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FINAL documeNt | january, 2015

design guidelinesthe district Columbia, Missouri

January, 2015FINAL DOCUMENT


Winter & Companywww.winterandcompany.netBoulder, cO

The Development Studiowww.development-studio.comMemphis, tN

Design Guidelines Document Team: AckNOwledgeMeNts

the district staff:carrie gartner,Former director

erin Ford,Assistant director

Joshua wright,Marketing coordinator

the district Board of directors:Blake danuserAdam dushofftony grovechristina kelleyMichael Mcclung

tom MendenhallAllan MooreJohn Otttom scwarzdeb sheals

Ben wadeMichael wagnerMarti waigandtskip waltherAndy waters

the district design guidelines committee:scott AtkinsAdam dushoffcarrie gartnerchristina kelley

Paul landtom MendenhallAllan MooreJohn Ott

tom schauweckerdeb shealstimothy teddyskip walther

list OF reFereNced dOcuMeNts:Avenue of the Columns Master Planhttp://www.businessinthedistrict.com/pdf/Avenue_of_the_Columns_Project.pdf

Downtown Columbia Beautification Projecthttp://www.discoverthedistrict.com/pdf/HUBplan.pdf

Downtown Columbia Gateways Projecthttp://discoverthedistrict.com/news/2013/11/gateway-project/

Land Use and Urban Opportunities Studyhttp:/ /d iscoverthedistr ict .com/wp-content/uploads/2013/08/Campus_City_Opportunity_Study.pdf

Urban Design and Planning Charette for Downtown Columbiahttp://www.gocolumbiamo.com/community_development/planning/documents/COMO_FinalReport_DesignCharette.pdf

Unified Development Ordinancehttps://www.municode.com/library/mo/columbia/codes/code_of_ordinances

Zoning Code Updatehttps://www.gocolumbiamo.com/community_development/planning/dev_code_project/index.php

katie essing,current director

http://winterandcompany.net/

http://winterandcompany.net/

http://www.businessinthedistrict.com/pdf/Avenue_of_the_Columns_Project.pdf

http://www.discoverthedistrict.com/pdf/HUBplan.pdf

http://discoverthedistrict.com/news/2013/11/gateway-project/

http://discoverthedistrict.com/wp-content/uploads/2013/08/Campus_City_Opportunity_Study.pdf

http://www.gocolumbiamo.com/community_development/planning/documents/COMO_FinalReport_DesignCharette.pdf


https://www.municode.com/library/mo/columbia/codes/code_of_ordinances

https://www.gocolumbiamo.com/community_development/planning/dev_code_project/index.php


TABLe Of COnTenTSI n T R O D U C T I O n 1

xx VisionxforxthexDistrictx 2

xx AboutxthisxDocumentx 4

xx PurposexofxVoluntaryxDesignxGuidelinesx 4

xx RelatedxPlansx 5

xx UsingxthexDesignxGuidelinesx 9

xx CharacterxAreasx 13

1 - D e S I G n P R I n C I P L e S 1 5xx DesignxPrinciplesx 16

xx DesignxTraditionsx 20

2 - D e S I G n G U I D e L I n e S 2 3xx DesignxGuidelinexCategoriesx 24

xx ReferencingxThexCodex 25

xx NeighborhoodxDesignx 26

xx SitexDesignx 34

xx BuildingxDesignx 48

xx EnergyxEfficiencyxandxPerformancex 62

xx HistoricxPreservationx 70

3 - C h A R A C T e R A R e A S 7 5xx HistoricxUrbanxCorex 78

xx DowntownxNeighborhoodxCenterx 86

xx UniversityxEdgex 94

xx Providencex/xFlatxBranchx 102

xx NorthxVillagexArtsxDistrictx 110

4 - C A S e S T U D I e S 1 1 9xx HistoricxUrbanxCorexCasexStudyx 120

xx DowntownxNeighborhoodxCenterxCasexStudyx 124

xx UniversityxEdgexCasexStudyx 128

xx Providence/FlatxBranchxCasexStudyx 132

xx NorthxVillagexArtsxDistrictxCasexStudyx 136


INTRODUCTION 1


INTRODUCTIONThe District, Downtown Columbia’s Community Improvement District (CID), seeks to provide their members with a document that guides future investment in order to realize the benefits that all enjoy with an enhanced built environment. It establishes a common vision for the area and provides broad design principles for which all new projects should comply. Overall design guidelines provide general rules for new construction projects. They are organized according to various design issues that occur within a range of scales:

• Neighborhood Design (how the project contributes to the larger neighborhood);

• Site Design (how a project is arranged on a site); and • Building Design (guidelines for specific components of a building).

Character areas address specific design principles and guidelines that should be followed in certain areas of The District in order to convey a unique character. Case studies provide examples for how design guidelines may be interpreted in differing project types and locations.

In ThIs ChapTerVision for the District 2

About this Document 4

Purpose of Voluntary Design Guidelines 4

Related Plans 5

Using the Design Guidelines 9

Character Areas 13

the district | design guidelines2


VIsIOn fOr The DIsTrICTThe District is a live/work/play neighborhood that sparks the creative, the eclectic, and the local. We’re a constantly adapting community of people, with tradition blending harmoniously with high tech and the latest trends in fashion, food and the arts. - THE DISTRICT

The District’s design guidelines contribute to this strategic vision by promoting the development of a constantly adapting community that provides opportunities for all to live, work, and share community experiences in one place.

The District is a harmonious blending of local tradition with cutting edge. With a range of living options, office spaces, eclectic shopping, restaurants, nightclubs, parks, and institutional facilities, the District’s various areas thrive on the mix of uses and the walkable, urban development that forms the heart of the city. The District is unique in the sense that people can walk from place to place, dine at an outdoor café, run or bike along a creek, dwell in an old warehouse, or relax on a rooftop. Its historic structures are valued assets, preserved for architectural style, historic associations, and examples of good urban form.

To maintain its urban vibrancy, the built environment of the District is centered on people – not cars. Buildings contribute to the urban fabric by meeting the sidewalk’s edge and inviting the attention of passersby through innovative design, architectural details, windows, and variation in massing. storefronts, architectural screens, and landscaping minimize the visual presence of garages and parking lots. Its public spaces, from its streets and alleys to its parks, plazas, and creek’s edge, cater to the pedestrian’s enjoyment with safe sidewalks, ample landscaping, artwork, resting spots, and places for gathering.

A thriving downtown District that is the heartbeat of the city, built on its unique character and local authenticity, serving residents, workers, students and visitors.

Public spaces, including the creek’s edge with improved landscaping and connectivity, cater to the pedestrian’s enjoyment.

INTRODUCTION 3


Visually, the District conveys a distinct identity, derived from a series of diverse character areas that weave together to create the urban fabric. each is distinct, with its own assets and defining features, yet an overall sense of relatedness knits them together. Citizens enjoy an active downtown district, with a mix of users and populations. Its streets are busy, during the day and into the evening. It is the place of choice to work, live, recreate and learn. It includes residences, vibrant daytime business and enjoyable night-time uses.

a pedestrian-friendly environment exists throughout the area, with attractive streetscapes that are inviting to pedestrians. street edges are defined with buildings that themselves are pedestrian-friendly. historic resources are valued, actively used and new developments are compatible with them, while expressing their own time in the city’s development.

Overall, the District is an active hub, exciting and inviting, for residents, workers, students and visitors. It is creative, eclectic and uniquely Columbia. It’s good to be here!

A pedestr ian- f r iendly env i ronment exists, with attractive streetscapes that are inviting.

A series of diverse sub-areas weave together the urban fabric.

Columbia’s h istor ic st ructures are valued assets and examples of good urban form.

Citizens enjoy an active downtown district, with a diverse mix of uses.



aBOuT ThIs DOCumenTpurpose of Voluntary Design GuidelinesThe design guidelines seek to assist property owners with maintaining and updating their properties within The District in order to create a cohesive and livable place with an attractive pedestrian-oriented environment. They convey a common vision, as established by downtown stakeholders. They also promote preservation of historic, cultural and architectural heritage.

Design guidelines help strengthen the local business environment and enhance property values by improving the quality of the built environment and by making downtown Columbia a more desirable place to live, work and play.

administering the GuidelinesThe guidelines are self-administered, and considered voluntary, however projects will receive peer review from members of The District upon request. a special committee may be established to assist in this process. eventually, there may be opportunities to encourage use of the guidelines as part of an incentive program through local policy initiatives.

Who uses Design Guidelines?property owners in The District seeking to update and improve their properties should consult this document as a way to help implement the common vision for The District.

The guidelines also convey the community’s ambitions for design and serve as an educational tool for those interested in helping to achieve the vision for downtown Columbia and The District.

process of Developing Design GuidelinesThe District - Columbia’s Community Improvement District (CID) created this document. a special CID-created Design Guidelines Committee, which included local business owners and developers, downtown property owners, area residents and the director of Columbia’s Department of Community Development, provided oversight.A workshop was held where members

of The District participated in a hands-on act iv i ty for select ing preferred architectural examples. Participants organized images into character areas and overall architectural treatments, such as appropriate building materials, height, and scale.

INTRODUCTION 5


relaTeD plansnumerous planning documents form a base for these guidelines. They include:

Zoning Code updateThe City is currently updating chapters 25 (subdivision regulations) and 29 (Zoning Ordinance) of the unified Development Ordinance, including the commercial, industrial and residential zones that exist within The District. The new code will promote diverse and inclusive housing options, mixed use zoning districts, infill development, transportation alternatives, and natural resource protection. It will incorporate form-based zoning controls for the downtown area which focus on establishing a pedestrian-friendly environment by addressing the character of the street edge.

Downtown Columbia Gateways projectThe Gateways project seeks to establish a better identity for The District and Downtown Columbia by celebrating the gateways into the city and highlighting Columbia’s unique qualities. new gateway enhancements are envisioned to help further the brand of The District and enhance the civic identity of Columbia. Initial concepts include a new public plaza with interactive sculptures at the intersection of providence and Broadway and internally-lit columns at north, south, east and west locations. This conceptual design phase, completed in 2014, will lead to final design and funding for the construction of the projects.

A new public plaza with interactive sculptures at the intersection of Providence and Broadway is envisioned.

New ga teway enhancemen ts a re envisioned to further the brand of The District and enhance the civic identity of Columbia.

The design guidelines are developed to be compatible with concepts in the new u n i f i e d D e v e l o p m e n t Ordinance. multiple check-ins with the City and the consultant for the code update were held to assure overlap and avoid conflicting concepts.

Relationship between Zoning Code and Design Guidelines



http://discoverthedistrict.com/news/2013/11/gateway-project/



u r b a n D e s i g n & p l a n n i n g C h a re t t e f o r Downtown ColumbiaIn 2010, the City of Columbia and Downtown leadership Council (DlC) initiated an urban design and planning charette which focused on two areas of downtown: the north Village arts District, and the Broadway & providence intersection area. The charette plan calls for: • Increasing residential density with diverse housing options• a new hotel/convention center• more cultural, educational and institutional development• new office space• public realm improvements• promoting appropriately-scaled new development; and• enhancing alternative forms of transportation.

land use and urban Opportunities study (Sasaki Report)In 2006, the City of Columbia partnered with university of missouri-Columbia and stephens College to conduct a planning study to identify existing and potential opportunities for new infill development that could regenerate the area “in between” the campus edges and downtown. seven catalyst projects were identified, including renovation of the missouri Theater (now complete), a new missouri historical society building and concert hall, a hotel-conference center, and streetscape and public parking improvements. In addition, implementation strategies were outlined, which include revising existing zoning to promote mixed use and establish dimensional controls and establishing design guidelines to promote good design.

The Land Use and Urban Opportunities Study identifies opportunities for infill development that could regenerate the area “in between” the campus edges and downtown.

The Providence & Broadway charette plan includes expanding Flat Branch Park, infill development, and making Cherry Street the main pedestrian route connecting Flat Branch with the heart of downtown.

The North Village charette plan includes t ransforming Col lege Avenue into an urban bou levard , emphas iz ing the eastern gateway to downtown, improving 10th Street as a pedestrian connector with an attractive gateway, extending Elm Street and developing the COLT railroad tracks into a trail and artist space.


http://discoverthedistrict.com/wp-content/uploads/2013/08/Campus_City_Opportunity_Study.pdf

INTRODUCTION 7


Downtown Columbia Beautification projectIn 2002, The District (then the City’s special Business District) and the City of Columbia partnered to produce streetscape guidelines for downtown. The project was led by a special committee known as the helping urban Beautification (huB) Coalition. The goals of this project were to:• maintain and improve the economic vitality of downtown through

various beautification projects.• promote a cohesive image of downtown as a welcoming and

exciting place to shop, dine, work and live.• expand the public perception of what constitutes downtown.• Improve the pedestrian-friendly atmosphere of downtown.

The Downtown Columbia Beautification Project provides streetscape guidelines for the downtown area, identifying thoroughfares, pedestrian areas and special project streets.

façade Improvement Design GuidelinesDesign guidelines for facade improvements were established to assist property owners with updating their properties. The guidelines focus on maintaining historic building notions and encourage restoration. The facade Improvement Design Guidelines led to the dis-assembling of the large canopies on Broadway which were installed in 1968.

The Facade Improvement Des ign Gu ide l ines document focuses on maintaining historic building features and encouraging restoration.





avenue of the Columns master planThe avenue of the Columns master plan was created in 2005 to beautify 8th avenue and celebrate its history as the “center of the city.” The unique relationship between Columbia, Boone County and the university of missouri is represented in the columns that exist at either end of 8th avenue, however the street itself could benefit from improvements. The mission statement for the project reads:

“The mission of the Avenue of the Columns Committee is to create a beautiful, historic walkway from Columns to Columns that incorporates landscaping, trees, brickwork stonework, and creative lighting that encourages the development of retail and gathering space wherever possible. The effort should focus on the history of Columbia, especially as it relates to the Town/Gown relationship.”

The Avenue of the Columns Master Plan includes concepts for street improvements along 8th Avenue to celebrate its history as the “center of the city.”

Proposed 8th Avenue st reetscape improvements (plan view.)


INTRODUCTION 9


usInG The DesIGn GuIDelInesOverview of Chapters

C h a p t e r 1 - D e s i g n p r i n C i p l e sThis chapter sets forth fundamental principles for improvements in The District. These are broad statements, focusing on qualitative aspects of design that are relevant to work in the public realm as well as individual sites. They relate to new buildings, and alterations and additions to existing buildings within The District. They serve as an overview of what each new project should achieve.

C h a p t e r 2 - D e s i g n g u i D e l i n e sThis chapter presents the general design guidelines for work throughout the Community Improvement District. They are grouped into four sub-categories:

• neighborhood Design• site Design• Building Design• energy efficiency and performance

C h a p t e r 3 - C h a r a C t e r a r e a sThis chapter describes specific design goals and considerations for each of the distinct design contexts that exist in The District. They provide additional information about how the design principles and guidelines, which are presented in the preceding chapters, are to be applied in each of the character areas.

C h a p t e r 4 - C a s e s t u D i e sThis chapter provides a series of case studies which highlight specific design guidelines and design principles. One prototype is provided per character area in order to fully represent the entire district. These case studies provide a consolidated graphic representation of the information displayed throughout the document.

Design principles serve as an overview of what each new project should achieve.

Design guidel ines are divided into three categories: neighborhood, site and building.

Character areas consider speci f ic design goals for differing contexts within The District.

Case studies highlight specific design guidelines for example development projects.



Illustration of a Typical Design Guideline

s D . 1 p r i m a r y B u i l D i n g e n t r a n C eThe primary entrance of a structure should orient to a major sidewalk, pedestrian way, or plaza. The objective is to provide a sense of connection with the neighborhood, and add “eyes on the street.” In some cases, locating the entrance directly facing the street is preferred, but in some designs, orienting an entrance to a courtyard that is already active and visible from the street will accomplish the same objective.

