters at regular inter- can complement vals, repetitive patterns of openings and horizontal ma- existing development sonry bands at each floor level. These features need not or detract from it. be exact reproductions of historic elements nor be tradi- Also, certain materials tional in execution. Contemporary facades can use simi- like brick, stone and Building materials are largely lar methods to break up large building faces into smaller certain types of stucco brick and stone. units. require little mainte- nance, while others The size, alignment and repetition of facade elements require of attention to keep the building in good such as windows, window sills, awnings, moldings and repair. cornices should reflect the district’s historic buildings— especially any neighboring historic structures. Exterior building materials for new construction should be similar in size, scale, color and finish to Building Roofs. Single-slope shed roofs, mansard and historic materials. Materials should be used in a vaulted roofs and exotic roofs such as onion domes are manner consistent with traditional methods of inappropriate, as they are styles not common to the construction. This is of particular importance in the architecture of downtown Lubbock. case of an addition to a historic or significant older structure, or a new structure that abuts an older PROPORTION AND SHAPE OF ELEMENTS one. The proportion and Facade Materials. On each wall adjacent to a street, shape of building all new buildings and those proposed for exterior reno- elements help to vation should have an exterior facade that is predomi- determine how nantly masonry (such as brick, stone, stucco, exposed well a building will aggregate, finished concrete or decorative concrete relate to existing block), wood, glass or architectural decorative material developments in (such as copper, bronze, anodized aluminum, stainless the district. Differ- steel, porcelain enamel, natural materials or other simi- ent architectural lar materials that do not require painting). However, vinyl styles contain The proportion and shape of siding is discouraged for potentially historic buildings. distinctly different buildings are important to blending with existing buildings to create a proportions and unified district. Trim Materials. Acceptable trim materials include shapes. brick, cast stone, natural stone, ceramic tile, wood, concrete or architectural decorative metals. Solid to Void Ratios. New construction should ap- proach the same ratio of solid (walls) to void (window Windows and Doors. Windows and doors should be and door openings) as neighboring structures. A great comprised of wood, glass, painted metal, or architec- amount of variation in the characteristic ratio of wall to tural decorative metal appropriate for the style. window and door openings is inappropriate. Metal or vinyl clad wood windows and clear or unfin- Windows. Large storefront windows are inappropriate ished aluminum windows and storm windows should be alongside neighboring buildings with small, vertically finished in a color typical of historic windows or in a shaped single windows. color that complements the colors of other finished ma- terials. Historic upper-story windows are typically vertical in form and have rectangular tops. Roof Materials. Roofing materials which are visible

Page 20 DESIGN STANDARDS FOR THE CBD June 1999 CB-3 General CBD

from the street are limited to wood shingles, prefinished frames. Shiny vinyl or plastic fabrics should be avoided, metal roofing panels in a muted color, clay, concrete or as should prefabricated metal awnings. Canopies should metal tiles or architectural decorative materials. Metal be constructed of a material consistent with the archi- clad roofs that are not architecturally decorative or gravel tecture. roofs in excess of a pitch of ½ inch in 12 inches shall Color. The color of awnings and canopies should be not be exposed above the fascia or parapet walls. compatible with the overall color scheme for the project. (See the “Use of Color” section for more information.) SECURITY Security bars have become a common method of FINISHES preventing loss of property. However, inappropriate Finishes primarily protect materials from deteriora- use of them can detract from property values in an tion, but can also add charm and character to a area and can even discourage customers. structure and a district. The proper use and mainte- Security Bars. Measures should be taken so that win- nance of finishes is important to the longevity of dow and door security bars and shutters do not detract the building. They should always be of a type and from the character of the district. Care should be taken composition that are appropriate for the materials that such security hardware should be compatible with to which they will be applied. In fact, inappropriate the style of the building. finishes can actually harm materials. Matte Finish. Simple finishes are preferred and should AWNINGS AND CANOPIES be matte, not polished. Awnings and cano- Masonry. Brick and stone should not be painted. pies provide shelter from wind and sun in Lap Siding. Lap siding should be finished in a solid pedestrian areas, color—either paint or prefinished. protect interior Stucco. Stucco should be smooth to medium coarse furnishings and in texture. finishes from fading caused by direct USE OF COLOR sunlight, allow Awnings and canopies can serve reflected light to functional purposes as well as Color can help to coordinate facade elements into enter the interior adding style. an overall composition—one that will highlight without increasing features of the facade. Distinctive architectural heat load and add elements may be dramatized with a contrasting architectural interest or historic ambiance to color. Any color scheme should be subdued, not structures. However, the appropriateness of aw- garish, and in keeping with the character and color nings to a building’s architectural style should be schemes of nearby structures. considered before installing them. Compatible Trim Color. Trim colors should be se- Location. Awnings and canopies should be placed at lected that are compatible with other, more permanent the top of openings, but they should not hide important building materials on the structure, such as brick, stone architectural details and elements. or stucco. The natural colors of these primary materials should dominate the color scheme from the street. Shape. The shape of awnings and canopies should fit the shape of the openings—round or arched awnings Limit the number of colors used in the color scheme. If over arched openings and rectangular shed awnings over the entire wall surface or “body” of the structure is painted, rectangular openings. Odd shapes, bullnose awnings one base color should be chosen for the majority of the and bubble awnings are inappropriate. surface. Trim, including horizontal and vertical trim boards, window framing, porch framing and columns, and should Operable Awnings. Operable awnings are encouraged, be painted in a color that complements the base shade. but rigid frame awnings also may be considered. Window sash, doors and/or shutters may be painted in Materials. Acceptable awning materials are canvas or a third color. woven acrylic over painted steel or anodized aluminum Bright Colors. Extremely bright or fluorescent exterior

June 1999 DESIGN STANDARDS FOR THE CBD Page 21 CB-3 General CBD

colors are discouraged. Bright colors should be used in Screening Material. Screening fences must be con- small amounts and for accent only. An extremely bright structed of brick, stone, decorative concrete masonry or fluorescent color is a color defined by the Munsell units, stuccoed concrete masonry units or metal Book of Color as having a minimum value or eight (8) (wrought iron, steel or aluminum bars). and a minimum chroma of ten (10). Rooftop Equipment. All roof mounted mechanical equip- ment more than three (3) feet in height should be PARKING AREAS screened from view from any street. Screening materi- Where off-street als must be architecturally compatible with materials parking is necessary, used elsewhere on the structure. parking lots should (See the “Parking Areas” section for parking screening.) be unobtrusive, attractive and secure LANDSCAPE AREAS in order to preserve and enhance the Landscaping helps to soften character of the area. the harshness of develop- Parking lots can be attractive and Careful location of ment, and creates attractive safe. off-street parking and areas to view, visit and use. screening of parking areas from the street lessen Trees and shrubs help to the visual impact of parking. reduce the amount of wind and dust in an area. Land- Appearance and Security. To improve the appear- scaping is especially ance and comfort of parking areas, planting beds with important for patios, shade trees and lighting should be utilized throughout sidewalks and parking the parking lot. These features should also be planned areas. carefully to promote safety and security. Limbs of trees over parking areas should provide at least seven (7) feet Required Landscaping. of clearance. Shrubs should be low enough to provide a Landscape areas enhance a Landscaping contributes sense of security for the user. building’s facade, as well as to the attractiveness of a the character of the entire dis- Parking Lot Screen. Although not required, consider project and of an area. trict. Front yards must be land- screening off-street parking which is located immedi- scaped according to the CB-3 zoning district standards. ately adjacent to any street by a solid fence two and one-half feet (2 1/2’) in height. Any area between a fence Highlight Architectural Features. Plant materials and the property line should be landscaped. Fencing should be used to highlight building features; however, should be architecturally compatible with the primary avoid hiding important architectural details and building structure. entrances. (See the “Exterior Lighting” section for information on Street Trees. Trees located in the parkway shall be parking lot lighting.) single trunked, a minimum of two and one-half inch (2 1/2”) caliper, and planted in a manner similar to the SCREENING diagram in the Appendix. Unattractive features of a building, such as Irrigation. An automatic under ground irrigation sys- dumpsters, utilities, air conditioner compressors tem is preferred for all landscaped areas, both on the and solar energy devices, should be screened from development tract and in the parkway. public view. Outdoor dining must have low level (See the “Parking Areas” section for landscape treat- screening to protect from wind blown trash, yet ment of parking lots.) preserve visibility. Outdoor Dining. Outdoor dining areas must be com- EXTERIOR LIGHTING pletely surrounded by “an architecturally compatible” Suitable lighting for different types of uses is fence designed to prevent trash from being blown onto important to the ambiance of a district. In addition, adjacent areas. In a front yard, such fencing shall be lighting provides safety for vehicular and pedestrian three (3) feet in height.

