13th AND BROADWAY SITE DESIGN GUIDELINES

The below requirements are based on the desire to shy away from developments that seem suburban in style, and do not acknowledge/encourage a high amount of pedestrian traffic. This is especially true of the 1301 Broadway (former police station) site, which is in proximity to a significant amount of high-density residential developments (two senior centers, the Boardwalk Apts and the Madison Townhomes) that are within walking distance. The City is also endeavoring to make sure this development is a “signature” development, with higher maintenance requirements, more “name” stores, and services that are currently not readily available in the Midtown and Downtown sections of the City.
The development at the site should be based on the following standards:
1. The primary building on the site should be built between 0-25 feet from the Broadway lot line.

2. The primary building should have entrance(s) along Broadway, preferably at least one main entrance.

3. There is no height limitation for the primary building; but retail/office should be the primary use at the ground floor. There should be no residential use at all on the ground floor.

4. The total building footprint(s) for the development shall cover 40-65% of the total site.

5. The development concept should be for the parcel that formerly housed the police station as well as the right-of-way for 14th Avenue (located between the parcel and the buildings to the south). The concept can also suggest uses and design themes (landscaping, signage, furnishings, etc) for the surrounding sidewalks, public easements and rights-of-way of 13th Avenue, Broadway, 15th Avenue and Massachusetts Street.

6. Offstreet parking should be concentrated in the rear (non-Broadway) frontage; if on-street parking is to be accommodated, the conceptual site plan should indicate where this is suggested to be located.

7. Offstreet parking should cover between 15% and 25% of the site, and show clear pathways for pedestrian circulation from parking to abutting uses (plazas, sidewalks, building(s)).

8. Landscaping, evenly distributed, shall cover a minimum of 7% of the total surface parking area. A minimum of one tree per 7 parking spaces is suggested, and developer is encouraged to use landscaped peninsulas, at regular intervals, to break up long stretches of parking.

9. Any drive-thru uses should be planned as part of the parking lot circulation, accessible from 13th Avenue or Massachusetts Street.

10. The development should contain public space, with vegetation. Options include creating additional landscaped building frontage using the 14th Avenue right-of-way (approx 2500 sq yrds), or creating one or more plazas. Surface parking, and sidewalks 8' or less in width adjacent to existing streets, cannot be counted as part of this public space. This element should have a connection to Broadway and encompass 20-35% of the site.

11. The development should indicate an area - preferably weather-protected - for transit vehicle boarding and alighting (several GPTC routes access this site). This location can be an extension of the development's main structure, part of the open space/plaza requirement, or a separate structure (or set of structures) directly connected to the open space/plaza or the retail development itself. Depending on the footprint of the development, a bus turnout lane should be identified at this location to reduce conflict between thru traffic and awaiting buses. Construction of this element (and the public plaza) can tap into federal transportation dollars ($200,000-400,000) to which the City has access.

12. The development should be accessible for bicycles, including, but not limited to, clearly marked storage areas for bicycles.

13. Primary signage concepts for the development should be provided, and be visually non-obstructive to reduce sight clutter in the area and cater to pedestrians in addition to cars. Large pedestal signs (above 25") are strongly discouraged. Secondary signage should be regulated for type, material and location to likewise reduce visual clutter and maintain the upscale nature of the site.

14. The development site plan should identify tenant waste disposal areas, which should be designed for reduced visibility, using buffers such as landscaping and/or ornamental fencing. Customer waste receptacle locations

15. The development should be targeted for the following types of businesses: full-service restaurants, fast-food restaurants (with seating, and provided adherence to standard #9), service establishments (banks, florists, barber, etc), retail (drug & convenience, clothing stores, book/music stores, etc.) , and office space. Preference will be given to development packages that include more upscale franchise companies.

16. Suggested images for model development types are shown on attached image sheets.



Design Standards for 13th and Broadway Development

Design Standards Examples for 13th and Broadway Development

Conceptual Re-Use Map:

Design Resource: PLANNING FOR A BETTER COMMUNITY LANDSCAPE.