1.Orient the primary entrance of a building to face a primary street, or an active plaza or pe-destrian way.

a. In some cases, the front door itself may be positioned perpendicular to the street. In this case, the entry should still be clearly defined. This may be achieved by incorporating a porch, stoop, or canopy for residential building types, or a recessed entry, canopy or awning for commercial/mixed-use building types. Similar features that highlight an entrance may also be considered.

b. The primary entrance should orient to a primary street, when feasible; in some cases, it may face a secondary street, when doing so would enhance the character of that street and the primary street is already activated with entrances of other buildings in the area.

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Orient the primary entrance of a building to face a primary street, plaza or pedestrian way.

If the primary entry is perpendicular to the street, the entry should still be clearly defined.

In some designs, orienting an entrance to a courtyard that is already active and visible from the street will accomplish the same objective.

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INTRODUCTION 11


1 l e v e l o f D e s i g nThis numbering system relates to the level of design being addressed. There are three levels of design:• neighborhood Design (nD)• site Design (sD)• Building Design (BD)• energy efficiency and performance (ep)The number following the letters indicates which intent topic is being addressed. In the case of the example, this is the first intent topic in site Design.

i n t e n t t o p i CThis title states the overarching topic being addressed.

i n t e n t s tat e m e n tThe intent statement describes the overall intent of the guidelines that will follow. It provides design direction while allowing flexibility and creativity.

D e s i g n g u i D e l i n eThis statement provides specific information about design direction within the intent topic. The design guidelines are numbered in sequence for each level of design.

s u p p l e m e n ta r y i n f o r m at i o nThis information provides specific interpretations of the design guideline and offers examples of appropriate solutions.

D i a g r a m sIn many cases, diagrams and sketches will be used with overlays of highlighted areas, arrows, lines, and other icons in order to reinforce the intent and clearly explain a guideline.

i m a g e sImages of built projects will be used to supplement the design guidelines and show examples of potential solutions. In some cases, examples of what not to do will also be provided.

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Explanation of Design Guideline Elements

The guidelines are written t o a l l o w f o r c r e a t i v e interpretation and flexibility while meeting the overarching goals of The District. however, in some cases, a particular issue may be highlighted as an example of something that is discouraged. In this case, two (or more) images will be shown. examples o f s o l u t i o n s t h a t a r e encouraged include a green checkmark, and examples that are discouraged include a red “x”.

Encouraged vs. Discouraged Solutions

A l l s i d es o f a b u i l d i ng shou ld include architectural details to avoid presenting a “back side.”

A large expanse of bland wall or garages are inappropriate on any street-oriented facade.



Which Chapters apply?

use this chart to determine which chapters of the design guidelines will apply to a specific project.

1: Design Principles

2: Design Guidelines 3: Character Areas

4: Case StudiesNeighborhood

Design (ND)Site Design (SD)

Building Design (BD)

Energy Efficiency and Performance (EP)

New Building x x x x x x xBuilding Addition x x x x x x xHistoric Property or Historic District

x x x x x x x

Landscape/Site Work

x x x x x x

Public Infrastructure Improvements

x x x x x

Type of Work

Chapters that Apply

INTRODUCTION 13


CharaCTer areasWhile the guidelines in this document apply throughout The District, the degree to which each applies, and the manner in which it is interpreted for a specific project, is influenced by the location of the planned improvements. for purposes of designing in context-appropriate manners, The District is organized into a series of “character areas” which carries with it certain character-based design objectives. These sub-areas are defined by differences in development patterns, building character, and to some extent, use. a specific design character may appear in multiple sub-areas where development patterns and design objectives are similar. for some areas, maintaining established character will be an important objective. for others, the objective may be to establish new character based on best practices in urban design.

The character areas map below illustrates the general locations of The District’s character areas. There are five different character areas. additionally, the Downtown national register historic district is shown with a hatch pattern. This historic context will be important to consider when designing compatible new infill projects. Descriptions of the sub-area contexts and the design considerations related to each one appear in Chapter 3 of this document. an overview of the overarching principles for each character area are compared on the following page.

The character areas, mapped below, are established in order to portray a unique design character that exists or should be re inforced through design guidelines.

The boundary of The District appears in black. note that th is boundary does not exactly coincide with the mixed use-Downtown (m-DT) zone, in that there are also pockets of industrial and residential zoned land.

Character Areas are Not Zoning Districts

Character Areas Map



Character areas Overarching principles

North Village Arts District Historic Urban Core Downtown Neighborhood Center

• promote the area as a unique district focused on the arts and culture.

• Celebrate an industrial past wi th whimsical adapt ive reuse and contemporary new construction.

• stimulate the expansion of creative businesses.

• promote an active, and outdoor-oriented vibe.

• promote a pedestr ian-friendly atmosphere.

• serve as a “good neighbor” to abutting residential areas.

• preserve historic resources.

• reinforce the established urban character of the area.

• promote an active, pedestrian-friendly street level.

• encourage creative, high quality design.

• maintain a sense of visual continuity, while also providing accents to the basic character of the context.


• e n c o u r a g e h i g h -qual i ty, h igher-densi ty development

• Contribute to an urban living lifestyle and neighborly atmosphere.

• provide a coherent sense of identity.

• p rov ide a pedest r ian-friendly environment.

• provide opportunities for outdoor uses that support business activity.


University Edge Providence/Flat Branch• promote a lively and active

neighborhood both day and night.

• Blend a campus atmosphere w i t h a d o w n t o w n atmosphere.

• p rov ide a pedes t r i an-friendly environment.

• Coordinate landscaping and public spaces with a campus context to provide a sense of identity to the area.


• Develop stronger pedestrian-or ien ted f ron tages and more clearly defined street walls along providence and Broadway.

• promote th is a rea as an entrance into downtown.

• Link properties with pedestrian passages.

• Orient to the branch wherever possible, and link properties to the park.


more detailed principles and design guidelines for each character area can be found in Chapter 3. Case studies for each character area can be found in Chapter 4.

1 - Design PrinciPles 15

Final document | january, 2015

1-design principlesEach improvement project within The District’s boundaries in downtown Columbia should help forward the vision outlined in the introduction and also should comply with these fundamental design principles:

P1: Achieve Excellence in DesignP2: Promote CreativityP3: Design with AuthenticityP4: Design with ConsistencyP5: Design for DurabilityP6: Design for SustainabilityP7: Draw Upon Local Design TraditionsP8: Honor the Heritage of the CityP9: Design to be Compatible with Surrounding ContextP10: Enhance the Pedestrian ExperienceP11: Keep the Automobile Subordinate

Each design principle is described in detail on the following pages, along with a lesson on design traditions in downtown Columbia, Missouri.

In ThIs ChapTErDesign Principles 16

Design Traditions 20



DEsIgn prInCIplEsp1: achieve Excellence in DesignEach improvement in The District should express excellence in design, and it should raise the bar for others to follow. This includes using high quality materials and construction methods and paying attention to detail.

p2: promote CreativityInnovation in design is welcomed in The District. Exploring new ways of designing buildings and spaces is appropriate when they contribute to a cohesive urban fabric. This type of creativity should be distinguished from simply being “different.”

p3: Design with authenticityThe District is defined by buildings and places that reflect their own time, including distinct construction techniques as well as style. The result is a sense of authenticity and “timelessness” in building and materials. all new improvements should convey this sense of authenticity.

P1: Achieve Excellence in Design

P2: Promote Creativity P3: Design with Authenticity



p4: Design with ConsistencyBuildings and places in The District that are highly valued are those which have a cohesive quality in their use of materials, organization of functions and overall design concept. Each new project should also embody a single, consistent design concept.

p5: Design for DurabilityThe cherished buildings and spaces in The District are designed for the long term with durable materials. new work should have this same quality.

p6: Design for sustainabilityaspects of cultural, economic and environmental sustainability that relate to urban design and compatibility should be woven into all new improvements.

P4: Design with Consistency

P5: Design for Durability

P6: Design for Sustainability



p7: Draw Upon local Design TraditionsThe District exemplifies a unique character and authenticity, with lessons for new designs. Many buildings share similar features, materials and forms that reflect the city’s design traditions and should be considered as inspiration for new work. This does not mean copying earlier styles, but rather learning from them. see page 20 for more information on this topic.

p8: honor the heritage of the CityBuildings, sites and components of urban infrastructure that have historic significance should be preserved. These resources range from isolated bits of historic paving and individual site features to noteworthy collections of buildings in historic districts. These properties should continue to serve the community while retaining their integrity. new work around these resources should be compatible with them.

P7: Draw Upon Local Design Traditions

P8: Honor the Heritage of the City



p9: Design to be Compatible with surrounding ContextImprovement projects should consider their context. In some areas, that context remains strongly anchored by historic buildings, landscapes and other structures. In other parts of Downtown, the context is more contemporary, with individual historic buildings sometimes appearing as accents. In still other areas, no historic structures exist. In this respect, “designing in context” means helping to achieve the long term goals for each of these areas.

p10: Enhance the pedestrian ExperienceEach improvement project should contribute to a pedestrian-friendly environment. This includes defining street edges with buildings and spaces that are visually interesting and attract pedestrian activity. Buildings that convey a sense of human scale and landscapes that invite walking are keys to successful design in Downtown Columbia. Designing sidewalks and other walkways to accommodate pedestrian traffic is also important. This includes providing sidewalks of sufficient width for circulation and outdoor activities, and installing appropriate landscaping.

p11: Keep the automobile subordinateparking lots and structures should support other functions and not dominate the urban setting. They should be hidden, or at least visually buffered.

P9: Design to be Compatible with Surrounding Context

P10: Enhance the Pedestrian Experience

P11: Keep the Automobile Subordinate



DEsIgn TraDITIonslessons from design traditions are useful in reflecting the basic character and framework of The District. rhythm is created through variation in building heights in addition to the repetition of architectural features. This form resulted in a continuous, varied street frontage, where sets of aligned windows, transoms, and cornices punctuated the built environment. These features serve as inspiration for new, compatible infill. new development can demonstrate a sense of rhythm in a similar way with variations in height within a structure, a consistent pattern of ground level and upper-story windows and through facade details or materials.

T1: Variation of Cornice and overall Building heightshistorically, buildings filled the entire width of their lots, and multiple lots composed the structure of a city block. While the majority of buildings are similar in overall building height, a varied cornice line at the tops of buildings helps animate the block. new buildings should feature varied cornice and building heights along primary block faces to respect this design tradition.

T2: alignment of Buildings at the sidewalk EdgeMost buildings are sited at the sidewalk edge and therefore the building fronts align. This similar alignment of buildings creates a “street wall” which helps to enclose the street.

T1: Variation of Cornice and Overall Buildings Heights

T2: Alignment of Buildings at the Sidewalk Edge


LEGENDT1: Variation of Cornice and Overall Building Heights


T3: Alignment of Facade E l e m e n t s B e t w e e n

T4: Variation of Lot Widths



T3: alignment of Facade Elements Between BuildingsMost buildings share a variety of design features, including the alignment of horizontal moldings and cornices. These help to unify individual blocks, even when building heights and styles vary.

T4: Variation of lot Widths The historic pattern of lot division amongst blocks creates a distinct rhythm along a block face. Even as lots are consolidated to accommodate larger buildings, this historic rhythm should be respected.

T3: Alignment of Facade Elements Between Buildings; T4: Variation of Lot Widths



Design Traditions Case Study: TIGER HOTEL

While the Tiger Hotel is one of the tallest buildings in The District, the context surrounding the hotel responds by stepping up in scale as buildings get closer to the tall building. This transition allows taller buildings to fit into a low-rise context without seeming overwhelming or intruding.

The f i rst two f loors of the Tiger Hotel are composed of human-scaled architectural features which relate to the rest of the historic downtown context.

The Tiger Hotel offers a historic precedent for a context-sensitive approach to constructing taller buildings in The District as it respects the scale of its surroundings.

2 - design guidelines 23


2-design guidelinesThis chapter provides design guidelines for work in The District, downtown Columbia’s Community Improvement District (CID). Investment is encouraged in The District, in a wide range of settings. This includes new buildings, additions to existing ones, landscaping, and other site work, both in the public right-of-way as well as within individual parcels.

Opportunities exist for new infill projects and other improvements that will increase density, strengthen the local tax base, enhance the quality of life, and contribute to a vital Downtown.

At the same time, it is important that each development contributes to an overall sense of continuity and identity in The District as a whole as well as in the individual character areas. Design principles that encourage compatible scale and pedestrian-oriented environments serve as the basis for the guidelines in this chapter.

In ThIs ChApTerDesign Guideline Categories 24

Referencing The Code 25

Neighborhood Design 26

Site Design 34

Building Design 48

Energy Efficiency and Performance 62

Historic Preservation 70



DesIgn guIDelIne CATegOrIesThe guidelines in this chapter are grouped into three major categories of design: (1) neighborhood Design, (2) site Design, and (3) Building Design. A final category, energy efficiency and performance, focuses on sustainable building and site design principles.

1. neighborhood DesignDesign guidelines in this category focus on ways in which individual projects work together to create a vital, functioning neighborhood. Design in the public realm and consideration of how an individual property relates positively to others in the vicinity are important considerations.

2. site DesignDesign guidelines in this category focus on how improvements on an individual property are organized, including the placement and orientation of buildings, the location of service areas, and landscaping. some of these guidelines focus on maintaining a sense of continuity with the neighborhood, while others address making the best use of the property in terms of creating a sense of place and enhancing function for users.

3. Building DesignDesign guidelines in this category address architectural character, scale, materials and details, with a focus on fitting with the design traditions of The District, while also encouraging new, creative approaches.

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2.

3.



referenCIng The CODenote that the unified Development Ordinance provides detailed regulating standards related to many of the issues discussed throughout this chapter. new form-based controls from the Zoning Code update will govern what building form and function can be built in different portions of downtown, how those buildings relate to the street, and where accessory parking areas may be located. In addition to building form controls, the Development Code also provides standards for site design issues such as parking, landscaping and sidewalks. These specific requirements should be followed while respecting the desired character for The District, as outlined in this chapter.

Design standards vs. Design guidelinesDesign standards are prescriptive tools which dictate elements of design, such as building setbacks, height, access and circulation, parking and more. Their compliance is mandatory and they are administered by a city’s planning division. They are usually supplemented with diagrams and charts.

Design guidelines offer interpretive recommendations and examples of design solutions for new developments. They encourage flexibility and are designed to be intuitive and user-friendly. They may be used by property owners when updating or adding onto an existing property, by developers when planning for new construction, or architects when designing a new building. They are usually supplemented with images of existing buildings and places as examples, or with graphic diagrams and models. They are usually administered by an assigned design review committee and are often used in conjunction with a city’s zoning code.

note that Chapter 29 (Zoning Ordinance) and Chapter 25 (subdivision regulations) o f the ex is t ing un i f ied Development Ordinance is being updated to emphasize form-based controls and allow for more flexibility in use. The updated code is scheduled to be complete in late 2015.

Zoning Code Update

Provide vertical articulation in a larger building mass to establish a sense of scale.

Standards dictate elements of design such as building setbacks and height.






neIghBOrhOOD DesIgnBuilding a cohesive, interconnected and pedestrian-friendly public realm is key to achieving a well functioning downtown neighborhood. This section addresses individual project design issues as they relate to the public realm. neighborhood-level design guidelines address a project’s contribution to the public realm, views, pedestrian connections, and streetscapes.

note that the city codes also promote a sense of continuity in design at the neighborhood level, by establishing uniform setback lines and mandating a consistent, pedestrian-friendly character in the design of building walls that abut streets. The guidelines in this section supplement those standards with more detail about how those requirements may be refined.