Page 22 DESIGN STANDARDS FOR THE CBD June 1999 CB-3 General CBD

traffic, aids in the prevention of crime and provides Signage and the Building. Signage should be low- a sense of security for users. The type of lighting key to avoid compe- should be appropriate for the intended use of the tition with the archi- illumination. tecture of the struc- ture. Materials and Use of Lighting. Lighting may be used to illuminate design should be architectural details, building entries, signage, sidewalks, compatible with the alleys and parking areas. However, lighting should not building’s materials dominate a facade or the street. and style. Building lighting should be directed away from neighbor- Locate signs so that ing residential structures. Lighting fixture lamps should they emphasize de- Signs should primarily identify the be shielded to focus light where it is needed. sign elements of the business Types of Lighting. Incandescent is “warm” in appear- facade, but do not ance and metal halide is a truly “white” light. Fluores- obscure architectural details, windows or other signifi- cent lighting and mercury vapor lighting tend to be blue cant features. Signs can also reinforce the horizontal and high pressure sodium lighting is slightly orange. In- lines of moldings and transoms and accent architec- candescent and metal halide lighting yield the most ac- tural details. curate and attractive colors for people and merchandise The design and style of both the lettering and sign should and are therefore preferred in pedestrian and retail ar- complement the style of the building. Signs for multiple eas. Mercury vapor may be used for security lighting of businesses on a single building should be designed with large parking areas. High pressure sodium should be similar materials, backs and lettering styles. avoided for area lighting, but may be used to floodlight a building. Materials. Glass, painted wood, painted metal or ar- chitectural decorative metals such as copper, bronze, Lighting Fixtures. Choose fixtures, whether wall- brass, aluminum or stainless steel are appropriate sign mounted or on poles, that complement the style of the materials. Unfinished, non-decorative materials, includ- structure and the district. Fully recessed downlights, ing unpainted wood and highly reflective materials, are pole lights and gooseneck lights are encouraged since discouraged. Plastic is not recommended, other than they are consistent with the historic character of the as individual three dimensional letters applied to a sign area. or building or where the face of an existing sign is to be Parking Lot Fixtures. Lighting in parking areas should replaced with like materials. be higher in intensity and height above the ground than Sign Lighting. Sign lighting should be indirect, not that intended solely for pedestrians. Lamp heights should bright and glaring. Internal illumination of signs is dis- be between fifteen (15) and thirty (30) feet, and metal couraged. Neon decoration and signage should be used halide and mercury vapor lamps are acceptable. only in small amounts, and where appropriate to the Lighting of Buildings. When it is desired by the prop- building design. erty owner to light their building, it should be accom- Sign Review. The Urban Design and Historic Preser- plished using a concealed source of lighting which is vation Commission may determine that there are “unique screened from pedestrian areas and any adjacent resi- circumstances” that warrant varying the Design Stan- dential buildings. dards for the Central Business District for signage, and may make recommendations to the Senior Planner for SIGNAGE such modification. Signage serves two functions—to convey informa- tion and to attract attention. The overall facade composition, including ornamental details, color ENCROACHMENTS INTO RIGHT-OF-WAY and materials, should be considered when determin- ing the location, size and character of signage. A license must be secured for any use of the public right-of-way. Licenses may be granted for: Sign Design. Consider both pedestrian and vehicular traffic in selecting and designing signage. • Pedestrian street lights • Projecting wall signs

June 1999 DESIGN STANDARDS FOR THE CBD Page 23 CB-3 General CBD

• Canopies and awnings • Outdoor dining areas • Planters Trees and other plant materials located in the parkway (the area between the property line and the curb) shall not require a license provided they are shown on an ap- proved site plan.

Page 24 DESIGN STANDARDS FOR THE CBD June 1999 CB-4 Depot District

CB-4 Depot District

he CB-4 zoning district, which contains a Building Location and Orientation. New buildings in variety of land uses, comprises the southeast the Depot District should be visually and physically com- Tportion of the downtown area. Included within patible in their siting and orientation with their neigh- its boundary is the Depot District, an entertainment bors, particularly those that are significant historic struc- venue enjoying considerable success with the tures. Buildings should be set near or on the front prop- opening of several restaurants, nightclubs, commer- erty line to maintain a consistent “street wall.” Build- cial businesses, and the reopening of the Cactus ings should be oriented parallel to the adjacent streets, Theater. The most significant structure in this area not angled. is the Ft. Worth and Denver South Plains Railroad Building Entrances. The primary building entrance Depot, now known as the Buddy Holly Center. should be similar in scale to those of neighboring struc- Although this district is diverse in character, new tures. Entries should be scaled to the pedestrian level, buildings in CB-4 should respect their surroundings thus making the building more appealing, and the inte- by being visually and physically compatible with rior space more inviting. their mostly small industrial and commercial Buildings shall have a front-facing, clearly defined entry neighbors, particularly if they are potentially signifi- in the primary facade, similar to the orientation of his- cant structures. The guidelines for CB-4 are intended toric structures. to promote that diversity by giving building owners, developers and architects freedom in design, while Parking Location. Where on-site parking is provided, trying to maintain the ambiance of this historic area it should not be located in front of the principal building. of the city. BUILDING MASS AND SCALE SITE AND BUILDING ORIENTATION Building mass and The location and scale are affected orientation of the by such things as building, entrance, height, width, parking and land- articulation, scaping on a lot are detailing, setback important in retain- from property lines, ing the overall materials used, character of an area, amount of open- A building’s mass and scale can be regardless of ings, roof form and modified using pilasters, parapet whether the project Buildings should be adjacent to the other features. New details and changes in materials. sidewalk with a clearly defined is residential, entry. construction in the commercial, indus- Depot District should be similar in mass and scale trial or mixed use. to other structures found in the district, particularly neighboring historic buildings.