In addition to the unified Development Ordinance and these design guidelines, the Downtown Columbia Beautification project (2002) sets further specifications for streetscape improvements. These documents are available on The District website and are referenced at the beginning of this document.

Design guidelines in this section are differentiated from other sections with an “nD” in front of the intent

number and topic.

Building a cohesive, interconnected and pedestrian-friendly public realm is key to achieving a well functioning Downtown.

www.discoverthedistrict.com/pdf/HUBplanpdf.



nD.2 The public realmThe public realm of The District should be dynamic, active, inviting and be composed of high-quality materials. Both the public right-of-way conditions and exterior building design impact the function and character of the public realm.

2. Development projects should contribute to the public realm in a positive way.

a. The following urban design solutions can assist in creating a successful public realm:xx Activexstreetxfrontagesxx Pedestrian-orientedxentriesxx Windowsxfacingxthexstreetxx Smallxpublicxspacesxlinkedxtoxthexsidewalkxx Urbanxstreetscapexdesignxandxlandscapingxx Streetxfurniturexx Publicxart

Development projects should contribute to the public realm in a positive way with active street frontages, pedestrian-oriented entries, and small public spaces linked to sidewalks. This example shows a public passage through a residential development.

Pedestrian-oriented entries create a successful public realm.

Small public spaces linked to a sidewalk create a successful public realm.

The public right-of-way conditions and exterior building design impact the function and character of the public realm.



nD.3 Views from the public right-of-WayViews from public rights-of-way to natural features and landmarks should be maintained and taken into account in the designing of sites and buildings. The location of the building on a site, in addition to its scale, height, and massing, can impact views from the adjacent public right-of-way, including streets, sidewalks, intersections, and public spaces. Development projects should try to preserve noteworthy views, such as views to prominent historic university and civic buildings, the iconic columns, and the creek. If a new building will function as a terminating view, it should be designed to provide visual interest.

3. Enhance views from the public way to natural features and historic landmarks when feasible.

a. Strategically locate a building on a site to maintain key views or frame views as perceived from the public right-of-way.

b. Vary a building’s height and massing to provide view corridors to important natural features or landmarks.

4.Buildings that function as a terminating vista, such as at the end of a street, should provide visual interest.

a. Visual interest may be provided through enhanced architectural detailing and treatment, a monument, or public art feature.

Terminating Vistas

Preserve views to prominent historic buildings.

Preserve views to Flat Branch creek.

Jesse Hall is an example of a building that serves as a terminating vista. The columns in front and the dome provide visual interest.

This church’s bell tower serves as a terminating vista to the alley.



nD.4 pedestrian Connectionspedestrian circulation systems provide access to buildings, courtyards, internal paths and plazas. These systems should interconnect and facilitate pedestrian movement. In most cases, these connections will simply involve an extension of the existing sidewalk network. however, in other cases it could also include internal circulation systems within a development. This is especially relevant in large, multifamily residential developments (neighborhood Center,) or clusters of small-scale commercial buildings (providence/flat Branch and north Village.)

5. Connect a new development to established pedes-trian ways.

a. Appropriate pedestrian connections include:xx Sidewalksxx Internalxwalkwaysxandxmid-blockxpassagesxx Multi-usexalleys

b. Appropriate features with which to connect include:xx Plazasxandxcourtyardsxx Otherxbuildings

6. Locate a new walkway to animate The District’s pe-destrian network and its associated outdoor spaces.

a. Direct a walkway through a plaza, courtyard or other outdoor use area to help animate the space.

b. Provide appropriate pedestrian-scaled lighting so the space is inviting at night, as well as during the daytime.

Direct a walkway through a plaza, courtyard or other outdoor use area to help animate the space.

Pedestrian Ways

Mid-block passages may be more appropriate in areas like North Village or Providence/Flat Branch, whereas in the historic urban core, a more continuous street wall is desired.

This walkway is too narrow, not well-lit, and unanimated.

This walkway is well-lit, comfortable for pedestrians, and animated with storefront windows.

This walkway is animated with lush landscaping and pedestrian-oriented lighting.



nD.5 streetscape Designstreetscape improvements enhance sidewalks and help establish neighborhood identity. These improvements should be coordinated, functional, and durable. plant materials should be appropriate to the context as well.

specific design guidelines for public right-of-way features in The District such as street furniture, lighting, signage, sidewalks and landscaping are set forth in the Downtown Columbia Beautification project and shall apply.

note also that the unified Development Ordinance establishes some basic requirements for sidewalk widths, location of trees and other furnishings. As these standards are assigned to individual streets, they also must be taken into consideration. In light of the standards and requirements in these documents, the following guidelines provide general direction for streetscape design.

7. Use a coordinated set of streetscape elements.

a. Consider the design context when determining sidewalk improvements.

b. Consider the area’s anticipated development density when determining sidewalk widths.

St ree t scape e l emen ts shou ld be coordinated.

S t ree t scape e l emen ts shou ld be appropriate for Columbia’s climate.

S t ree t scape e l emen ts shou ld be coordinated, functional, and durable.

Consider the context and anticipated density of an area when determining sidewalk widths.





8. Furnishings should be durable and suitable for out-door conditions and the Columbia climate.

a. Locate furnishings near actively used pedestrian areas, such as major pedestrian routes, building entrances and outdoor gathering places.

b. Locate furnishings so they will not impede the primary pedestrian way.

9. Street lighting should be compatible and pedestrian-scaled.

a. Fixtures should be shielded to minimize light pollution of nighttime skies.

10. Use plant materials that are appropriate to the Co-lumbia region.

a. Use species that are cold hardy and drought tolerant. Native species are preferred.

b. Avoid species that require significant maintenance and care.

c. Choose materials from the lists of recommended plant species contained in the Unified Development Ordinance.

11. Preserve historic streetscape features.

a. This includes curbs, pavers, benches and park structures.b. Preserve existing historic pavers along Cherry Street.

Preserve historic streetscape features.

Locate furnishings near actively used pedestrian areas.

Street lighting should be compatible and pedestrian-scaled.

Refer to the Unified Development Ordinance for standards such as sidewalk widths and location of trees. The Downtown Columbia Beautification Plan offers design guidelines for public right-of-way features within The District.



nD.6 site furnituresite furniture may include benches, chairs, tables, waste receptacles, bike racks and planters, as well as a variety of other furnishings designed for outdoor use. some of these may be located in the public right-of-way, while others will be placed within a property, such as in a plaza or courtyard.

The Downtown Columbia Beautification plan provides specifications for many site furnishings when they are to be located in the public right-of-way, and should be used in those cases. The Avenue of the Columns also has specific guidelines which should be referenced for improvements along 8th street. Other specifications, as prescribed in the unified Development Ordinance, also will influence the design of site furnishings.

12. Select site furniture that is compatible with the spe-cific design context.

a. Use furnishings that have proven durability in the Columbia climate.

b. Site furniture may match that identified for the public right-of-way, or it may be distinguishable as separate from that, while remaining compatible in general character, form and materials.

c. Select designs that will be comfortable to use year-round. Selecting a bench design that drains is an example.

13. A customized design for site furniture is also ap-propriate.

a. This may be an adaptation of standard furnishings that add a distinctive character to a specific site.

b. Pieces that are well-crafted and that reflect skills of local artisans are especially welcomed.

Select site furniture that is compatible with the specific design context.

Use furn ish ings that have proven durability in the Columbia climate.

A customized design for site furniture is also appropriate.

Pieces that are well-crafted and that ref lect sk i l ls of local ar t isans are especially welcomed.

http://http://www.discoverthedistrict.com/pdf/HUBplan.pdf





nD.7 public Artpublic art is highly encouraged as an amenity in The District and as a way of bringing visual interest and special identity to individual sites and character areas. public art has the potential to not only enhance the site where it is located but have a positive impact on the broader neighborhood and community.

A wide range of art mediums, from sculpture to public art and artistic lighting, can be appropriate in The District. public art can occur at a variety of scales, depending upon the specific purpose of the art piece and its particular site and context. for example, while large art pieces can be appropriate in an urban Downtown, smaller pieces can be very effective when they are planned to occur as “surprises,” or “accents” to the public realm.

14. Incorporating public art in a project is encouraged.

a. Public art should be complementary to the primary structure on site and the surrounding context.

b. A public art piece located exterior to a building should be suitable for outdoor display, including its long-term maintenance and conservation requirements.

15.Design public art to be an asset to The District.

a. Public art should help establish landmarks and points of interest in Downtown.

b. Design public art that respects neighborhood identity and reinforces the unique character of The District.

16. Design public art to enhance the overall public realm and pedestrian experience.

a. Where appropriate, use public art to help create or enhance places of community gathering and active public use.

b. Install public art where it can be comfortably experienced by pedestrians.

c. Avoid locations and public art designs that impede pedestrian flow or could endanger the safety of adjacent property, pedestrians, or automobile traffic.

d. Consider a public art location that will frame or enhance an important public view opportunity.

e. Consider using public art strategically to help encourage the use of courtyards, plazas, and other public spaces.

A public art piece located exterior to a building should be suitable for outdoor display, including its long-term maintenance and conservation requirements.

Public art should be an asset to The District.

Use public art to help create or enhance places of community gathering and active public use.



sITe DesIgnThis section addresses site design within an individual parcel. The objective is to promote projects that have a comprehensive approach to the use of land, with a focus on enhancing the street, providing for efficient functional requirements and highlighting high quality and enduring improvements.

This includes considerations of the placement of a building on the site, as well as the basic approach to landscaping and outdoor amenities. Other functional requirements are also addressed. locating automobile access, designing service and loading areas, and treatment of surface parking lots are topics addressed. It also includes design of outdoor amenities, including outdoor dining and general landscapes.

Design guidelines in this section are differentiated from other sections with an “sD” in front of the intent

number and topic.

New atrium and public walkway through bldg.

Facade improvements to “back side” of big box

Existing buildings

Existing Strip Center

New liner building to hold the street corner

New party walls for smaller retailers

Auto/Ped/BikeConnector

Ped/Bike ConnectorSite design should consider the placement of a building on the site, as well as the basic approach to landscaping and outdoor amenities.



sD.1 Auto Access to a siteAutomobiles may need access to a site for services and deliveries, or for parking. This access should be located in the least obtrusive place, while also meeting the necessary functional requirements. The objective is to promote pedestrian safety and activity by minimizing traffic crossing conflicts.

15. Locate vehicle access where conflicts with pedes-trian circulation will be minimized.

a. Provide access from an alley when feasible.b. If an alley access is not feasible, then consider using a

secondary street.c. If necessary, install a service drive, which is located away

from intersections and other areas with high levels of pedestrian traffic.

16. Where a curb cut is to be installed, keep the width to a minimum.

a. Consider using shared driveways between properties to reduce the number of curb cuts.

b. Util ize smaller curb radii to match existing urban intersection context.

Building

Alley

secondary street

surface parking

Locate a parking area to the interior of a site where feasible.

Locate vehicle access where conflicts with pedestr ian circulat ion wi l l be minimized.

Provide access from an alley when feasible.

primary street



sD.2 service Areasservice areas, such as loading docks, dumpsters, and delivery entrances, should be visually unobtrusive and should be integrated with the design of the site and the building. service areas are typically most appropriate Downtown when located to the rear of a building and not visible from the public right-of-way.

17. Minimize the visual impacts of service areas.

a. Orient the service area toward service lanes or alleys and away from major streets.

b. Screen a service area from view with a solid wall, opaque fence or heavy landscaping.

c. Compactors and dumpsters must be screened from view, typically with a wall, fence, or similar durable enclosure.

d. Where a service area must be oriented to the street, screen it with an architectural feature. The design should be in character with the building and provide visual interest at the street level.

18. Position a service area to minimize conflicts with other abutting uses.

a. Service areas should be located away from any abutting residential uses, where possible.

19. Design service drives to be visual assets.

a. Consider using decorative and porous paving materials, and grass strips in driveways. These are especially appropriate in the Downtown Neighborhood Center, Providence/Flat Branch, and North Village Arts District contexts.

b. Util ize smaller curb radii to match existing urban intersection context.

Serv ice a reas a re t yp ica l l y mos t appropriate when located to the rear of a building and not visible from a public right-of-way.

Street

Building

Service Area

Alley

Parking

Build

ing

Build

ing

Orient service areas toward service lanes or alleys and away from major streets.



sD.3 surface parking on sitegenerally, the goal for the majority of The District is to increase the density of development such that most parking will be in structures, either in facilities primarily designed for parking, or in a building in which parking serves other uses on the site. however, in some of the lower density character areas, surface parking will continue to be necessary, and there are existing lots within historic urban Core that may remain as such for the short term.

Where it does occur, the visual impact of surface parking should be minimized. On-site parking should be subordinate to other uses on the site and the street frontage should not appear to be a parking area. Where a portion of a lot will be exposed, it should be buffered with landscaping.

20. Minimize the visual impact of surface parking.

a. Locate a parking area to the interior of a site, behind a building, where feasible.

b. This is especially important on a corner property. This is generally more visible than an interior lot, and it is important to provide a sense of enclosure of the street wall.

21. Site a surface lot so it will minimize gaps in the continuous building wall of a commercial block.

a. Place the parking at the rear of the site, or if this is not feasible, beside the building.

22.Provide a visual buffer where a parking lot abuts a public sidewalk.

a. Note that “buffering” does not mean fully screening the parking, but it does require creating a visual “filter” that softens the view of parked cars.

b. A low wall may be used as a buffer. Its materials should be compatible with those of the building on the site.

c. A planted buffer may also be used, consisting of a combination of trees, shrubs and ground covers.

23. Configure a surface parking lot into interconnected, small modules with landscaping buffers, where feasible.

a. A buffer that separates two parking modules should be a minimum of 8 feet in width.

b. This is not appropriate in the Historic Urban Core context.Configure a surface parking lot into interconnected, small modules with landscaping buffers, where feasible.

p

pp

p

p

Locate a parking area to the interior of a site, behind a building, where feasible.

Provide a visual buffer where a parking lot abuts a public sidewalk.



sD.4 structured parkingstructured parking at the street level should ideally have an active use at the sidewalk edge, especially at corner locations. however, there may be some locations where it would be impractical to require other uses to separate the parking area from the street. On some secondary streets, for example, it may be acceptable to screen parking and not have an active use.

24. When parking in a structure occurs at the street level on a primary street, it should ideally have an active use at the sidewalk edge.

a. On a secondary street, other methods of providing visual interest may be employed. In these locations, use architectural details, public art, wall sculpture or display cases at the street level to provide interest to pedestrians.

25. Parking levels located above grade should be screened.

a. Wrapping the parking with another use is preferred.b. When an active use is not feasible, provide an architectural

screen.c. Screening that reflects window patterns along the street

is encouraged.

26. An architectural screen should be an integral part of the building design.

a. It should be of durable materials and finish and be consistent with the primary building materials.

b. It should include decorative patterns, railings and details to provide visual interest.

c. Complete screening of cars is not required, but it should be sufficient to minimize the visual impacts of autos.

When parking in a structure occurs at the street level on a primary street, it should ideally have an active use at the sidewalk edge.

Architectural Screens

Screening that reflects window patterns along the street is encouraged.

Screening should be made of durable materials.

Complete screening of cars is not required.



27. The massing of a parking structure should appear similar in scale to the other buildings in the area and the building it serves (if attached.)

a. Align horizontal and vertical elements of the structure with adjacent buildings.

b. Use similar materials on the facade of the structure and the building it serves.

28. L o c a t e e n t r a n c e s t o p a r k i n g s t r u c t u r e s o r underground parking where conflicts with pedestrian circulation is minimized.

a. Locate auto entrances on secondary streets.