June 1999 DESIGN STANDARDS FOR THE CBD Page 25 CB-4 Depot District

Building Width. Repeat the historic pattern of building prevalent in this district, although upper floor windows width which has been dictated by lot width. If new build- may be much smaller. Small, vertically shaped single ings cover more than one or two lots, facade elements windows, pointed windows, and round windows are in- should reduce the visual width of the building. Examples consistent with the character of these simple structures. of those elements that give the impression of multiple Historic upper-story windows are typically vertical in form structures include varying parapet heights, alternating and have rectangular tops. projecting and recessed sections of wall and window arrangements. Exotic Building Styles. Imitation of exotic building styles— i.e. Chinese, Polynesian, Alpine, etc.— is pro- Building Articulation. Divide large buildings horizon- hibited. tally and vertically into sections that approximate the scale of existing historic structures within the district. BUILDING MATERIALS Typical historic features that reduce the mass of large facades include columns or pilasters at regular inter- Depending on the vals, repetitive patterns of openings and horizontal ma- type and use of sonry bands at each floor level. These features need not building materials, a be exact reproductions of historic elements nor be tradi- project can comple- tional in execution. Contemporary facades can use simi- ment existing devel- lar methods to break up large building faces into smaller opment or detract units. from it. Also, certain materials like brick, The size, alignment and repetition of facade elements stone and certain Facade materials are primarily such as windows, window sills, awnings, moldings and types of stucco brick with some stucco facades. cornices should reflect the District’s historic buildings, require little mainte- especially any neighboring historic structures. nance, while others require attention to keep the Building Height. New buildings need not match the project in a state of good repair. height of neighboring structures exactly, but should be Exterior building materials for new construction similar to adjacent building heights at the street facade. must be durable and similar in size, scale, color and Building Roofs. Roof types in this district are mostly finish to historic materials. Materials should be flat, usually with parapets. For this reason, mansard roofs, used in a manner consistent with traditional meth- A-frame structures and steeply pitched or exotic styled ods of construction. This is of particular importance roofs are inappropriate. in the case of an addition to a historic or significant older structure or a new structure that abuts an PROPORTION AND SHAPE OF ELEMENTS older one. The proportion and shape of Facade Materials. On each wall adjacent to a street, building elements help to all new buildings and those proposed for exterior reno- determine how well a build- vation shall have an exterior facade of not less than sev- ing will relate to existing enty-five (75) percent masonry (such as brick, stone, developments in the District. stucco, exposed aggregate, finished concrete or deco- Different architectural styles rative concrete block), wood, glass or architectural deco- contain distinctly different rative material (such as copper, bronze, anodized alu- proportions and shapes. minum, stainless steel, porcelain enamel, natural ma- terials or other similar materials that do not require paint- Solid to Void Ratios. New con- ing). However, vinyl siding is discouraged for potentially struction should approach the historic buildings. same ratio of solid (walls) to void Articulation to parapets (window and door openings) as contribute to the district. Trim Materials. Acceptable trim materials include brick, neighboring structures. A great cast stone, natural stone, ceramic tile, wood, concrete amount of variation in the characteristic ratio of wall to or architectural decorative metals. window and door openings is inappropriate. Windows and Doors. Windows and doors should be Windows. Large, rectangular storefront windows are comprised of wood, glass, painted metal or architec-

Page 26 DESIGN STANDARDS FOR THE CBD June 1999 CB-4 Depot District

tural decorative metal appropriate for the style. AWNINGS AND CANOPIES Metal or vinyl clad wood windows and clear or unfin- Awnings and ished aluminum windows and storm windows should be canopies provide finished in a color typical of historic windows or in a shelter from wind color that complements the colors of other finished ma- and sun in pedes- terials. Storm windows should be compatible with the trian areas, protect windows they are covering. interior furnish- ings and finishes Reflective Glass. Mirrored or reflective glass, dark tinted from fading caused glass and glass block units are inconsistent with the by direct sunlight, historic architecture of this district. The maximum al- allow reflected Awnings add shelter for pedestrians lowable daylight reflectance of glass used as an exte- and provide an opportunity for light to enter the rior building material should not exceed fifteen (15) per- business identification interior without cent. Dark tinted glass is any single pane glass that at increasing heat one-quarter inch (1/4”) thickness has an average day- load and add architectural interest or historic light transmittance of less than seventy-four (74) per- ambiance to structures. However, the appropriate- cent, or any insulated glass with an average daylight ness of awnings to a building’s architectural style transmittance of less than sixty-five (65) percent. should be considered before installing them. Roof Materials. Roofing materials exposed to view from Location. Awnings and canopies should be placed at the street shall be limited to clay, concrete or metal the top of openings, but they should not hide important tiles; prefinished metal roofing panels in a muted color; architectural details and elements. or architectural decorative materials. Metal clad roofs that are not architecturally decorative or gravel roofs in Shape. The shape of awnings and canopies should fit excess of a pitch of ½ inch in 12 inches shall not be the shape of the openings—round or arched awnings exposed above the fascia or parapet walls. over arched openings and rectangular shed awnings over rectangular openings. Odd shapes, bullnose awnings Fences. Recommended fencing materials are painted and bubble awnings are inappropriate for residential and wrought iron, smooth to medium coarse stucco over historic structures. concrete masonry units, clay or concrete brick, and stone. Operable Awnings. Operable awnings are encouraged, but rigid frame awnings also may be considered. SECURITY Materials. Acceptable awning materials are canvas or Security bars have become a common method of woven acrylic over painted steel or anodized aluminum preventing loss of property. However, inappropriate frames. Shiny vinyl or plastic fabrics should be avoided, use can detract from property values in an area and as should prefabricated metal awnings. Canopies should can even discourage customers. be constructed of a material consistent with the archi- tecture. Security Bars. Measures should be taken so that win- dow and door security bars and shutters do not detract Color. The color of awnings and canopies should be from the character of the district. Security hardware compatible with the overall color scheme for the project. should be compatible with the style of the building. (See the “Use of Color” section for more information.) Lighting. Internally illuminated awnings are discour- aged.

June 1999 DESIGN STANDARDS FOR THE CBD Page 27 CB-4 Depot District

FINISHES PARKING AREAS Finishes primarily protect materials from deteriora- Where off-street parking is tion, but can also add charm and character to a provided, parking lots structure and a district. The proper use and mainte- should be unobtrusive, nance of finishes is important to the longevity of attractive and secure in the building. They should always be of a type and order to preserve and composition that are appropriate for the materials enhance the character of to which they will be applied. In fact, inappropriate the area. Careful location of finishes can actually harm materials. off-street parking and screening of parking areas Matte Finish. Simple finishes are preferred and should from the street lessen the be matte, not polished. visual impact of parking. Masonry. Brick and stone should not be painted. Appearance and Safety. To Lap Siding. Lap siding should be finished in a solid improve the appearance and Trees in a parking lot provide comfort and color. comfort of parking areas, plant- soften the view of cars. ing beds with shade trees and Stucco. Stucco should be smooth to medium coarse lighting should be utilized throughout the parking lot. in texture. These features should also be planned carefully to pro- mote safety and security. Limbs of trees over parking USE OF COLOR areas should provide at least seven (7) feet of clearance. Color can help to coordinate facade elements into Shrubs should be low enough to provide a sense of se- an overall composition—one that will highlight curity for the user. features of the facade. Distinctive architectural Parking Lot Screening. Although not required, con- elements may be dramatized with a contrasting sider screening off-street parking which is located im- color. Any color scheme should be subdued, not mediately adjacent to any street by a solid fence two garish, and in keeping with the character and color and one-half feet (2 1/2’) in height. Fencing should be schemes of nearby structures. architecturally compatible with the primary structure. Compatible Trim Color. Trim colors should be se- (See the “Exterior Lighting” section for parking lot light- lected that are compatible with other, more permanent ing information.) building materials on the structure, such as brick, stone or stucco. The natural colors of these primary materials SCREENING should dominate the color scheme from the street. Unattractive features Limit the number of colors used in the color scheme. If of a building, such as the entire wall surface or “body” of the structure is painted, dumpsters, utilities, only one base color should be chosen for the majority of air conditioner the surface. Trim, including horizontal and vertical trim compressors and boards, window framing, porch framing and columns, solar energy devices, should be painted in a color that complements the base should be screened shade. Window sash, doors and/or shutters may be from public view. painted in a third color. Architecturally compatible Outdoor dining must screening of outdoor dining. Bright Colors. Extremely bright or fluorescent exterior have low level screen- colors are discouraged. Bright colors should be used in ing to protect from small amounts and for accent only. An extremely bright wind blown trash, yet preserve visibility. or fluorescent color is a color defined by the Munsell Outdoor Dining. Outdoor dining areas must be com- Book of Color as having a minimum value or eight (8) pletely surrounded by “an architecturally compatible” and a minimum chroma of ten (10). fence designed to prevent trash from being blown onto adjacent areas. In a front yard, such fencing shall be three (3) feet in height.

Page 28 DESIGN STANDARDS FOR THE CBD June 1999 CB-4 Depot District

Screening Material. Screening fences must be con- EXTERIOR LIGHTING structed of brick, stone, decorative concrete masonry Suitable lighting for units, stuccoed concrete masonry units or metal different types of uses is (wrought iron, steel or aluminum bars). important to the ambi- Rooftop Screening. All roof mounted mechanical equip- ance of a district. In ment more than three (3) feet in height, should be addition, lighting provides screened from view from any street. Screening materi- safety for vehicular and als must be architecturally compatible with the materi- pedestrian traffic, aids in als used elsewhere on the structure. the prevention of crime and provides a sense of (See the “Parking Areas” section for parking lot screen- security for users. The ing.) type of lighting should be LANDSCAPE AREAS appropriate for the intended use of the Landscaping helps to soften illumination. Neon lighting is compatible the harshness of develop- Use of Lighting. Lighting with the Depot District. ment and creates attractive may be used to illuminate ar- areas to view, visit and use. chitectural details, building entries, signage, sidewalks, Trees and shrubs help to alleys and parking areas. However, lighting should not reduce the amount of wind dominate a facade or the street. and dust in an area. Landscaping is especially Building lighting should be directed away from neighbor- Street trees attract important for patios, pedestrians. ing residential structures. Lighting fixture lamps should sidewalks and parking be shielded to focus light where it is needed. areas. Types of Lighting. Incandescent is “warm” in appear- Although landscape areas can dramatically enhance ance and metal halide is a truly “white” light. Fluores- a building’s appearance, this district never had an cent lighting and mercury vapor lighting tend to be blue abundance of plant materials, particularly in front of and high pressure sodium lighting is slightly orange. In- the building line. The focus for landscaping in this candescent and metal halide lighting yield the most ac- district should include parking lots, dining patios curate and attractive colors for people and merchandise and courtyards. In addition, street trees should be and are therefore preferred in pedestrian and retail ar- planted in the public right-of-way along the sidewalk eas. Mercury vapor may be used for security lighting of to provide an attractive pedestrian environment. large parking areas. High pressure sodium should be avoided for area lighting, but may be used to floodlight a Highlight Architectural Features. Plant materials building. should be used to highlight building features. Avoid hid- ing important architectural details and building entrances. Lighting Fixtures. Choose fixtures, whether wall- mounted or on poles, that complement the style of the Street Trees. Trees located in the parkway shall be structure and the District. Fully recessed downlights, single trunked, a minimum of two and one-half inch pole lights and gooseneck lights are encouraged since (2 1/2”) caliper, and planted in a manner similar to the they are consistent with the historic character of the diagram in the Appendix. area. Irrigation. An automatic underground irrigation sys- Parking Lot Fixtures. Lighting in parking areas should tem is preferred for all landscaped areas, both on the be higher in intensity and height above the ground than development tract and in the parkway. that intended solely for pedestrians. In the CB-4 Dis- (See the “Parking Areas” section for landscape treat- trict, parking area lamps should be between fifteen (15) ment of parking lots.) and thirty (30) feet above the ground, and florescent, metal halide and mercury vapor lamps are acceptable. Parking lighting should be compatible in style with pe- destrian area lighting and parking lot landscape design.

June 1999 DESIGN STANDARDS FOR THE CBD Page 29 CB-4 Depot District

Lighting of Buildings. Lighting of buildings and land- appropriate to the building design. scape areas is encouraged. Sign Review. The Urban Design and Historic Preser- vation Commission may determine that there are “unique SIGNAGE circumstances” that warrant varying the Design Stan- In the Depot District, dards for the Central Business District for signage, and signage serves three may make recommendations to the Senior Planner for functions—to convey such modification. information, to attract attention and to add to ENCROACHMENTS INTO RIGHT-OF-WAY the ambiance of the A license must be secured for any use of the public entertainment district. right-of-way. Licenses may be granted for: The overall facade composition, including • Pedestrian street lights ornamental details, • Projecting wall signs color and materials, • Canopies and awnings should be considered • Outdoor dining areas when determining the • Planters location, size and character of signage. Neon signs are compatible with Trees and other plant materials located in the parkway Sign Design. Consider the Depot District. (the area between the property line and the curb), shall both pedestrian and ve- not require a license, provided they are shown on an hicular traffic in selecting approved site plan. and designing signage. Signage and the Building. Signage should comple- ment, rather than compete with the architecture of the structure. Materials and design should be compatible with the building’s materials and style. Locate signs so that they emphasize design elements of the facade, but do not obscure architectural details, windows or other significant features. Signs can also reinforce the horizontal lines of moldings and transoms, and accent architectural details when placed appropri- ately. The design and style of both the lettering and sign should complement the style of the building. Signs for multiple businesses on a single building should be designed with similar materials, backs and lettering styles. Materials. Glass, painted wood, painted metal or ar- chitectural decorative metals such as copper, bronze, brass, aluminum or stainless steel are appropriate sign materials. Unfinished, non-decorative materials, includ- ing unpainted wood and highly reflective materials, are discouraged. Plastic is only allowed as individual three dimensional letters applied to a sign or building. Sign Lighting. Sign lighting should be indirect, not bright and glaring. Internal illumination of signs is dis- couraged. Neon decoration and signage is consistent with the Depot District, but should be used only where

Page 30 DESIGN STANDARDS FOR THE CBD June 1999 APPENDIX

Appendix

COMMUNITY GOALS RELATED TO URBAN DESIGN

STANDARDS FOR THE REPAIR AND REPLACEMENT OF BUILDING MATERIALS AND FEATURES

APPROPRIATE PLANT MATERIALS

PARKWAY PLANTING STANDARD

DEFINITIONS

June 1999 DESIGN STANDARDS FOR THE CBD Page 31 Page 32 DESIGN STANDARDS FOR THE CBD June 1999 Goals