29. Parking structure entrances should welcome and accommodate pedestrians as well as vehicles.

a. Where feasible, locate pedestrian and automobile entrances in close proximity.

b. Assure parking garage entrances are well-lit and signage is appropriately placed to direct users.

The massing of a structure should appear similar in scale to other buildings in the area. Active uses that “wrap” around a parking structure are encouraged.

Assure parking garage entrances are well-lit and signage is appropriately placed to direct users.



sD.5 landscapingIn general, plant materials that are indigenous or well-acclimated and noninvasive should be used. landscape design within a site should help to establish a sense of visual continuity.

30. Where plant mater ia ls are to be used, employ indigenous species.

a. Drought-tolerant plant species, native to the region and suitable for the climate should be used.

b. Avoid species that require significant maintenance and care.

31. Use a coordinated landscape palette to establish a sense of visual continuity in the design of a site.

a. This applies throughout the property.b. Also consider relating to plant selections already

established on abutting properties.

32. Consider incorporating stormwater management systems as site amenities.

a. See Energy Efficiency and Performance section on page 62 for more information.

Drought-tolerant plant species, native to the region and suitable for the climate should be used.

Use a coordinated landscape palette to establish a sense of visual continuity in the design of a site.



sD.6 fences and WallsThe appropriate use of fencing and walls varies greatly by character area. fences and walls generally define yards in traditional residential settings and screen parking and service areas in the more urban settings.

fencing and walls can also be helpful to property owners seeking greater security and privacy and may be appropriate along the rear and side of lots in some contexts. While fences and walls often serve a utilitarian function, they should also enhance the character of the street and appear to be integral components of site design. Aside from those that may be used to screen trash storage, fences and walls should typically be pedestrian scaled and permit partial views into the property.

33. Design fences and walls to be compatible with the context, the site, and adjacent buildings.

a. Design a fence or wall to be an integral part of the site and serve as an amenity that adds visual interest to the property.

b. Use materials that are both durable and compatible with the primary structure on site.xx Metalxfencesxarexpreferredxinxmostxcases.xx Masonryxwallsxarexpreferredxinxmostxcases.xx Vinyl,xchainxlink,xorxanyxfencexwithxrazorxwirexisxinappropriate.

c. Opaque privacy fences or solid walls are inappropriate along primary street frontages.

d. Landscaping is strongly encouraged along the street-facing side of a wall, where appropriate for the context.

Fences

Design a fence or wall to be an integral part of the site and serve as an amenity that adds visual interest to the property.

Metal fences are preferred in most cases.

Design a fence or wall to serve as an amenity.

Opaque privacy fences or solid walls are inappropriate.



sD.7 exterior Mechanical and electrical equipmentJunction boxes, solar panels, wind turbines, external fire connections and standpipes, utility meters, telecommunication devices, cables, conduits, satellite dishes, hVAC equipment and fans, and other exterior equipment should be concealed from public view to the extent feasible while still meeting their functional requirements. for historic buildings and sites, installing or locating building equipment in a way that damages historic features should be avoided.

34. Minimize the visual impacts of exterior building equ ipment f rom the pub l ic r igh t -o f -way and the surrounding neighborhood.

a. Locate exterior building equipment out of public view when feasible.

b. Screen equipment from view or design it to be visually subordinate to the building.

c. Do not locate exterior building equipment on the façade of a primary elevation when other options exist.

d. When exterior building equipment must be located on a building elevation that is visible from the public right-of-way, screen it from view or design the equipment to be visually subordinate to the building.

e. Use low-profile or screened mechanical units on rooftops.f. Locate utility lines and junction boxes on secondary and

tertiary walls, and group them, when feasible.g. Group lines in conduit, when feasible. h. Paint these elements, to match the existing background

color, when feasible.

Screen equipment from view or design it to be visually subordinate to the building. (This screen uses materials that are similar to the primary building.)

Minimize visual impacts of exterior building equipment from public right-of-way.

So la r pane l s a t back of bui lding on roof.

Locate exterior building equipment out of public view when feasible.



sD.8 Courtyards, plazas and pocket parksCourtyards, plazas and pocket parks provide places for people to gather, engage in activities and enjoy a sense of community, and these are encouraged throughout The District. These places should be planned to activate the street and enhance the pedestrian experience.

The size and location of such an amenity should be sufficient to accommodate the intended uses, and provide a sense of energy. It should not be over-sized, such that the space will appear to be under-utilized.

35. Design a plaza, courtyard or pocket park to be inviting.

a. Orient the space to link with other pedestrian activities, primary circulation paths, views, cultural resources and natural features.

b. Size this space to provide a comfortable scale for pedestrians.

c. Define the space with building fronts that convey a human scale.

d. Locate the space along active pedestrian circulation paths.e. Locating a space at the sidewalk level is preferred; a sunken

or raised courtyard that is substantially separated from the sidewalk is discouraged.

Locate the space along active pedestrian circulation paths and at the sidewalk level.

Define the space with building fronts that convey a human scale.

Design a plaza, courtyard, or pocket park to be inviting.

The size and location of such an amenity should be sufficient to accommodate the intended uses, and provide a sense of energy.



sD.9 Outdoor Dining AreasOutdoor dining areas and sidewalk cafés help animate the public realm and are welcomed throughout The District. An outdoor dining area or sidewalk café typically involves a grouping of tables and/or seating for the purpose of eating, drinking, or social gathering.

Outdoor dining areas are certainly encouraged but they should not block pedestrian traffic or create a public nuisance. When these areas are located on the public sidewalk or within the public right-of-way, additional approvals from the City of Columbia, and other related entities may also be required.

36. Locate an at-grade dining area to accommodate pedestrian traffic along the sidewalk.

a. Placing the dining area immediately adjacent to a building front is preferred, thus maintaining a public walkway along the curb side.

b. Maintain a clear path along the sidewalk for pedestrians; a width of 8 feet for this clear path is recommended, but this may be reduced to 5 feet where no other obstacles in the sidewalk will impede pedestrian traffic.

c. A railing, detectable barrier, or similar edge treatment can be used to define the perimeter of a permanent outdoor dining area.

d. If used, the railing or detectable barrier should be sturdy and of durable materials.

37. Locate a raised dining area (deck or rooftop) to minimize visual impacts on the streetscape.

a. Placing the raised dining area to the side or rear of a property is preferred.

b. Rooftop decks should be set back from the building facade.c. Seating areas are the only function to be allowed near the

front setback line.d. Projecting/cantilevering decks are inappropriate in most

settings. However, they may be allowed on the rear of a building if they do not negatively impact neighboring historic resources.

Placing the dining area immediately adjacent to a building front is preferred, thus maintaining a public walkway along the curb side.

Locate an at-grade dining area to accommodate pedestrian traffic along the sidewalk.

Locate a raised dining area to minimize visual impacts on the streetscape.



38. Design the outdoor dining area to be an asset to The District and appropriate for its site and the surrounding context.

a. Tables and chairs should be high-quality, durable, and designed for outdoor use.

b. Tables, chairs, and other components of the outdoor dining area should not be permanently attached to public infrastructure or the public right-of-way. Approved patio railings may be allowed to be temporarily attached to the surface of the public right-of-way.

c. If the outdoor dining area is located on the public sidewalk or within the public right-of-way, floor coverings or raised platforms may not be used.

d. Avoid stacking tables and chairs on sidewalk when not in use.

The boundary of a patio area may be defined with an awning.

Locate a d in ing area to fac i l i ta te pedestrian flow along the sidewalk.

Design the outdoor dining area to be an asset to The District and appropriate for its site and the surrounding context.

Tables, chairs, and other components of the outdoor dining area should not be permanently attached to public infrastructure or the public right-of-way.

Outdoor Dining Areas

This example does not allow for ample pedestrian movement along the sidewalk.



sD.10 Building setbacks and Build-To linesThe uniform alignment of building fronts along a block helps to define a “street wall,” which provides a sense of enclosure and a comfortable scale for pedestrians. The unified Development Ordinance defines basic “build-to” lines in Downtown. In some cases a range of permitted setbacks may be established in the interest of providing wider sidewalks.

The setbacks and alignment of new buildings should respect the pattern of development that is described for the individual character areas. (see the descriptions in the specific character areas in Chapter 3.) In addition, maintaining an established building front alignment (“build-to”) is particularly important in the historic urban Core character area.

39. In the Historic Urban Core, buildings should align at the inside sidewalk edge.

a. In this context, the established pattern is buildings located at the sidewalk edge, and rarely set back from the street. This pattern should be respected and continued for new construction.

b. A clearly defined street edge, composed of storefronts at the sidewalk, is the preferred pattern.

c. This may be varied at limited extent to allow for expanded outdoor dining, plazas and courtyards, but the predominant line of storefronts should be maintained.

40. In other contexts, such as Downtown Neighborhood Center, North Village Arts District, Providence / Flat Branch, and University Edge, a continuous 10-foot sidewalk is desired and more variation along the street wall is acceptable.

a. In these areas, the context is transitioning from an urban downtown into residential or campus settings. The pattern of a solid “street wall” is less established here.

b. Where allowed per the Unified Development Code, establishing a continuous 10-foot sidewalk is desired.

a. Variation along the street wall could occur for outdoor dining, plazas and courtyards, residential stoops/porches, pedestrian passages, or pedestrian or auto access to a site.

b. This does not preclude alignment of new construction at the sidewalk edge in these contexts.

Some resident ia l uses may desire set backs to allow for stoops or front porches.

Variation in the street wall could allow for expanded outdoor seating areas.

In the Historic Urban Core, buildings should align at the inside sidewalk edge.



sD.11 primary Building entranceThe primary entrance of a structure should orient to a major sidewalk, pedestrian way or plaza. The objective is to provide a sense of connection with the neighborhood, and add “eyes to the street.” In most cases, locating the entrance directly facing the street is preferred, but in some designs, orienting an entrance to a courtyard that is already active and visible from the street will accomplish the same objective.

41. Orient the primary entrance of a building to face a primary street, or an active plaza or pedestrian way.

a. In some cases, the front door itself may be positioned perpendicular to the street. In this case, the entry should still be clearly defined. This may be achieved by:xx incorporatingxaxporch,xstoopxorxcanopyxforxresidentialxbuildingxtypes,xorx

xx axrecessedxentry,xcanopyxorxawningxforxcommercial/mixed-usexbuildingxtypes.

b. The primary entrance should orient to a primary street, when feasible; in some cases, it may face a secondary street, when doing so would enhance the character of that street and the primary street is already activated with entrances of other buildings in the area.

42.Corner buildings have at least two facades visibly exposed to the street and should be designed to respond to their more prominent locations.

a. A building at a corner may face either or both streets and may be at an angle.

43. Design the main entrance to a building to be clearly identifiable.

a. Provide a sheltering element such as a canopy, awning, arcade or portico to signify the primary entrance to a building.

b. Use variation in building mass and height to pronounce a main entrance.

A building at a corner may face either, or both streets and may be at an angle.

Or ient the pr imary ent rance of a building to face a primary street, an active plaza or pedestrian way.

Design the main entrance to be clearly identifiable.



BuIlDIng DesIgnThis section addresses overall building design for new construction or additions in The District. The objective is to promote innovative designs that enhance the experience of The District. While high quality and innovative designs are preferred, they should not appear out of scale or context to surrounding buildings. Buildings with active ground floor uses, or that are designed to enhance the pedestrian experience, are especially welcomed.

Building design addresses the visual and functional character of new buildings, including their relationship to surrounding development. Key design topics which are addressed include: character, height, scale, and materials. Building lighting and street level interest are also addressed, which relate to providing a pedestrian-friendly environment through building design.

Design guidelines in this section are differentiated from other sections with an “BD” in front of the intent number and topic.

The objective is to promote innovative designs that enhance the experience of The District.



BD.1 Architectural CharacterA building should reflect the character of The District and respect the key features that are defined as being desirable for its specific design context.

44. Innovative new designs are preferred.

a. New designs should be compatible with traditional architecture in The District, but need not copy older styles.

b. New designs that draw upon the more fundamental characteristics of The District and of the specific design contexts are preferred.

c. New design should appear “of their time” and not try to replicate older styles.

[pictures to be inserted...forthcoming]

A building should reflect the character of The District and respect the key features that are defined as being desirable for its specific design context.

New designs should be compatible with traditional architecture, but need not copy older styles.

New designs should appear “of their time.”



45. Design a new building to reflect the key features of its design context.

a. Compatibility with the context should be a primary consideration for a new building.

b. In those design contexts with a high concentration of traditional buildings, relating to them is especially important. (See Chapter 3.)xx ThisxincludesxthexHistoricxUrbanxCore,xUniversityxEdge,xandxportionsxofxthexDowntownxNeighborhoodxCenter.

c. In other areas with emerging new character, the design objectives described for the specific character area (Chapter 3) should be respected.xx ThisxincludesxNorthxVillagexArtsxDistrict,xProvidence/FlatxBranch,xandxportionsxofxthexDowntownxNeighborhoodxCenter.

d. A standard design employed by a commercial chain or franchise, which appears “generic” and not specifically designed for downtown Columbia, is inappropriate.

46. Establ ish a sense of “relatedness” in bui ld ing designs.

a. Features that convey a sense of relatedness include similar materials, the horizontal alignment of moldings and other wall features, and similar setbacks. These and other design variables are addressed in the subsequent guidelines.

b. In some cases, a more “iconic” building may be appropriate, especially for a civic or institutional facility, and at signature sites located at entry points into The District and Downtown.

Design a building to reflect the key features of its design context.

In those design contexts with a high concentration of traditional buildings, relating to them is especially important.

In some cases, a more “iconic” building may be appropriate, and at signature sites located at entry points into The District and Downtown. The Broadway is an example of an iconic building in an important location.



While overall building heights may vary along a block, a similarity in height should be perceived at the street level.

BD.2 Building heightThe variety in building heights that exists in The District helps to define the character of the area. new development should continue Downtown’s tradition of height variation, expressing and supporting human scale and architectural diversity in the area.

47. Provide variation in building height in a large project.

a. This is especially relevant for a high rise building that would occupy at least a quarter of a block in The District.

48. Design floor to floor heights to establish a sense of scale and reflect Columbia traditions.

a. While overall building heights may vary along a block, a similarity in height should be perceived at the street level.

b. The first floor height should be taller than any upper floors and should appear similar in dimension to those seen traditionally. (See the city codes for minimum floor heights.)

New development should continue D o w n t o w n ’s t r a d i t i o n o f h e i g h t variation.



49. Position the taller portion of a structure away from neighboring buildings of lower scale or other sensitive edges.

a. Where permitted by the base zoning, towers and other taller structures should be located to minimize looming effects and shading of lower-scaled neighbors.

b. A new building should step down toward lower-scaled neighbors, especially when adjacent to historic properties and edges of historic districts.

Where permitted by the base zoning, towers and other ta l ler structures should be located to minimize looming effects and shading of lower-scaled neighbors.

A new building should step down toward lower-scaled neighbors, especially when adjacent to historic properties and edges of historic districts.

Position the taller portion of a structure away from neighboring buildings of lower scale or other sensitive edges.



BD.3 Building scaleA new building should convey a sense of human scale. This can be achieved when one can reasonably interpret the size of a building by comparing features of its design to comparable elements in one’s experience. generally, a building’s mass, height and articulation define human scale in a building. for example, if a building has a large expanse of blank wall space or towers above the street without varied massing, it might seem overwhelming to a pedestrian. using materials in smaller unit sizes, articulating walls with architectural details, and including windows are examples of ways to achieve a sense of human scale.

50. Establish a sense of human scale in a building design.

a. Use vertical and horizontal articulation design techniques to reduce the apparent scale of a larger building mass and to create visual interest. (See also the guidelines that follow for more about articulation techniques.)

b. Use materials that convey scale in their proportion, detail and form. For example, materials applied in units, panels or modules help to convey a sense of scale.

c. Incorporate a base, middle and cap into the building design where this is established along the street wall.