Community Goals Relating to Urban Design

The following are from Goals for Lubbock: A Vision Into The 21st Century, adopted by the Lubbock City Council in 1995 on the recommendation of a 100 mem- ber citizen committee: • Ensure a high quality visual image and compatible land uses for Lubbock through developmental stan- dards and codes enforcement. (Land Use and Ur- ban Design, Goal 1) • Ensure quality urban design. (Land Use and Urban Design, Goal 3) • Promote the preservation and revitalization of older buildings, neighborhoods and commercial areas and the development of vacant land within the current city limits. (Land Use and Urban Design, Goal 4) • Establish a positive identity for downtown Lubbock, including the Central Business District, Broadway Corridor and the Depot District, as the civic, cultural, entertainment, governmental and financial center of the City. (Land Use and Urban Design, Goal 5) • Enhance the visual and architectural character of unique areas of downtown Lubbock by preparing ar- chitectural and landscape design standards that ad- dress restoration, renovation, new construction, traf- fic circulation and pedestrian scale streetscape for each specific area. (Land Use and Urban Design, Objective 5.2) • Recognize, preserve and protect Lubbock’s heritage and historic resources. (Land Use and Urban De- sign, Goal 7) • Revitalize Downtown Lubbock as a focal point for entertainment, arts and business. (Recreation, Parks, Entertainment, Cultural Affairs, Goal 1) • Position the visual and performing arts as a vital part of Lubbock's quality of life, to establish the City as a regional center for the arts. (Recreation, Parks, Entertainment, Cultural Affairs, Goal 6)

June 1999 DESIGN STANDARDS FOR THE CBD Page 33 Page 34 DESIGN STANDARDS FOR THE CBD June 1999 Repair and Replacement

Standards for the Repair and Replacement of Building Materials and Features

When existing buildings are being altered, added to, jectural designs or the availability of different architec- or repaired, the standards set out in this section tural elements from other buildings or structures. should be considered. They include standards established by the Secretary of the Interior for repair EXTERIOR BUILDING FEATURES and replacement of historic building materials and features, but are applicable to most renovation The “CB” districts contain a wealth of architecture re- projects. The word historic, when used in this maining from Lubbock’s early years. Such structures context, does not mean that a building has been are filled with character-defining features that, collec- listed on the National Register of Historic Places or tively, establish a sense of place, a sense of human designated as a Lubbock Historic Landmark. In- scale and add rich detail to the buildings. These ele- stead, it refers to the place of a building in history ments draw pedestrian activity to the street, making it as a product of the time at which it was built. lively and economically viable. Because of these at- tributes, it is crucial that these important architectural GENERAL artifacts be preserved and enhanced. Distinctive stylistic features or examples of skilled crafts- Contemporary Design. Contemporary design for al- manship that characterize a building, structure, object, terations and additions to existing properties will not be or site should be kept, protected, and maintained, where discouraged when such alterations and additions do not possible. The removal or alteration of any historic mate- destroy significant historical, architectural, or cultural rial or significant architectural features that would dimin- material, or when such design is compatible with the ish the overall historic character of the building should size, color, material, and character of the property, neigh- be avoided. borhood, or environment. For example, in the CB-1 district, typical residential fea- New Additions. New additions should be compatible tures that should be preserved include vertically oriented with the main building, but should be recognized as prod- windows, entrances, decorative architectural detailing, ucts of their own time and not hinder the ability to inter- front porches, cornice molding, original glass, and well- pret the design character of the original building. They kept lawns. In other areas, commercial or retail struc- should not compete with the original structure in detail tures have features such as large first floor display win- or size. Whenever possible, new additions or alterations dows; smaller, vertically oriented upper windows; clere- should be done in such a manner that if such additions story or transom windows; kickplates, base, or bulk- or alterations were to be removed in the future, the es- head panels below display windows; original glass; cor- sential form and integrity of the original building, struc- nices; entrances; and sidewalk canopies. ture, object, or site would be unimpaired. The relationship of buildings to each other, setbacks, Deteriorated Features. Wherever possible, deterio- fence patterns, views, driveways and walkways, and rated architectural features, including porches, gutters street trees together create the character of a district or and downspouts, should be repaired rather than replaced. neighborhood as much, and sometimes more, than the In the event replacement is necessary, the new material buildings themselves. The relationship between build- should reflect the material being replaced in composi- ings and landscape features on a site should be an inte- tion, design, color, texture, and other visual qualities. gral part of planning for every work project. Repair or replacement of missing architectural features should be based on accurate duplications of features. Their design should be substantiated by historical, physi- cal, or pictorial evidence rather than be based upon con-

June 1999 DESIGN STANDARDS FOR THE CBD Page 35 Repair and Replacement

Building Site and paint removal, and reapplication of paint or other finish. Identifying, retaining, and preserving features of the site are important in defining a building’s overall historic char- √ Replace extensively deteriorated or missing parts acter. Site features may include circulation systems of repeated entrance and porch features, such as such as walks, paths or parking; vegetation such as balustrades, cornices, entablatures, columns, side- trees, shrubs or herbaceous plant material; furnishings lights, and stairs, when there are surviving prototypes . such as lights, fences or benches; and decorative ele- The new work should match the old in material, ments such as sculpture, statuary or monuments. design, color, and texture. Recommended Treatments for Sites Not Recommended for Entrances and Porches √ Protect and maintain buildings and sites by providing proper drainage to assure that water does X Changing the position, design, and/or proportions not erode foundation walls; drain toward the building; of historic entrances and porches and that are visible or damage or erode the landscape. from public streets and sidewalks. Obscuring features with awnings, coverings or signage. √ Minimize disturbance of terrain around buildings or elsewhere on the site, thus reducing the possibility X Altering entrances and porches which are impor- of destroying or damaging important landscape tant in defining the overall historic character of the features. building so that the character is diminished. √ Preserve important landscape features, including X Removing material that could be repaired or using improper repair techniques. ongoing maintenance of historic plant material. Not Recommended for Sites Windows X Altering buildings and their features or site fea- The character of a building is strongly affected by the tures which are important in defining the overall size, shape, proportion and division of panes in its win- historic character of the property so that the character dows. Trim colors can further accentuate window char- is diminished. acter. X Removing or relocating buildings, landscape Mass-produced windows, mail-order distribution, and features, fencing, or plant material, thus destroying changing architectural styles made it possible to obtain the historic relationship between buildings and the a wide range of window designs and light patterns in landscape. sash. The size, shape and pattern of windows and type of glass contribute greatly to the overall appearance of X Allowing important landscape features to be lost or the building. damaged due to a lack of maintenance. Recommended Treatments for Windows X Using replacement material that does not match the building site feature. √ Retaining historic glass panes, an important Entrances and Porches historic feature, is encouraged in all cases, except where safety glass or wire glass is required by code. Entrances and porches are often the focus of historic Glass used in windows should appear similar to that building, particularly on primary elevations. Along with use historically. Transparent, clear glass is appropri- functional and decorative features such as doors, steps, ate, while opaque, tinted or mirror glass is not appro- balustrades, pilasters, and entablatures, entrances can priate. If replacement is necessary, owners are be extremely important in defining the overall character encouraged to use insulated glass due to its perfor- of a building. mance qualities. Recommended Treatments for Entrances √ Protect and maintain the wood and architectural and Porches metals which comprise the window frame, sash, √ Protect and maintain masonry, wood, and metal muntins, and surrounds through appropriate surface components of entrances and porches through treatments such as cleaning, rust removal, limited appropriate surface treatments such as cleaning, rust paint removal, and reapplication of protective coating

Page 36 DESIGN STANDARDS FOR THE CBD June 1999 Repair and Replacement

systems. Re-caulk and replace or install weather- √ Replacement of extensively deteriorated or stripping to improve thermal efficiency. missing parts of storefronts should match the old in materials, design, color, and texture. √ If necessary, repair window frames and sash by patching, piecing-in, or reinforcing. If replacement of √ Install awnings or canopies in original locations deteriorated or missing parts is required, new work when historic evidence demonstrates that an awning should match old in material, design, color, and or canopy once existed. texture. Not Recommended for Storefronts Not Recommended for Windows X Altering storefronts or their features which are X Altering windows or windows features which are important in defining the overall historic character of important in defining the historic character of the the building so that the character is diminished. building. X Stripping storefronts of historic materials such as X Changing the historic appearance of windows by wood, cast iron, terra cotta, carrara glass, and brick. replacing materials, finishes, or colors which notice- ably change the sash, depth of reveal, and muntin X Installation of awnings or canopies that are configuration; the reflectivity and color of the glazing; different in basic form from the original awnings or or the appearance of the frame. canopies. X Peeling paint, broken glass, stuck sash, and high X Installation of awnings or canopies that cover or air infiltration are no indication that windows are damage important architectural details or elements. beyond repair. Replacing an entire window when limited replacement of deteriorated and missing parts Roofs would repair it is inappropriate. The shape of a roof and the size, color and patterning of the roofing material are important design elements of Storefronts many historic buildings. In addition, a weather tight roof The storefront is usually the most prominent feature of a is essential to the long-term preservation of the entire historic commercial building, playing a crucial role in a structure. Historic roofing reflects the availability of ma- store’s advertising and merchandising strategy—particu- terials, levels of construction technology, weather con- larly for pedestrians. The rest of the building is often ditions, and cost. visually related to the storefront through a unity of form Although wood shingles were the most common roofing and detail. Thus, window patterns on the upper floors, materials in early Lubbock, they were rapidly replaced cornice elements, and other decorative features should by other materials, particularly for commercial structures. be carefully retained. Early Lubbock buildings may include a variety of 20th Early storefronts featured bay windows with multiple century building materials, including clay tile, slate, and panes or lights and small display areas. Recessed en- metal roofing materials such as corrugated metal, gal- trances provided shelter for sidewalk patrons and further vanized metal, tin-plate, copper, lead, and zinc. New enlarged the amount of window display. In the 1920s roofing materials such as built-up roll roofing, and con- and 1930s, aluminum, colored structural glass, stain- crete, asbestos, and asphalt shingles were developed less steel, glass block, neon, and other new materials in the 20th century and are found on many Lubbock were introduced. buildings. Recommended Treatments for Storefronts Recommended Treatments for Roofs √ √ Protect and maintain masonry, wood, and metals Repair damaged or deteriorated roofing, flashing, which comprise storefronts through appropriate sheathing, and framing to insure structural integrity treatments such as cleaning, rust removal, limited and waterproofing. paint removal, and reapplication of paint or finishes. √ Clean gutters and downspouts on a regular basis. √ Repair storefronts by reinforcing the historic √ Where roofs are visible, consider repair and materials and by employing recognized preservation replacement with identical materials, if possible. New methods. materials should match the old in material, design,

June 1999 DESIGN STANDARDS FOR THE CBD Page 37 Repair and Replacement

color, and texture. the gentlest means possible using preferred techniques such as low pressure water and detergents, and using natural bristle brushes. • Carry out masonry surface cleaning tests in Not Recommended for Roofs unobtrusive locations after it has been deter- mined that cleaning is appropriate. X Changing the style, color or construction of an existing, historic roof. Altering a roof may destroy the • Sandblasting and other cleaning methods architectural integrity of a structure. that will damage the historic building materials should not be used. X Changing the profile of an existing parapet. √ X Locating rooftop mechanical and security equip- Repair masonry walls and other masonry features ment in a conspicuous place and in a way that by repointing the mortar joints where there is evidence diminishes the historic character of the building. of deterioration such as disintegrating mortar, cracks in mortar joints, loose bricks, damp walls, or damaged EXTERIOR BUILDING MATERIALS plasterwork. • Remove deteriorated mortar by carefully Masonry hand-raking the joints to avoid damaging the Masonry building materials, including stone, brick, and masonry. terra cotta, are among the more durable materials used • Duplicate old mortar in strength, composi- in construction. The most common masonry used in tion, color and texture. the CB districts is brick. Because of the relatively re- cent construction date of Lubbock’s brick buildings, their • Replicate the old mortar joints in both width brick quality is very high. This is due to the 20th cen- and in profile. tury perfection of the extrusion process, which made √ Repair stucco by removing the damaged material brick modules uniform and durable. The kinds of stone and patching with new stucco that duplicates the old most commonly encountered on historic buildings in- in strength, composition, color, and texture. clude various types of sandstone, limestone, marble, granite, slate and fieldstone. Terra cotta is a kiln-dried √ Cut damaged concrete back to remove the source clay product popular from the late 19th century until the of deterioration. The new patch must be applied 1930s. It was used primarily for trim and details, and carefully so it will bond satisfactorily with, and match, only one Lubbock facade, the Kress Building, is entirely the historic concrete. sheathed in terra cotta. Not Recommended for the Cleaning and Re- Recommended Methods for the Cleaning and pair of Masonry Repair of Masonry X Altering masonry features which are important in √ Protect and maintain masonry by providing proper defining the overall historic character of the building so drainage so that water does not stand on flat, horizon- that the character is diminished. tal surfaces or accumulate in curved decorative X Applying paint, stucco or other coatings to features. masonry that has been historically unpainted or √ While masonry is extremely durable, it is also uncoated. very susceptible to damage by improper maintenance X Removing paint from historically painted masonry. or repair techniques and harsh or abrasive cleaning methods. X Removing sound mortar from sound joints, then repointing the entire building for a uniform appearance. • Seek professional advice before cleaning any masonry material, including mortar. X Repointing with mortar of high portland cement content (unless it is the content of the historic mortar). • Clean masonry only when necessary to halt This can result in damage to the historic material as a deterioration or remove heavy soiling. result of the differing coefficient of expansion and the • Surface cleaning should be undertaken with differing porosity of the material and the mortar.