51. Provide horizontal expression at lower floor heights to establish a sense of scale.

a. Use moldings, a change in material, or an offset in the wall plane to define the scale of lower floors in relation to the street.

b. Align the features with similar ones along the street, where a distinct alignment pattern exists.

Establish a sense of human scale in a building design.

Use moldings, a change in material, or an offset in the wall plane to define the scale of lower floors in relation to the street.

Incorporate a base, middle and cap into the building design where this is established along the street wall.

Incorporate a base, middle and cap into building design.



52. Provide vertical articulation in a larger building mass to establish a sense of scale.

a. Use moldings, columns, a change in material or an offset in the wall plane to define different building modules.

b. Organize modules to reflect traditional lots widths or facade dimensions.

53. Maintain the established development patterns created by the repetition of similar building widths along the street.

a. A new facade should reflect the established range of the building widths that occur on a block.

b. Where a building must exceed this width, use a change in design features to suggest the established range of building widths.

c. These variations should be expressed throughout the structure, resulting in a composition of building modules. For example, providing a change in wall planes and incorporating pilasters may be used to divide large wall planes into smaller components that relate to traditional building widths.

Provide vertical articulation in a larger building mass to establish a sense of scale.

Organize modules to reflect traditional lot widths or facade dimensions.

Maintain the established development patterns created by the repetition of similar building widths along the street.

A new facade shou ld re f lec t the established range of building widths that occur on a block.



BD.4 MaterialsMaterials that are “authentic” and durable are preferred. Materials for new structures and additions to existing buildings should contribute to the visual continuity of the context and convey high quality in design and detail.

54. New building materials should contribute to the visual continuity of the design context.

a. Genuine masonry, metal, concrete and glass are preferred.b. Imitation materials are generally inappropriate.c. The use of highly reflective materials also is discouraged.d. The material should be compatible with materials used most

often in the context.

New materials should contribute to the visual continuity of the design context.

Genuine masonry, metal, concrete and glass are preferred.



55. Use high quality, durable materials.

a. The material should be proven to be durable in the local Columbia climate.

b. The material should maintain an intended finish over time or acquire a patina, when it is understood to be a desired outcome.

c. Materials at the ground level should withstand on-going contact with the public, sustaining impacts without compromising the appearance. (Note that some synthetic materials will not sustain this degree of frequent contact.)

56. The use of traditional masonry materials, stone and concrete is encouraged.

a. Brick and stone are well-established materials in The District and their continued use is encouraged.

b. Use genuine masonry units, which appear authentic in their depth and dimension.

c. Assure that masonry units wrap around corners of walls, and thus do not appear to be an applied veneer.

Traditional Masonry

Use high quality, durable materials.

Use genuine masonry units, which appear authentic in their depth and dimension.

Brick and stone are well-established materials in The Distr ict and their continued use is encouraged.

Conc re te b lock i s gene ra l l y an inappropriate primary material.



57. Architectural metals, which are detailed to provide a sense of scale, are appropriate.

a. The metal should have a proven durability in the Columbia climate.

b. It should be detailed in a manner that will endure.c. Architectural metals should convey a sense of human scale.

For example, a sense of scale can be achieved through the use of smaller scaled panels, varying forms and designs, creating patterns to provide visual interest, or eliminating expanses of unarticulated wall space.

58. Genuine stucco may be considered as a material.

a. Stucco that is applied and detailed by hand is appropriate.b. It should be applied in a manner that is proven to be durable

in the Columbia climate.c. It should be detailed to provide visual interest and provide

a sense of scale.

59. The use of synthet ic stucco (such as EIFS) is discouraged.

a. However, it may be considered for use in limited applications, as small wall panels or as an accent on upper floors.

Architectural Metals

Architectural metals should convey a sense of scale (smaller scaled panels.)

Genuine stucco may be considered as a material.

Architectural metals should convey a sense of scale.

The meta l shou ld have a p roven durability in the Columbia climate.

Eliminating expanses of unarticulated wall space is an example of providing a sense of scale with metals.



60. Use changes in material to express scale.

a. This will especially help a larger building fit into a context of smaller structures.

b. However, assure that with a change in materials, the overall composition of the building design remains intact.

c. Avoid mixing several materials in a design when the result would become overly busy. This defeats the purpose of using changes to provide a sense of scale.

61. Architectural glass may be considered as a primary material.

a. Detail glass to provide a sense of scale.b. Using glass that permits views into activities in the building

is preferred, to provide visual interest.c. The use of tinted windows on the ground floor is

inappropriate.d. Glass box buildings are not appropriate here.

62. Architectural concrete may be used.

a. It should be detailed to provide visual interest and convey a sense of scale.

Architectural Glass

Architectural concrete may be used, and should be detailed to provide a sense of scale, such as revealing the formwork lines.

Detail glass to provide a sense of scale. Architectural glass may be considered as a primary material.

Glass box buildings are inappropriate here.



BD.5 street level InterestBuildings should be designed to provide visual interest to pedestrians. for example, commercial buildings with storefronts are of interest to passersby, while porches, courtyards, and decorative wall surfaces add interest to multifamily housing designs. These features encourage pedestrian activity and should be used.

63. Develop the street level of a building to provide visual interest to pedestrians.

a. All street-oriented facades of a building should include architectural details to avoid presenting a “back side” to the building. Provide visual interest with:xx Windowsxandxdoorsxx Axdisplayxwindowxorxdisplayxcasesxx Decorativexwallxsurfacexorxbuildingxarticulationxx Sitexwallsxandxraisedxplanters

b. More leniency may be given to “B” or “C” facades, but “A” facades should be highly articulated.xx “A”xfacadexisxdefinedxasxthexfacadexfacingxaxprimaryxstreetxx “B”xfacadexisxdefinedxasxthexfacadexfacingxaxsecondaryxstreetxorxinternalxtoxthexlot.

xx “C”xfacadexisxdefinedxasxthexfacadexfacingxthexrearxofxthexproperty,xorxalley.

c. A large expanse of blank wall or garages are inappropriate on any street-oriented facade. Reference the Unified Development Ordinance for specif ic transparency requirements.

Street Level Interest

A

B

C

More leniency may be given to “B” or “C” facades, but “A” facades should be highly articulated.



BD.6 exterior Building lightingThe character and level of exterior building lighting is important and can help establish a sense of identity and cohesion in The District. Exterior lighting can help create a sense of place, highlight distinctive architectural details, and reinforce the overall form, massing, and spatial characteristics of the building or site. Exterior lighting is also important to provide safety for pedestrians along the street.

64. Use exterior lighting that will enhance the public realm and improve the pedestrian experience.

a. The lighting plan should be appropriate to the scale and function of the building and site.

b. Locate light fixtures and equipment in a way that does not detract from the daytime appearance of the property.

c. Where appropriate, use exterior lighting to enhance the nighttime appearance of trees, shrubs, and other landscape features.

d. Design the lighting plan so that it does not endanger the safety of pedestrian or automobile traffic.

65. In most cases, exterior lighting should not be simple f loodlighting but should enhance or emphasize the distinctive architectural features of the building.

a. Appropriate features to highlight include:xx Buildingxentrancexx Architecturalxdetailsxx Signsxx Outdoorxusexareasxx Publicxart

Use exterior lighting that will enhance the publ ic realm and improve the pedestrian experience.

Use exter ior l ight ing to re in force pedestrian safety.

Exterior l ighting should enhance or emphasize dist inct ive architectural features.



66. Minimize the visual impacts of architectural lighting on neighboring properties.

a. Use exterior light sources with a low level of luminescence.b. In most cases, use white lights that cast a color similar to

daylight.c. Washing an entire building elevation in light is generally

best reserved for civic buildings and landmark structures.d. Use lighting fixtures that are appropriate to the building

and its surroundings in terms of style, scale and intensity of illumination.

e. Use light that blinks, moves, or flashes very judiciously. This type of “active light” should only be considered as an option after careful study to determine the potential impact on adjacent properties.

67. Use shielded and focused light sources to prevent glare.

a. Provide shielded and focused light sources that direct light downward.

b. Do not use high intensity light sources or cast light directly upward.

c. Shield lighting associated with service areas, parking lots and parking structures.

d. Light sources should be designed, installed, and maintained to prevent light trespass onto a neighboring property or the public right-of-way.

Use lighting fixtures that are appropriate to the building and its surroundings in terms of style, scale and intensity of illumination.

M i n i m i z e t h e v i s u a l i m p a c t s o f architectural lighting on neighboring properties.

Provide shielded and focused light sources that direct light downward.

Lighting can be designed to respond to seasons. This particular application of washing light on an entire building is best reserved for civic buildings and landmark structures.



energy effICIenCy AnD perfOrMAnCeThe conservation of energy is a key objective in community planning. The design process should include an evaluation of the physical assets of the site to maximize energy efficiency and conservation in the placement and design of a building. landscapes play a large part in planning for energy efficiency and performance on a site. landscapes may be integrated to serve dual purposes, such as providing a pleasant pedestrian experience, as well as filtering stormwater.

Building designs should address seasonal changes and design with the climate of Columbia in mind. Designs should implement passive strategies that save energy (and money) whenever feasible. natural lighting and ventilation, shading, thermal mass, as well as many other options are available. using sustainable building materials that are durable, long-lasting, locally made, or recycled/recycleable are encouraged.

Design guidelines in this section are differentiated from other sections with an “ep” in front of the intent number and topic.

The conservation of energy is a key objective in community planning.



ep.1 energy efficiency and performance in site Designsite designs should take into account potential effects on an adjoining property, in terms of its solar access and ability to implement the same sustainable design principles. landscapes should be designed to conserve energy and water and filter stormwater appropriately. Careful consideration should also be given to balancing sustainable design principles with those related to maintaining the traditional character of the area.

68. Locate a new bui lding, or an addit ion, to take advantage of micro-climatic opportunities for energy conservation.

a. Orient a building to be consistent with established development patterns, when they are a part of the desired features for the context.

b. Consider seasonal solar and wind exposure patterns when positioning a new building on its site.

Locate a new building, or an addition, to take advantage of micro-climatic opportunities for energy conservation.

Consider seasonal solar and wind exposure patterns when positioning a new building on its site.

Th is w ind fence ce lebra tes w ind exposure on the site.



69. Design a building, or an addition, to take advantage of energy-saving and energy-generating opportunities.

a. Design windows to maximize daylighting into interior spaces.

b. Use exterior shading devices, such as overhangs or shade trees, to manage solar gain in summer months.

c. Energy-producing devices, including solar collectors and wind turbines, are encouraged where they also respect the character of the context.

d. Use thermal storage walls on a portion of the south facing building exposure, where appropriate.

70. Maximize solar access for all properties.

a. New development should minimize impacts to solar access on adjoining properties.

b. This is especially important for residential sites and sites that adjoin or are adjacent to residential properties.

New development should minimize impacts to solar access on adjoining properties. This is especially important for residential sites and sites that adjoin or are adjacent to residential properties.

Awnings are a traditional method for managing solar access.

This parking garage uses solar panels to generate energy while reducing solar exposure to cars.



71. Use landscape designs to promote energy efficiency and water conservation. Appropriate strategies include the following:

a. Retain existing mature landscape features that provide shade and protection from wind.

b. In residential settings, group deciduous trees and plants to provide summer shade and allow solar access in winter.

c. In some settings, plantings can be oriented to provide wind protection of plazas and entries in wintertime.

d. Use natural storm water retention basins that also serve as amenities (see below.)

e. Use energy efficient site lighting to minimize the amount of fixtures needed.xx ConsiderxusingxLEDxlightsxtoxconservexenergy.

72. Des ign s i te eng ineer ing features to serve as amenities.

a. When open space is needed to meet engineering requirements, consider designing the feature or area so that it can be actively used or observed by the public as an asset.

b. Also, consider the opportunity to design the feature such that it may be shared with adjoining properties.

Reta in ex is t ing mature landscape fea tu res tha t p rov ide shade and protection from wind.

The storm detent ion areas shown above are designed to serve as site amenities. Both design approaches are appropriate.

Hardscape plaza amenity.

Softscape natural amenity.

Design site engineering features to serve as amenities.

Design site engineering features to serve as amenities.



73.Incorporate stormwater management systems as site amenities.

a. Use rainwater as an amenity by directing stormwater to planted islands, bioswales, and other landscaping.

b. Incorporate plazas, courtyards and patios into and around stormwater management systems whenever feasible.

c. Reduce on-site run-off by using pervious paving and landscaping such as bioswales and planted islands.xx Thisxisxparticularlyxappropriatexforxsurfacexparkingxlots.

d. Ensure that stormwater management systems do not adversely affect the character of historic sites and landscapes.

Incorporate stormwater management as site amenities.



Incorporate plazas, courtyards and patios into and around stormwater management systems whenever feasible.

Stormwater Management

Celebrate rainwater by directing it into planted islands, bioswales, and other landscaping.

Allow stormwater to serve a purpose, such as watering plants, before entering the storm drains.

Consider using pervious paving to reduce run-off.

Bioswales and planted islands can be used in parking areas to reduce the amount of run-off that is created from surface parking lots.



ep.2 energy efficiency and performance in Building DesignThe elements that make up a building, including windows, mechanical systems and materials, influence environmental performance. new building elements that improve environmental performance should be employed if they have been proven effective in this climate.

74. Use susta inab le bu i ld ing mater ia ls whenever possible.

a. Such materials are:xx Locallyxmanufacturedxx Lowxmaintenancexx Materialsxwithxlongxlifexspansxx Recycledxmaterials

75. Incorporate building elements that allow for natural environmental control and reduce energy consumption.

a. Consider the following:xx Operablexwindowsxforxnaturalxventilationxtoxreducexairxcondi-tioningxneeds.

xx Appropriatelyxplacedxverticalxorxhorizontalxshadingxdevicesxtoxreducexsolarxheatxgain.

xx Daylightingxstrategiesxtoxreducexelectricalxlightingxdemand.xx Wherexappropriate,xincorporatexthermalxmassx-xorxbuildingxmaterialsxthatxarexcapablexofxstoringxheat,xwhichxwillxreducexheatxtransferredxthroughxaxbuildingxenvelope.

xx Considerxax“greenxroof”xtoxprovidexinsulation,xabsorbxwater,xandxreducexheatxislandxeffect.

b. Use energy efficient mechanical systems.

76. Minimize the visual impacts of energy devices on the character of the district.

a. Mount equipment where it has the least visual impact on historic buildings and important view corridors.

b. Exposed hardware, frames and piping should have a matte finish, and be consistent with the color scheme of the primary structure.

Incorporate bui lding elements that allow for natural environmental control, such as in te r io r o r ex te r io r l igh t shelves/solar screens.

Minimize visual impacts of exterior building equipment from public right-of-way.

So la r pane l s a t back of bui lding on roof.



Sustainable Building Materials and Elements

Use sustainable building materials whenever possible, such as locally manufactured, low maintenance, materials with long life spans, and recycled materials

Incorporate building elements that allow for natural environmental control and reduce energy consumption. Exterior shading devices, photovoltaics, and green roofs are just a few examples.



hIsTOrIC preserVATIOnThe District and downtown Columbia contains a generous historic building stock. These buildings add to the character of downtown and help tell its history. preservation of historic buildings should be considered. If a new program does not fit within the existing historic structure, considering an appropriate addition is also valid.

historic preservation means keeping historic properties and places in active use while accommodating appropriate improvements to sustain their viability and character and continue their contribution to the city for future generations. While maintaining properties in active use is the immediate objective, this is in part a means of assuring that these resources will be available for others to enjoy in the future.

historic preservation does not mean necessarily freezing properties or districts in time. historic preservation seeks to manage change to preserve the authenticity and historic craftsmanship while adapting to existing and future needs.