Page 38 DESIGN STANDARDS FOR THE CBD June 1999 Repair and Replacement

X Repointing with a synthetic caulking compound. or the application of other protective coatings. Use compatible paints following proper surface preparation, X Changing the width or joint profile when repointing. as some latex paints will not bond well to earlier oil- X Removing sound stucco; or repairing with new base paints without an appropriate primer and peeling stucco that is stronger than the historic material or may occur soon after painting. does not convey the same visual appearance. √ Evaluate the condition of the wood to determine X Applying waterproof, water repellent, or non- whether more than protection and maintenance are historic coatings as a substitute for repointing and required, such as repairs or replacement. Always masonry repairs. Coatings are frequently unneces- determine the presence of wood rot and termites or sary, expensive, and may change the appearance of other pests and take appropriate action. Repair wood masonry as well as accelerate its deterioration. features by patching, piecing-in, consolidating, or X Replacing an entire masonry feature such as a otherwise reinforcing the wood using recognized column or stairway when limited replacement of preservation methods. deteriorated and missing parts is appropriate. √ If replacement is necessary, reproduce the X Using replacement material that does not match original element in material, design, color, texture, and the historic masonry feature. detailing. Not Recommended for the Cleaning and Re- Wood and Paint pair of Wood Wood has played a central role in American building X Altering wood features which are important in during every period and in every style, particularly in a defining the overall historic character of the building so region like the South Plains where heavier materials that the character is diminished. made transportation difficult and expensive until the ar- rival of the railroad in 1907. Whether as structural mem- X Replacing historic wood features instead of bers, exterior cladding, roofing, interior finishes, or deco- repairing or replacing only the deteriorated wood. rative features, wood is frequently an essential compo- X Using chemical preservatives such as creosote nent of historic buildings. which, unless they were used historically, can change Because it can be easily shaped, wood is used for ar- the appearance of wood features. chitectural features such as clapboard siding, cornices, X Stripping paint or other coatings to reveal bare brackets, entablatures, shutters, doors and window sash wood, thus exposing historically coated surfaces to and frames, columns, and balustrades. These wooden the effects of accelerated weathering. features, both functional and decorative, are often im- portant in defining the character of the building. X Using destructive paint removal methods such as thermal devices, torches, sandblasting and waterblast- Recommended Methods for the Cleaning and ing which can irreversibly damage historic woodwork. Repair of Wood X Using new colors that are out of character with the √ Preserve and repair wood features that are historic building or district. important in defining the overall historic character of the building. X Using replacement material that does not match the historic wood feature. √ Apply chemical preservatives to wood features such as beam ends that are exposed to decay Metal hazards and are traditionally unpainted. Retain Architectural metal features—such as sheet metal cor- coatings such as paint that help protect the wood from nices, siding, roofs, storefronts, rolled metal doors, win- moisture and ultraviolet light. Inspect painted wood dow sash, entablatures, and hardware—are often deco- surfaces to determine whether repainting is necessary rative and may be important in defining the overall char- or if cleaning is all that is required. acter of historic structures. Metals commonly used in- √ Paint removal should be considered only where clude lead, tin, zinc, copper, bronze, brass, iron, steel, there is paint surface deterioration and as part of an and aluminum. Identification is critical to differentiate overall maintenance program which involves repainting between metals prior to work as each metal has unique

June 1999 DESIGN STANDARDS FOR THE CBD Page 39 Repair and Replacement

properties and requires different treatments. Preserve cleaning when and with methods that are inappropriate architectural metal features such as columns, roofs, for the metal. window hoods, storefronts, and smoke stacks. X Removing the patina of historic metal. X Cleaning soft metals such as lead, tin, copper, Recommended Methods for the Cleaning and and zinc with grit blasting which will abrade the Repair of Metal surface of the metal. √ Use methods appropriate to the particular metal X Removing architectural metals that could be when cleaning architectural metals to remove corro- repaired or using improper repair techniques. sion prior to repainting or applying other appropriate X Using replacement material that does not match protective coatings. Avoid harsh and abrasive cleaning the historic metal feature. methods when removing paint or rust. √ Keep joints soldered or caulked, and maintain SPECIAL REQUIREMENTS protective coatings. Apply appropriate paint or other coating systems after cleaning to decrease the Accessibility Standards material’s corrosion rate. The Americans with Disabilities Act (ADA) mandates that all places of public accommodation be accessible √ Repair architectural metal features by patching, to all users. These standards should not prevent or in- piecing-in, or otherwise reinforcing the metal using hibit compliance with accessibility laws, however, work recognized preservation methods. Replace deterio- on a historic property must be carefully planned and rated metal features with matching elements. If this is undertaken so that it does not result in the loss of char- not feasible, consider a simplified version that ex- acter-defining spaces, features, and finishes. The goal presses the basic lines of the original. Alternative is to provide the highest level of access with the lowest materials may be considered if they convey a texture level of impact. Note that special provisions for historic and finish similar to that of the original metal. buildings exist in the law that allow some alternatives in √ Replace corroded flashing around chimneys, meeting the ADA standards. Consult the Texas Histori- vents, dormers, and other projections. Avoid combin- cal Commission for recommendations. ing metals in roof repairs as this can cause additional Recommended Treatments for Accessibility corrosion. √ Identify the historic building’s character-defining Not Recommended for the Cleaning and Re- spaces, features, and finishes so that accessibility pair of Metal code-required work will not result in their damage or X Altering architectural metal features which are loss. important in defining the overall historic character of √ the building so that the character is diminished. Comply with barrier-free access requirements in such a manner that character-defining spaces, X Changing the type of finish or its historic color or features, and finishes are preserved. accent scheme. √ Find solutions to meet accessibility requirements X Placing incompatible metals together without that minimize the impact on the historic building and providing a reliable separation material. Such incom- its site, such as compatible ramps, paths, and lifts. patibility can result in galvanic corrosion—e.g., copper will corrode cast iron, steel, tin, and aluminum. Not Recommended for Accessibility X Exposing metals which were intended to be X Altering, damaging, or destroying character- protected from the environment. defining features in attempting to comply with accessi- bility requirements. X Applying paint or other coatings to metals such as copper, bronze, or stainless steel that were meant to X Making modifications for accessibility without be exposed. considering the impact on the historic building and its site. X Using cleaning methods which alter or damage the historic color, texture, and finish of the metal, or

Page 40 DESIGN STANDARDS FOR THE CBD June 1999 Repair and Replacement

Energy Efficiency Recommended Treatments for Health and Safety The use of energy conservation methods in building de- sign in encouraged. Prior to retrofitting historic build- √ Identify the historic building’s character-defining ings to make them more energy efficient, identify and spaces, features, and finishes so that code-required evaluate existing historic features to assess their inher- work will not result in their damage or loss. ent energy-conserving potential. These features include √ shutters, transoms, skylights, canopies, porches, and Comply with health and safety codes in such a plantings. manner that character-defining spaces, features, and finishes are preserved. Recommended Treatments for Energy Effi- ciency Not Recommended for Health and Safety √ Storm windows should be installed on the X Altering, damaging, or destroying character- interior of windows so that the exterior appearance is defining spaces, features, and finishes while making unchanged. However, if exterior storm windows must modifications to a building or site to comply with be used, they should complement the sash treatment. safety codes. X Removing unhealthful building materials without √ Energy conservation should be compatible with regard to personal and environmental safety. the historic building. √ Solar collection devices should not alter roof lines, nor should they detract from or obscure distinctive architectural features. Not Recommended for Energy Efficiency X Removing existing window sashes and glass and replacing with windows of a different design, or partially or entirely closed up with solid materials. X Removing historic shading devices rather than keeping them in an operable condition. X Replacing historic multi-paned sash with new thermal sash utilizing false muntins. X Replacing windows or transoms with fixed thermal glazing or permitting windows and transoms to remain inoperable rather than utilizing them for their energy conserving potential. X Installing interior storm windows that allow mois- ture to accumulate and damage the window. X Installing new exterior storm windows which are incongruous with the existing sash in size or color. X Removing plant materials, trees, and landscape features that perform passive solar energy functions.

HEALTH AND SAFETY CONSIDERATIONS Some historic building materials (urea formaldehyde, asbestos, lead paint, etc.) contain toxic substances that are potentially hazardous to building occupants. Fol- lowing careful investigation and analysis, some form of abatement may be required.

June 1999 DESIGN STANDARDS FOR THE CBD Page 41 Page 42 DESIGN STANDARDS FOR THE CBD June 1999 Plant Materials

APPROPRIATE PLANT MATERIALS

The following plant materials are suited to Lubbock’s climate, and shall be used for all planting required by the CB ordinances. Other materials may be used, but must be part of an approved landscape plan.

Trees Shrubs

Carya illinoensis Pecan Abelia grandiflora ‘Edward Goucher’ Abelia

Cercis canadensis Texas Redbud Berberis thunbergii Dwarf Barberry ‘Crimson Pygmy’ Cercocarpus montanus Silverleaf Mountain var. Argenteus Mahogany Buddleia davidii Butterfly Bush

Chilopsis linearis Desert Willow Buxus microphylla asiatica Boxwood

Gleditsia triacanthos Thornless Honey Locust Buxus microphylla japonica Japanese Boxwood

Gleditsia triacanthos Shademaster Cacti Many varieties ‘Shademaster’ Honey Locust Cotoneaster glaucophylius Coteneaster Ilex vomitoria Yaupon Holly Coteneaster horizontalis Rock Coteneaster Lagerstroemia indica Crepe Myrtle Elaeagnus angustifolia Russian Olive Leucophyllum frutescens Texas Sage, Cenizo Euonymus kiautschovica Manhattan Euonymus Magnolia grandiflora Magnolia Fallugia paradoxa Apache Plume ‘Majestic Beauty’ Forsythia intermedia Border Forsythia Malus Flowering Crabapple Hesperaloe parviflora Red Yucca Pistacia chinensis Chinese Pistache Hibiscus syriacus Rose of Sharon, Althaea Prunus caroliniana Carolina Cherry Laurel Ilex cornuta ‘Dwarf Burford’ Dwarf Burford Holly Pyracantha Firebush Ilex vomitoria Yaupon Holly Pyrus Calleryana ‘Bradford’ Bradford Pear Ilex vomitoria ‘Nana’ Dwarf Yaupon Holly Quercus macrocarpa Bur Oak Ilex ‘Nellie R. Stevens’ Nellie Stevens Holly Quercus shumardii Shumard Red Oak Juniperus procumbens ‘Nana’ Procumbent Juniper Quercus texana Texas Red Oak Lagerstromia Crepe Myrtle Quercus virginiana Live Oak Leucophyllum frutescens Texas Sage Ulmus crassifolia Cedar Elm Mahonia aquifolium ‘Compact’ Oregon Grape Ulmus parvifolia Little Leaf or Chinese Elm Nandina domestica Heavenly Bamboo Ulmus parvifolia ‘allee’ Allee Lacebark Elm Photinia frazeri Frazer Photinia Vitex agnus-castus Chaste Tree Raphiolepis indica Indian Hawthorn X-cupressocyparis leyland Leyland Cypress Rosa Rose, many varieties

Evergreen Trees Spirea vanhouttei Spirea Pinus edulis Pinon Pine Taxus media ‘Densiformis’ Dense Yew Pinus eldarica Eldarica Pine

Pinus thunbergiana Japanese Black Pine

Quercus fusiformis Live Oak

June 1999 DESIGN STANDARDS FOR THE CBD Page 43 Plan Plant Materials Plant Materials

Vines

Clematis Clematis

Dolichos lablab Hyacinth Bean

Lonicera sempervirens Coral Honeysuckle

Wisteria macrostachya Texas Wisteria

Ground Covers

Euonymous fortunei Wintercreeper

Euonymous fortunei ‘Colorata’ Purpleleaf Euonymous

Hedera helix English Ivy

Juniperus horizontalis Creeper Juniper

Juniperus horizontalis ‘Blue Rug’ Blue Rug Juniper

Liriope muscari Lilyturf, “Monkeygrass”

Lonicera japonica ‘Hall’s Japanese’ Honeysuckle

Lonicera japonica ‘Purple-leaf’ Purple Honeysuckle

Parthenocisus quinquefolia Virginia Creeper

Vinca major Periwinkle, Vinca

Page 44 DESIGN STANDARDS FOR THE CBD June 1999 Planting Standard

Parkway Planting Standard

The following diagram, produced for the Broadway Streetscape Plan by Schrickel, Rollins and Associates, Inc., is the standard for planting trees in the parkway (the area within the street right-of-way).

June 1999 DESIGN STANDARDS FOR THE CBD Page 45 Planting Standard

Page 46 DESIGN STANDARDS FOR THE CBD June 1999 Definitions

Definitions

Adaptive Use: Converting a building to a use other Preservation: Applying measures to sustain the ex- than that for which it was originally designed. Every isting form, integrity and material of a building or struc- reasonable effort should be made to adapt a property in ture. This treatment requires retention of the greatest a manner that requires minimal alteration of the build- amount of historic fabric, along with the building’s his- ing, structure or site and its environment. Building uses toric form, features and detailing as they have evolved that are closely related to the original or a new use that over time. requires minimal changes to the existing structure are Reconstruction: Reproducing by new construction preferred and should prove to be more cost effective. the exact form and detail of a vanished building, struc- Architectural Decorative Material: Materials ture or object as it appeared at a specific period of time, such as copper, bronze, anodized aluminum, stainless primarily for interpretive purposes. steel, porcelain enamel, natural materials or other simi- Rehabilitation: Returning a property to a state which lar materials that do not require painting. makes a contemporary use possible, while still preserv- Articulation: The treatment of a building or other ing those portions or features of the property which are object such that the parts are highlighted three dimen- significant to its historic, architectural or cultural values. sionally. Typically, walls are stepped back or forward, Rehabilitation may include the adaptive use of the build- windows are inset into the wall, roof lines are changed ing and major or minor additions may also occur. and entries are highlighted. Renovation: Improving by repair. In renovation, the Awning: Any structure attached to the wall of a build- usefulness and appearance of the building is enhanced. ing which was built and designed for the purpose of cos- The basic character and significant details are respected metics or for shading and preserved, but some sympathetic alterations may a window, door or occur. Alterations should be reversible so that future sidewalk. Awnings owners may restore the building to its original design. are not integral to the Restoration: Reproducing the appearance of a build- building, are typically ing exactly as it looked at a particular moment in time; triangular or curved in reproducing a pure style, either interior or exterior. This cross section and process may include removal of later work or the re- are generally com- placement of missing historic features. Use a restora- prised of a metal tion approach for missing details or features of a historic frame and canvas or other fabric. building when the features have been determined to be Canopy: Any structure of a permanent fixed nature particularly significant to the character of the structure attached to or independent of the main structure, built and when the original configuration is accurately and and designed for the purpose of shielding from the ele- adequately documented. ments, or a roof-like structure of a permanent nature which is supported by or projects from the wall of a struc- ture. The typical form of a canopy is flat, and in historic architecture, the outer edges are often suspended by chain, metal cable or columns. Mansard Roof: A mainly stylistic treatment, of French derivation, of the top edge of a building. Contemporary mansard roofs typically screen flat roofs by employing modified treatments of a parapet wall.

June 1999 DESIGN STANDARDS FOR THE CBD Page 47