The following pages offer considerations for historic preservation, including the sequence of determining historic significance, appropriate actions, and hierarchy of what to preserve. Overarching preservation principles and guidelines are also provided.

Historic preservation seeks to manage change to preserve the authenticity and historic craftsmanship while adapting to existing and future needs.



Identifying a Building’s significanceA successful preservation project shall consider the significance of the historic resources, its key features, and the project’s program requirements. follow these steps when planning a preservation project:

STEP x 1 : x R E V I EW x REASONS x FOR x S I gN I F I C ANCE .The reasons for significance will influence the degree of rigor with which the standards are applied, because it affects which features will be determined to be key to preserve. Identifying the building’s period of significance is an important first step.

STEP x 2 : x I D ENT I F y x K Ey x F EATURES .A historic property has integrity. It has a significant percentage of key character-defining features and characteristics from its period of significance which remain intact.

STEP x 3 : x I D ENT I F y x PROgRAM xREqU I R EMENTS x FOR x THE x D ES I R ED x PROjECT.The functional requirements for the property drive the work to be considered. If the existing use will be maintained, then preservation will be the focus. If changes in use are planned, then some degree of compatible alterations may be needed.

STEP x 4 : x I MP L EMENT x A x T REATMENT x S TRATEgyA permitted treatment strategy will emerge once historic significance, integrity and program requirements have been determined. A preservation project may include a range of activities, such as maintaining historic elements, repair of deteriorated materials, the replacement of missing features and construction of a new addition.

Identify key features from the period of significance. Review the reasons for a building’s signif icance, such as bui lding age and significant businesses or cultural influences it may have had.



preferred sequence of Actionsselecting an appropriate treatment for a character-defining feature is important. The method that requires the least intervention is always preferred. By following this tenet, the highest degree of integrity will be maintained. The following treatment options appear in order of preference. When making a selection, follow this sequence:

STEP x 1 : x P RESERVEIf a feature is intact and in good condition, maintain it as such.

STEP x 2 : x R EPA I RIf the feature is deteriorated or damaged, repair it to its historic condition.

STEP x 3 : x R EP LACEIf it is not feasible to repair the feature, then replace it in kind (e.g. materials, detail, finish). replace only that portion which is beyond repair.

STEP x 4 : x R ECONSTRUCTIf the feature is missing entirely, reconstruct it from appropriate evidence. If a portion of a feature is missing, it can also be reconstructed.

STEP x 5 : x COMPAT I B L E x A LT ERAT I ONSIf a new feature (one that did not exist previously) or an addition is necessary, design it in such a way as to minimize the impact on historic features. It is also important to distinguish a new feature on a historic building from the historic features, in subtle ways.

P re s e r v e t h e c h a r a c t e r- d e f i n i n g features of a historic building, such as the moldings around this door and sidelight assembly.

If a feature is deteriorated or damaged, repair it to its historic condition.

If it is not feasible to repair the feature (top window sill), replace it in kind (bottom window sill).



Most sensitive Areas to preservefor most historic resources in The District, the front wall is the most important to preserve intact. Many side walls are also important to preserve where they are highly visible from the street. By contrast, portions of a side wall not as visible may be less sensitive to change. The rear wall is sometimes the least important (except free-standing landmarks, those along improved alleys or certain civic and industrial buildings), and alterations can occur more easily without causing negative effects to the historic significance of the property. use the following guidelines for preserving the most sensitive areas of a building:

LOCAT I ON x A : x P R IMARy x FACADEpreservation and repair of features in place is the priority. This is especially important at the street level and in locations where the feature is highly visible.

LOCAT I ON x B : x S ECONDARy xWAL L x ( H I gHLy x V I S I B L E )some flexibility in treatment may be considered with a compatible replacement or alteration.

LOCAT ION xC : xS ECONDARy xWALL x( NOT xH IgHLy xV I S I B LE )preservation is still preferred; however, a compatible replacement or alteration may be acceptable when it is not visible to the public. More flexibility in treatment may be considered.

LOCAT I ON x D : x R EAR xWAL L x ( H I gHLy x V I S I B L E )This applies to many cultural buildings of historic significance, such as civic buildings, improved alleys and other landmarks that are viewed “in the round” or border a public space such as a park. preservation and repair in place is the priority.

LOCAT I ON x E : x R EAR xWAL L x ( NOT x H I gHLy x V I S I B L E )A compatible replacement or alteration may be acceptable when it is not visible to the public. A higher level of flexibility in treatment may be considered.

A

BC

D

eor

For most historic resources in The District, the front wall is the most important to preserve.



77. Respect the historic character of a property.

a. The basic form and materials of a building, as well as architectural details, are a part of the historic character.

b. Don’t try to change the style of a historic resource or make it look older than its actual age.

c. Confusing the character by mixing elements of different styles or periods can adversely affect the historic significance of the property.

78. Seek uses that are compatible with the historic character of the property.

a. Converting a building to a new use different from the historic use is considered to be an “adaptive reuse,” and is a sound strategy for keeping an old building in service. A good adaptive reuse project retains the historic character of the building while accommodating a new function.xx Forxexample,xconvertingxaxresidentialxstructurextoxofficesxisxanxadaptivexreuse.x

b. Every effort shall be made to provide a compatible use for the building that will require minimal alteration to the building and its site.

c. Changes in use requiring the least alteration to significant elements are preferred.

79. Protect and mainta in s igni f icant features and stylistic elements.

a. Distinctive stylistic features and other examples of skilled craftsmanship shall be preserved. The best preservation procedure is to maintain historic features from the outset to prevent the need for repair later. Appropriate maintenance includes rust removal, caulking and repainting.

80. Repair deteriorated historic features and replace only those elements that cannot be repaired.

a. When necessary, upgrade existing materials, using recognized preservation methods. If disassembly is necessary for repair or restoration, use methods that minimize damage to historic materials and facilitate reassembly.

Distinctive stylistic features and other examples of skilled craftsmanship shall be preserved.

Seek uses that are compatible with the historic character of the property.

The basic form and materials of a bu i ld ing, as we l l as a rch i tectura l detai ls , are a part of the histor ic character.

3 - CharaCter areas 75


3-CharaCter areasWhile the guidelines in Chapter 2 generally apply throughout The District, the degree to which each applies, and the manner in which it is interpreted for a specific project, is influenced by the location of the planned improvements. Therefore, The District has been organized into a series of “character areas,” each of which carries with it certain context-based design objectives. For some areas, maintaining established character will be an important objective. For others, enhancing or re-establishing a new character based on best practices in urban design will be the objective.

The individual character areas are defined by differences in development patterns, site design, building character and to some extent, use. The character areas vary in scale, density, building type, and the positioning of the structure in relation to the street edge.

The accompanying map illustrates the general boundaries of recommended character areas within The District. Descriptions of these contexts and the design considerations related to each are briefly summarized on the following pages.

In ThIs ChapTerHistoric Urban Core 78

Downtown Neighborhood Center 86

University Edge 94

Providence / Flat Branch 102

North Village Arts District 110


FInal document | january, 2015

how to Use This ChapterThe discussion in this chapter expands on the general guidelines set forth in Chapter 2, focusing on the unique design features for each specific character area. It is to be used in conjunction with the general guidelines in the preceding chapter. The information in this chapter adds emphasis about how the general guidelines are to be applied and also provides additional information about design topics that are especially important for the individual areas.



Character areas Map



hIsTorIC Urban CoreThe historic Urban Core is the “heart” of The District, radiating from 9th and broadway. It contains the highest density and greatest concentration of historic buildings in the city. The character of the historic Urban Core is well-established, with a mix of building types and styles that provide diversity and interest, yet also with an overall sense of visual continuity that results from the repetition of similar building forms and materials as well as a shared orientation to the street and emphasis on the pedestrian. This sense of cohesiveness is to be respected as new development occurs.

The objective is to build on the established features of the area, while encouraging high quality, creative designs that are uniquely Columbia. This context also encompasses the Downtown historic District and many of downtown’s individually listed national register buildings. The design principles in this section Do apply to historic properties but, in addition, special consideration must be given to designing new buildings that are compatible with the historic buildings in this character area.

In applying the Design Guidelines (which appear in Chapter 2) to accomplish the goals for the historic Downtown Core, there are some key features that are to be respected, which are described on the following pages.

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overarching Goals:• reinforce the established urban character of the area.• promote an active, pedestrian-friendly street level.• encourage creative, high quality design.• Maintain a sense of visual continuity, while also providing

accents to the basic character of the context.


Reinforce the established urban character of the Historic Urban Core area.

Encourage c rea t i ve , h igh qua l i t y design.

City Hall is in the Historic Urban Core.

The emphas i s shou ld be on the pedestrian.

9th Street is a main north-south street in the Historic Urban Core.



neighborhood Design Considerations: S t r e e t Pat t e r nMaintain the traditional street arrangement and alley grid of the Historic Urban Core.• blocks are organized in a consistent cardinal direction grid (north-

south and east-west streets,) approximately 240 feet on the east-west axis by 300 feet on the north-south axis.

• alleys occur mid-block on the east-west axis. exceptions exist north of Walnut street between 7th and 10th streets, where no alleys are present and a super block has been created for the boone County Courthouse.

P e D e S t r I a n C O n n e C t I O n SSidewalks adjacent to buildings should provide primary pedestrian connections in this context. Where feasible, directly connecting sidewalks to important outdoor spaces such as plazas and parks is desired.• pedestrian connections through properties do not apply as much

in this context because lot coverage is usually maximized and neighboring buildings are often connected.

• alleys should be considered a secondary pedestrian connection, and therefore should be designed to be safe to walk through.

Maintain the traditional street arrangement and alley grid of the Historic Urban Core.

Tr a d i t i o n a l n o r t h -south/east-west street grid

Al leys running east-west mid-block

D i rec t l y connect ing s idewa lks to important outdoor spaces such as plazas and pars is desired.

A l l e y s s h o u l d b e c o n s i d e re d a secondary pedestrian connection and therefore should be designed to be safe to walk through.



V I e w SViews to community landmarks should be maintained. Because the Historic Urban Core is dense with buildings, these opportunities may be more limited than in other contexts, but should be pursued when opportunities arise.• Key landmarks in the historic Urban Core include: the courthouse,

city hall, prominent university buildings, the columns, public plazas and historic structures.

• Views are usually framed along street corridors, and sometimes through parcels where portions of buildings are lower than others in the area, or where a part of the building is set back from the sidewalk edge.

S t r e e t S C a P e D e S I g n a n D f u r n I S h I n g SNew streetscape features should be coordinated with the existing palette, contribute positively to the public realm, and should be made of durable materials with high quality finishes. Existing streetscape features and furnishings should be maintained.• The existing streetscape palette is well-established and

implemented in this context. existing furnishings follow guidelines from the Downtown Columbia beautification project.

• areas adjacent to the street curb are provided for lighting, signage, bike racks, newspaper corrals, street trees, and benches. In some areas, such as broadway, additional space is provided for cafe seating and other amenities adjacent to a building. broadway also provides additional areas for streetscape features in “bulb-outs” at main intersections. Furnishings are placed appropriately, where the most activity occurs.

• historic features, such as the brick street pavers along Cherry street should be preserved.

• ballenger building (27-29 s. ninth street)

• Central Dairy building (1104-1106 e. broadway)

• Coca-Cola bottling Company (10 hitt st.)

• Columbia national Guard armory (701 e. ash st.)

• First Christian Church (101 n. 10th st.)

• Kress bui ld ing (1025 e. broadway)

• McCain Furniture (916 e. Walnut st.)

• Tiger hotel (23 s. 8th st.)• Virginia building (111 s. 9th

st.)

National Register Buildings in Historic Urban Core:

• Downtown Columbia historic District (shown in Character areas Map)

• eighth & broadway historic District (800-810 e. broadway blvd.)

• north ninth street historic District (5-36 n. 9th st.)

National Register Historic Districts:

Views to community landmarks, such as the columns, should be maintained.

New streetscape features should be coordinated with the existing palette.



site Design Considerations: Pa r k I n g a n D a u t O a C C e S SParking should not be visible from the street in the Historic Urban Core. The preferred design solutions are those in which active uses, such as storefronts, buffer parking from the street edge.• although storefronts are the preferred ground floor design, other

alternative measures for providing pedestrian interest at the street level, such as using display cases, public art, and architectural details are described in the guidelines and also may be employed.

• While screening parking is a principle that applies throughout Downtown, it is essential in this context.

• While any new parking in the Urban Core should ideally be structured, some existing surface parking lots may continue to provide parking. Where surface parking does exist without a building in front, it is essential that it be screened with landscaping, a decorative fence or wall, and other architectural/landscape features.

• auto access to parking areas should be from alleys or secondary streets.

L a n D S C a P I n gLandscaping within a site in the Historic Urban Core will typically occur in a plaza or courtyard as opposed to a lawn. A more “urban” approach should be used, which may include the use of planters, decorative paving, site walls, and ground plantings that are more formal in nature.

Although storefronts are the preferred ground floor design, other alternative measures for providing pedestr ian interest at the street level may also be employed.

A more “urban” approach to landscaping should be used in the Historic Urban Core. Planters, decorative paving, site walls, and ground plantings that are more formal in nature, are appropriate.



B u I L D I n g S e t B a C k / B u I L D - t O L I n eBuilding fronts should be located at the sidewalk edge (i.e., a 0-setback), to reinforce the urban street wall character of the Downtown Core.• Most buildings in the historic Urban Core are built near the

sidewalk edge with commercial uses at the street level. building heights vary, which creates a strongly defined “street wall” that frames the public realm of streets and sidewalks.

• exceptions are for civic and institutional buildings, which may be designed more to stand apart as landmarks.

P L a z a S a n D C O u r t ya r D SPlazas and courtyards that provide accents along the urban street wall are particularly welcomed in the Urban Core. These breaks in the street wall should be relatively small, however, in terms of the extent that it is interrupted. • It is especially important in the historic Urban Core that urban

spaces be planned to be active with use and to be framed by buildings that will energize the spaces with pedestrian movement.

• existing public plazas which serve as larger accents in the historic Urban Core, include: City hall plaza and Courthouse plaza. These should be maintained.

P r I m a r y B u I L D I n g e n t r a n C ePrimary building entrances should orient to an active, pedestrian-oriented street. • Corner building entries should be accentuated with distinct form,

change in materials, and/or a diagonal entry.

Building fronts should be located at the sidewalk edge.

Small plazas and courtyards that provide accents along the urban street wall are particularly welcomed in the Historic Urban Core.

Plan urban spaces to be active with use.



building Design Considerations: a r C h I t e C t u r a L C h a r a C t e rArchitectural detailing that enhances the visual interest of the street should be used in new building.• Many existing buildings have decorative surfaces that contribute

to a sense of scale, as well as provide visual interest to the street. These details include the inherent textures of stone and brick surfaces, carved moldings, and applied ornamentation. Cornices also add to this visual interest.

B u I L D I n g h e I g h tTaller buildings are generally appropriate in the Historic Urban Core, as it is the densest part of the city.• In some instances, smaller scaled buildings or lower portions of a

larger building are more appropriate to achieve compatibility with the surrounding historic context.

• Variations in building heights are important to develop visual interest, create an interesting skyline, and convey a sense of scale. providing some variation in building height within an individual project should be a consideration in this context. In larger projects that occupy at least a quarter of a city block or more, variation in height is especially important.

• The first floor of many buildings is relatively high, in the range of 14 to 18 feet tall, and has a high degree of transparency at the street level. This consistency of storefront heights reinforces the sense of alignment of building features along a block and contributes to the “urban” feel of the area. This alignment of first floor heights should be maintained.

B u I L D I n g S C a L eWhile overall building height may vary considerably, the scale of the first two stories should be relatively consistent to respond to historic building traditions. • This is established with tall display windows, moldings, transoms

and other architectural details. These generally align with others along a block. This helps to establish the perception of a uniform scale at the street level, even though the actual heights of buildings may be substantially taller, and vary within an individual block. This sense of human scale at the street level should be maintained.

• an architectural expression of a base, middle and cap to a building is desired.

Taller buildings are generally appropriate in the Historic Urban Core area.

Building heights may vary along the street level.

The Tiger Hotel is an example of a taller historic structure in the Historic Urban Core.



B u I L D I n g m at e r I a L SThe use of masonry, such as brick, stone, and concrete predominate, and since these materials are highly durable, the use of these materials is encouraged. • These materials appear in a variety of colors, textures, and finishes,

which provide variation along the street wall.• Glass and metal are also appropriate materials, but should be

used with a sense of authenticity and detailed in a manner that contributes to the sense of scale. They should be used secondary to masonry, but may be used occasionally as primary materials, especially on upper floors.

• When used, contemporary materials should have proven durability and result in high quality design and construction. The design guidelines provide examples of a variety of high quality materials.

• a new building should include a high percentage of transparency. This is especially important on the ground floor where storefronts are desired in order to animate the public realm. however, a higher degree of transparency than traditionally seen is also appropriate on upper floors.

S t r e e t L e V e L I n t e r e S tMaintaining visual interest at the ground floor is essential in the Historic Urban Core context. • It is ideal to include uses along the ground floor of a building that

produces activity along the sidewalk. When an active use cannot be expressed at the street edge, use the specific guidelines to provide visual interest in order to avoid blank walls.

Masonry, brick, stone and concrete predominate, and since those materials are highly durable, the use of these materials is encouraged.

When used, contemporary materials should have proven durabi l i ty and resu l t in h igh qua l i ty des ign and construction.

Maintaining visual interest at the ground floor is essential in the Historic Urban Core context.

It is ideal to provide active uses along the ground floor.



DoWnToWn neIGhborhooD CenTerThe Downtown neighborhood Center is a moderate-density area with mainly commercial uses. It is a transitional area between the historic Urban Core and the providence/Flat branch area, as well as established residential areas to the north, outside The District boundary. It has some areas with established character, such as the south block face of broadway, the corner of broadway and 6th, and along Cherry street. however, the remainder of the character area consists of a hodgepodge of architectural styles and parking facilities. Most buildings in this area align at the inside of the sidewalk edge. The scale consists primarily of one to four-story buildings, although a much taller parking structure has introduced a larger building to the area. In terms of materials, masonry, such as brick and stone, are the most common.

This character area is envisioned as transforming into a vibrant, pedestrian-oriented, mixed use neighborhood that complements the historic Urban Core. accommodating new urban housing typologies is a major goal for this area to enliven and activate the area during both day and night. Maintaining a sense of alignment of buildings at the street edge is important, however some small variations could allow for wider sidewalks, small plazas and courtyards, or expanded café seating areas.

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overarching Goals:• encourage high-quality, higher-density development• Contribute to an urban living lifestyle and neighborly

atmosphere.• provide a coherent sense of identity.• provide a pedestrian-friendly environment.• provide opportunities for outdoor uses that support business

activity.• preserve historic resources.

The parking structure located along Walnut Street between 4th and 5th Streets has introduced a larger building to the area.

Preserve historic resources.

Encourage high-quality, higher-density development to contribute an urban living lifestyle and neighborly atmosphere.



neighborhood Design Considerations: S t r e e t Pat t e r nMaintain the traditional street arrangement and alley grid of the Downtown Neighborhood Center.• blocks are organized in the same grid as the historic Urban Core

(approximately 240 feet by 300 feet.) • Traditionally, alleys exist mid-block on the east-west axis, but in

a few areas have been removed due to large buildings or parking structures.

• It may be appropriate in larger residential developments to acquire an entire block, especially if an above-grade parking structure is part of the development.

P e D e S t r I a n C O n n e C t I O n SPedestrian connections should be maximized, linking this character area to the Historic Urban Core and Providence/Flat Branch areas, as well as important open space features that exist or are built in the future. • sidewalks adjacent to buildings should provide primary pedestrian

connections in this context, however in larger new construction, it may be possible to provide mid-block or cross-property connections as well.

• alleys should be considered as secondary pedestrian connections, and therefore should be well-lighted and designed to be safe to walk through.

This existing passage along 5th Street between Broadway and Cherry is an example of a pedestrian connection.

In some contexts, it may be appropriate to provide mid-block or cross-property connections.



V I e w SViews to community landmarks should be maintained. • Key landmarks in the Downtown neighborhood Center include:

Flat branch park and future gateway at the intersection of broadway and providence.

• Views from this context to the University of Missouri, and the historic Core may also be available, especially on upper floors of buildings or rooftop terraces.

• Views are usually framed along street corridors, and sometimes through parcels where portions of buildings are lower than others in the area, or where a part of the building is set back from the sidewalk edge.

S t r e e t S C a P e D e S I g n a n D f u r n I S h I n g SNew streetscape features should contribute positively to the public realm, and should be made of durable materials with high quality finishes.• The existing streetscape palette is less-established in this context.

Furnishings should generally follow guidelines from the Downtown Columbia beautification project and coordinate with the historic Urban Core context.

• broadway improvements should continue to be implemented in this character area, with bulb-out areas at the corners for added landscape and furniture space.

• historic features, such as the existing brick street pavers along Cherry street should be preserved.

New streetscape features should contribute positively to the public realm.

Historic features, such as the existing brick pavers along Cherry Street should be preserved.

New streetscape features should be made of durable materials.



site Design Considerations: Pa r k I n g a n D a u t O a C C e S SParking should not be visible from the street in the Downtown Neighborhood Center. The preferred design solutions are those in which active uses, such as storefronts, buffer parking from the street edge.• although storefronts are the preferred ground floor design, other

alternative measures for providing pedestrian interest at the street level, such as using display cases, public art, and architectural details and screens are described in the guidelines and also may be employed.

• While any new parking in this context should ideally be structured, some existing surface parking lots may continue to provide parking. Where surface parking does exist without a building in front, it is essential that it be screened with landscaping, a decorative fence or wall, and other architectural/landscape features.


L a n D S C a P I n gA more “urban” approach to landscaping should be used in this context, which may include the use of planters, decorative paving, site walls, and ground plantings that are more formal in nature.• In some areas, more lush landscaping may be appropriate. • particularly along ash street, where this context abuts the existing

residential neighborhood, small lawns may be appropriate. • Landscaping should also be used within and along the perimeter

of surface parking lots.

Other alternative measures for providing pedestrian interest at the street level, such as a rch i tectura l deta i l s and screens may be used.

In some areas, more lush landscaping may be appropriate.



B u I L D I n g S e t B a C k / B u I L D - t O L I n eBuilding fronts should be located at the sidewalk edge (i.e., a 0-setback), to reinforce the urban street wall character of the Downtown Neighborhood Center.• Most buildings in the Downtown neighborhood Center are built

near the sidewalk edge with commercial uses at the street level. This creates a strongly defined “street wall” that frames the public realm of streets and sidewalks and should be continued.

• exceptions are for purely residential buildings that may include stoops or porches.

P L a z a S a n D C O u r t ya r D SPlazas and courtyards that provide accents along the urban street wall are particularly welcomed in the Downtown Neighborhood Center. These breaks in the street wall should be relatively small, however, in terms of the extent that it is interrupted. • Urban plazas and courtyards should be planned to be active with

use and to be framed by buildings that will energize the spaces with pedestrian movement.

O u t D O O r D I n I n gOutdoor dining is desired in the Downtown Neighborhood Center to support business activity and contribute to the liveliness of the neighborhood. • setting back a portion of a building to provide space for outdoor

dining is appropriate.


change in materials, and/or a diagonal entry.

Corner bui ld ing entr ies should be accentuated with distinct form, change in materials, and/or a diagonal entry.

Outdoor dining is desired in the Downtown Neighborhood Center to support business activity and contribute to the liveliness of the neighborhood.

Plazas and courtyards that provide accents along the urban street wall are particularly welcomed in this area.



building Design Considerations: B u I L D I n g h e I g h tTaller buildings are generally appropriate in the Downtown Neighborhood Center.• In some instances, smaller scaled buildings are more appropriate

to achieve compatibility with the surrounding historic context. • Tower elements should be set back from the street or include a

relatively narrow tall portion at the street edge.• Variations in building heights are important to develop visual

interest, create an interesting skyline, and convey a sense of scale. providing some variation in building height within an individual project should be a consideration in this context. In larger projects that occupy at least a quarter of a city block or more, variation in height is especially important.

B u I L D I n g S C a L eThis area is envisioned as transforming into a walkable neighborhood that supports an urban living lifestyle. Therefore, establishing a human scale to buildings in the Downtown Neighborhood Center is essential.• Use vertical articulation to establish a rhythm to the street and

sidewalk edge.• Use horizontal articulation to establish human scale. an

architectural expression of a base, middle and cap to a building is desired.

Taller buildings are generally appropriate in the Downtown Neighborhood Center.

Use vertical articulation to establish a rhythm to the street and sidewalk edge.



B u I L D I n g m at e r I a L SThe use of masonry, such as brick, stone, and concrete are encouraged, but other contemporary materials are also appropriate. • Glass and metal are appropriate materials, but should be used with

a sense of authenticity and detailed in a manner that contributes to the sense of scale. They should be used secondary to masonry, but may be used occasionally as primary materials, especially on upper floors.


• new buildings should include a high percentage of transparency. This is especially important on the ground floor where storefronts are desired in order to animate the public realm. however, a higher degree of transparency than traditionally seen is also appropriate on upper floors.

S t r e e t L e V e L I n t e r e S tMaintaining visual interest at the ground floor is essential in the Downtown Neighborhood Center context. • It is ideal to include uses along the ground floor of a building that

produces activity along the sidewalk. When an active use cannot be dictated, use the specific guidelines to provide visual interest in order to avoid blank walls.

• For residential-only buildings, this is established by including stoops, front porches, or active uses such as common areas or weight rooms, to help animate the sidewalk and provide interest at the street level.

The use of masonry, such as brick, stone, and concrete are encouraged, but other contemporary materials are also appropriate.

Mainta in ing v isua l in terest a t the ground floor is essential in this context. In residential-only buildings, this can be done by placing common areas or weight rooms on the ground floor.

Stoops and front porches are also appropriate for residential types like rowhouses and townhouses.



UnIVersITy eDGeThe University edge context lies along the southeast edges of The District. Much of this context has groupings of buildings which support the University of Missouri and stephens College. It serves a number of varied uses as the transition between university campus and downtown. It also serves an important function as the front door to the University of Missouri. Lee hills hall, which houses offices for the Columbia Missourian newspaper is located in this area. other, newer university-related buildings are envisioned to be located in this area. This area includes a couple historic buildings on the national register.

In this context it is important for new infill development to be compatible with the scale of the neighborhood and support a friendly pedestrian street. since people frequently move between campuses and downtown, active and attractive streetscapes are important. public spaces and landscaping should be coordinated within a campus context to provide a sense of identity to the area. In the University edge context, where a sequence of related improvements may occur over time, it is appropriate to establish some design approvals in a master plan format.

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overarching Goals:• promote a lively and active neighborhood both day and night.• blend a campus atmosphere with a downtown atmosphere. • provide a pedestrian-friendly environment.• Coordinate landscaping and public spaces with a campus context

to provide a sense of identity to the area.• preserve historic resources.• buildings should orient to both downtown and the university.

Blend a campus atmosphere with a downtown atmosphere.

Bu i l d i ngs shou ld o r i en t t o bo th downtown and the university.

Promote a lively and active neighborhood both day and night.



neighborhood Design Considerations: S t r e e t Pat t e r nMaintain traditional street grid of the University Edge context.• blocks are organized in the same grid as the historic Urban Core

(approximately 240 feet by 300 feet.) • alleys are not consistent. Whenever possible, providing auto

access through a site is desired. however, larger building types may be more prevalent in this character area, and may restrict cross-block auto movement.

P e D e S t r I a n C O n n e C t I O n SPedestrian connections are especially important in this character area, as it experiences high pedestrian movement to and from campuses. Connections from campus to downtown should be maximized. • sidewalks adjacent to buildings should provide primary pedestrian

connections in this context, however in larger new construction, it may be possible to provide mid-block or cross-property connections as well.

• alleys should be considered a secondary pedestrian connection, and therefore should be designed to be safe to walk through.

Maintain traditional street grid of the University Edge context.

Pedestrian connections are especially important in this character area, as it experiences high pedestrian movement to and from campuses.



V I e w SViews to community landmarks should be maintained. • Key landmarks in the University edge include: University of

Missouri campus and peace park, Missouri United Methodist Church, Missouri Theater, and the avenue of the Columns.

S t r e e t S C a P e D e S I g n a n D f u r n I S h I n g SNew streetscape features should contribute positively to the public realm, and should be made of durable materials with high quality finishes.• The streetscape palette should generally follow guidelines from

the Downtown Columbia beautification project and coordinate with the historic Urban Core context.

• bike parking is particularly important in this context, as it abuts the university.

• historic features, such as the brick street pavers along 7th street between Locust and elm should be preserved.

• Missouri Theater (201-215 s. 9th st.)

• Missouri United Methodist Church (204 s. 9th st.)

National Register Buildings in University Edge:

Views to landmarks such as the Hall Theater should be maintained.

Bike parking is particularly important in this context, as it abuts the university.

Bike parking pic



site Design Considerations: Pa r k I n g a n D a u t O a C C e S SParking should not be visible from the street in the University Edge context. The preferred design solutions are those in which active uses, such as storefronts, buffer parking from the street edge.• although storefronts are the preferred ground floor design, other

alternative measures for providing pedestrian interest at the street level, such as using display cases, public art, and architectural details are described in the guidelines and also may be employed.

• While any new parking in this context should ideally be structured, some existing surface parking lots may continue to provide parking. Where surface parking does exist without a building in front, it is essential that it be screened with landscaping, a decorative fence or wall, and other architectural/landscape features.


L a n D S C a P I n gA more “urban” approach to landscaping should be used in this context, which may include the use of planters, decorative paving, site walls, and ground plantings that are more formal in nature.• In some areas, more lush landscaping palette may be appropriate,

such as in plazas and courtyards. • particularly along elm street, where this context abuts the

university, more intensive landscaping is appropriate. • Landscaping should also be used within and along the perimeter

of surface parking lots.

Storefronts are preferred along parking structures.

A more “urban” approach to landscaping should be used in this context.



B u I L D I n g S e t B a C k / B u I L D - t O L I n eBuilding fronts should generally be located at the sidewalk edge (i.e., a 0-setback), to reinforce the urban street wall character of the area.• Variations in the street wall for small plazas, courtyards, or to make

room for outdoor dining is also appropriate.

P L a z a S a n D C O u r t ya r D SPlazas and courtyards that provide accents along the urban street wall are particularly welcomed in the University Edge context. • Urban plazas and courtyards should be planned to be active with


O u t D O O r D I n I n gOutdoor dining is desired in this character area to support business activity, serve students, and contribute to the liveliness of the neighborhood. Setting back a portion of a building to provide space for outdoor dining is appropriate.


change in materials, and/or a diagonal entry.• buildings in the University edge character area are encouraged to

incorporate two entrances: one facing downtown, and one facing the university.

Variations in the street wall to allow for small plazas, courtyards, or to make room for outdoor dining is appropriate in this context.

Corner building entries should be accentuated with distinct form, change in materials, and/or a diagonal entry.

Variations in the street wall for small plazas, courtyards, or to make room for outdoor dining is appropriate.



building Design Considerations: B u I L D I n g h e I g h tBuilding height should be varied, and respond to the surrounding context.• Variations in building heights are important to develop visual

interest, create an interesting skyline, and convey a sense of scale. providing some variation in building height within an individual project should be a consideration in this context. In larger projects that occupy at least a quarter of a city block or more, variation in height is especially important.

• The first floor of many buildings is relatively high, in the range of 14 to 18 feet tall. This consistency of storefront heights reinforces the sense of alignment of building features along a block and contributes to the “urban” feel of the area. This alignment of first floor heights should be maintained.

B u I L D I n g S C a L eWhile overall building height may vary, the scale of the first two stories should be relatively consistent to respond to historic building traditions. • This is established with tall display windows, moldings, transoms

and other architectural details. These generally align with others along a block. This helps to establish the perception of a uniform scale at the street level, even though the actual heights of buildings may be substantially taller, and vary within an individual block. This sense of human scale at the street level should be maintained.

• an architectural expression of a base, middle and cap to a building is desired.

• a continuous mass, allowing a building to be read as a single entity, is more appropriate here than in other contexts due to the institutional setting.

Building height should be varied to respond to surrounding context.

Building height should be varied to respond to surrounding context.



B u I L D I n g m at e r I a L SThe use of masonry, such as brick, stone, and concrete predominate, and since these materials are highly durable, the use of these materials is encouraged. • red brick is especially appropriate in this area because it is

adjacent to University of Missouri’s “red campus” and stephens College is also a red brick campus.

• These materials appear in a variety of colors, textures, and finishes, which provide variation along the street wall.

• Glass and metal are also appropriate materials, but should be used with a sense of authenticity and detailed in a manner that contributes to the sense of scale. They should be used secondary to masonry, but may be used occasionally as primary materials, especially on upper floors.


S t r e e t L e V e L I n t e r e S tMaintaining visual interest at the ground floor is desired in the University Edge context.• It is ideal to include uses along the ground floor of a building that


• some storefronts will be appropriate in this context, but in some cases the building use may not warrant a highly transparent ground floor. an office character at the ground floor is also appropriate, using punched openings for transparency rather than storefronts.

• other options that provide visual interest are also appropriate, including wall art, display cases, murals, and landscaping.

Contemporary mater ials should be used secondary to masonry.

Maintaining visual interest at the ground floor is desired.



proVIDenCe / FLaT branChThe Flat branch area, once an abandoned rail yard, has also seen new life with the addition of offices, apartments, restaurants and Flat branch park at the head of the MKT Trail. Columbia owes much of its location and historic assets to the Flat branch Creek area where the original settlement and early business trade occurred. The providence commercial corridor serves as a major arterial that leads into downtown. Currently this area is primarily auto-oriented with buildings set back from the street and parking frequently located in front of the building. as a major entryway into the downtown, it is important that this commercial corridor transition to a more “urban” character rather than perpetuate a suburban commercial strip.

Key objectives for the providence corridor are to develop stronger pedestrian oriented frontages and more clearly defined street walls as opposed to lower density sites with open space and surface parking lots. Where feasible, buildings should be located near the sidewalk edge with parking to the side or rear. Landscaping should be used where buildings are not at the sidewalk edge to define the pedestrian zone and separate it from parking areas.

It is also important that individual parcels become more “knitted” together, with cross-property linkages for autos and pedestrians to reduce multiple turning movements into the street. an increase in building density is also preferred. buildings with two or more stories that include a mix of activities will help to animate these corridors and provide space for uses that support the greater downtown area. The providence corridor also abuts emerging residential areas, and it is important that these edges be “good neighbors.” While screening incompatible uses is a minimum expectation, finding ways to link new mixed-use projects

with adjacent neighborhoods is a key objective.

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overarching Goals:• Develop stronger pedestrian-oriented frontages and more

clearly defined street walls along providence and broadway.• promote this area as an entrance into downtown.• Link properties with pedestrian passages.• Orient to the branch wherever possible, and link properties to

the park.• preserve historic resources.

Orient to the branch whenever possible, and link properties to the park.

Preserve historic resources.

Develop stronger pedestrian-oriented frontages and more clearly defined street wal ls along Providence and Broadway.



neighborhood Design Considerations: S t r e e t Pat t e r nThe traditional street grid of downtown is altered in this character area, due to the creek. Wherever auto connections are not possible, pedestrian connections are key.• blocks are organized in the same grid as the historic Urban Core

(approximately 240 feet by 300 feet) north of broadway.• south of broadway, Cherry street terminates at Flat branch park,

creating an elongated block from broadway to Locust. Locust street includes a bridge over the creek.

• Development in this area also was shaped by rail lines that once ran through here, and some evidence of this remains. some buildings, for example, have walls that are at angles to the grid, where they once abutted rail lines.

P e D e S t r I a n C O n n e C t I O n SPedestrian connections are especially important in this character area, as it serves as an entrance to Downtown and includes the largest public park within The District.• pedestrian connections from properties to Flat branch park should

be provided wherever feasible.• Cross-property pedestrian connections should be provided to

enhance connectivity in this area.• sidewalks along providence and broadway should be pedestrian-

friendly and inviting.

Pedestrian connections from properties to Flat Branch Park should be provided wherever feasible.

Cross-property pedestrian connections s h o u l d b e p ro v i d e d t o e n h a n c e connectivity in the area.



V I e w SViews to Flat Branch Park and the intersection of Providence and Broadway (future gateway) should be maintained.• a view to a key landmark may be maintained by setting a portion

of a new building back from the sidewalk edge, perhaps to provide an entry plaza at a corner. While it is generally preferred to anchor a corner with a building mass, a setback may be appropriate when doing so would frame an important view. The majority of a building’s front wall should still be positioned at the street edge, however.

• Views overlooking the branch and park are desired in this area. This may be provided with outdoor patios, balconies, or rooftop terraces.



• John W. boone house (4th street between broadway & Walnut)

• ra i l road Depot (402 e. broadway)

• st. paul a.M.e. Church (4th & broadway)

National Register Buildings in Neighborhood Center:

Views to Flat Branch Park should be maintained and enhanced.

Buildings should take advantage of views to Flat Branch Park with outdoor patios and balconies.



site Design Considerations: Pa r k I n g a n D a u t O a C C e S SParking should be screened from the street in the Providence/Flat Branch area. The preferred design solutions are those in which active uses, such as storefronts, buffer parking from the street edge.• parking should be placed to the side of or behind buildings with

access from providence or 4th streets.• If surface parking is visible from the street, it should be

screened with landscaping, a decorative fence or wall, and other architectural/landscape features.

• storefronts are the preferred ground floor design for parking structures, although other alternative measures for providing pedestrian interest at the street level, such as using display cases, public art, and architectural details are described in the guidelines and also may be employed.

L a n D S C a P I n gLandscaping in the Providence/Flat Branch area should appear more natural and organic to respond to the adjacent park. Opportunities exist to blend a more park-like landscape into properties along Providence, creating a more varied street wall than the rest of The District.

D r I V e - t h r O u g h fa C I L I t I e SBuildings that require drive-through facilities should be designed where the primary building is the predominant feature, not the drive-through. Pedestrian circulation should be maintained as a priority in this location. • Locate the drive-through service area behind the primary wall

plane of the principle structure.• Driveways should not be located between the primary sidewalk

and primary building.• Design the drive-through facility to be visually coordinated with

the primary structure and its surrounding context.• Corner buildings with drive-through services should respond to

their more prominent location by having at least two facades visibly exposed to the street.

• primary building entrances should orient to a primary street and be accented.

• Design drive-throughs to use existing curb cuts, where feasible. new curb cuts are discouraged.

Views to Flat Branch Park should be maintained and enhanced.

Buildings that require drive-through facilities should be designed where the primary building is the predominant feature.



B u I L D I n g S e t B a C k / B u I L D - t O L I n eBuildings are encouraged to align at the inside sidewalk edge (0-setback), but in some cases, a small setback from the sidewalk edge may be appropriate.• In situations where the building is set back from the sidewalk, it is

important that the foreground be improved in ways that enhance the pedestrian experience and provide visual interest for motorists. This may include courtyards, landscaping, and outdoor display areas.

• Variations in the street wall for small plazas, courtyards, or to make room for outdoor dining is also appropriate.

P L a z a S a n D C O u r t ya r D SPlazas and courtyards that provide accents along the street wall and provide linkages to the park are particularly welcomed in the Providence/Flat Branch context. • Urban plazas and courtyards should be planned to be active with


O u t D O O r D I n I n gOutdoor dining is desired in this character area to support business activity, serve residents, and contribute to the liveliness of the neighborhood. Setting back a portion of a building to provide space for outdoor dining is appropriate.• Taking advantage of the creek backdrop for outdoor dining is an

advantage in this character area.

P r I m a r y B u I L D I n g e n t r a n C ePrimary building entrances should orient to an active, pedestrian-oriented street.• Corner building entries should be accentuated with distinct form,

change in materials, and/or a diagonal entry. a special opportunity for accenting corner building entries exists at the intersection of broadway and providence, as this serves as a “gateway” to downtown.

• In some instances where several buildings might be clustered on a site, entrances may orient to a shared plaza or open space.

• In other locations, where a new building is located at the sidewalk edge, and parking is behind, the design may be “double-fronted” with an entry facing the street and another oriented to an internal parking lot.

Plazas and courtyards that provide accents along the street wal l and prov ide l i nkages to the park a re particularly welcomed in this area.

Outdoor dining is desired in this area and could take advantage of the creek as a backdrop.



building Design Considerations: B u I L D I n g h e I g h tBuildings should have lower overall heights in this area, as it transitions into residential neighborhoods and out of the downtown core. While building heights will be modest, they should still vary, and respond to the surrounding context.• Variations in building heights are important to develop visual

interest and convey a sense of scale. providing some variation in building height within an individual project should be a consideration in this context. In larger projects that occupy at least a quarter of a city block or more, variation in height is especially important.

• This consistency of storefront heights reinforces the sense of alignment of building features along a block and contributes to the “urban” feel of the area. This alignment of first floor heights should be maintained, especially along providence road.

• overall building heights should “step down” in scale toward providence, as it transitions into more residential neighborhoods.

B u I L D I n g S C a L eBuilding scale in this area should appear rather modest as well. Establishing a human scale to buildings in the Providence/Flat Branch character area is essential.• Use vertical articulation to establish a rhythm to the street and

sidewalk edge.• Use horizontal articulation in multi-story buildings to establish

human scale.• a continuous mass, allowing a building to be read as a single

entity, is more appropriate here than in other contexts due to the commercial setting of providence, as long as the mass is sufficiently detailed and provides visual interest at the ground floor.

Building height should be varied, and respond to the surrounding context.

Use vertical and horizontal articulation to establish human scale.

A continuous mass is more appropriate in this context, especially along Providence, but it should be detailed in a manner that provides interest at the ground floor.



B u I L D I n g m at e r I a L SThe use of masonry, such as brick, stone, and concrete are encouraged, but other contemporary materials are also appropriate. • Glass and metal are appropriate materials, but should be used with

a sense of authenticity and detailed in a manner that contributes to the sense of scale. They should be used secondary to masonry, but may be used occasionally as primary materials, especially on upper floors.


• new buildings should include a high percentage of transparency. This is especially important on the ground floor where storefronts are desired in order to animate the public realm. however, a higher degree of transparency than traditionally seen is also appropriate on upper floors.

S t r e e t L e V e L I n t e r e S tMaintaining visual interest at the ground floor is desired in the Providence/Flat Branch context.• It is ideal to include uses along the ground floor of a building that

produce activity along the sidewalk. When an active use cannot be dictated, use the specific guidelines to provide visual interest in order to avoid blank walls.

• storefronts are ideal in this context, but in some cases the building use may not warrant a highly transparent ground floor. other options that provide visual interest are also appropriate, including wall art, display cases, murals, and landscaping.

C o n t e m p o r a r y m a t e r i a l s a r e appropriate, but should be detailed in a way that contributes to a sense of scale.

It is ideal to include uses along the ground floor that produce activity along the sidewalk. Blank walls should be avoided.



norTh VILLaGe arTs DIsTrICTThe north Village arts District is a mid-century industrial area in transition. property owners in this area have made a commitment to locally produced arts. a series of old warehouses have been converted to artist studios and have served as catalysts for the new emerging arts district. north Village is also home to the Farmer’s and artisans Market, which occurs at the historic Wabash station on sundays from october to april. This focus on local arts and food has created an eclectic bohemian atmosphere built on creativity. enhancing this culture and expanding creative uses in this area should be a primary focus.

north Village is conveniently located between Downtown and stephens and Columbia Colleges. It’s proximity to the colleges, in particular, makes it important for new development to focus on pedestrians and bicyclists. a bike trail that runs along the Colt line links this area to downtown, Columbia College, and the shoe Factory District.

The existing character of buildings is low density, with a lower percentage of building coverage on a site than other areas in downtown, due to its industrial past. While it is desired for new buildings to become more “urban” in character, with buildings orienting to the street and sidewalk, this area has opportunity to play up more open space between buildings. buildings may also play up the industrial flair with unusual forms, new materials, and details that convey new technologies in building and design. From the standpoint of compatibility, the primary focus is to assure that the perimeter of each parcel is designed to accommodate pedestrian activity and serve as a “good neighbor” with any abutting residential areas.

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http://farmandart.com/



overarching Goals:• promote the area as a unique district focused on the arts and

culture.• Celebrate an industrial past with whimsical adaptive reuse and

contemporary new construction.• stimulate the expansion of creative businesses.• promote an active, and outdoor-oriented vibe.• promote a pedestrian- and bike-friendly atmosphere.• serve as a “good neighbor” to abutting residential areas.• preserve historic resources.

Celebrate an industrial past with whimsical adaptive reuse and contemporary new construction.

Promote the area as a unique district focused on the arts and culture.

Promote a pedest r ian- and b ike-friendly atmosphere.

Promote an active, and outdoor-oriented vibe.



neighborhood Design Considerations: S t r e e t Pat t e r nThe street grid in North Village deviates from the traditional downtown street and alley grid. Blocks generally follow the traditional cardinal direction street grid, but this area also includes the termination of Park Avenue (at a diagonal) and the railway (parallel to Park Avenue) which creates a couple irregular shaped blocks.• an elongated north-south block exists between park and Walnut

along 10th street to accommodate the former transit center. auto access is provided for parking.

• a few random alleys exist, but are not a predominant feature in this area.

• Curb cuts should be minimized.

P e D e S t r I a n C O n n e C t I O n SPedestrian connections are especially important in this character area, as it experiences high pedestrian movement to and from Columbia College and Stephens College. Pedestrian connections should be maximized. • sidewalks adjacent to buildings should provide primary pedestrian

connections in this context, however mid-block and cross-property connections are appropriate as well.

Street grid pattern

Alleys

A few random alleys exist, but are not a predominant feature in this area.

Pedestrian connections are especially important in this context.





• however, opportunity exists particularly in this area to create more whimsical, artistic and “district” specific streetscape features.

P u B L I C a r tPublic art is particularly important in the North Village character area due to its association as an “arts district.”• public art should be used to enhance this character area’s identity

and promote it as a unique arts district.• It is particularly appropriate in this character area to incorporate

functional public art into the public realm, such as in the way of custom-designed benches, lighting, bike racks, or the like.

• Wabash railroad station and Freight house (126 n. 10th st.)

National Register Buildings in Neighborhood Center:

This bench is an example of a streetscape feature that doubles as public art. Whimsica l l ight ing des ign can be considered public art.

Public art should be used to enhance this character area’s identity.



site Design Considerations: Pa r k I n g a n D a u t O a C C e S SParking should be screened from the street in the North Village area. The preferred design solutions are those in which active uses, such as storefronts, buffer parking from the street edge.• parking should be placed to the side of or behind buildings with

access from secondary streets.• If surface parking is visible from the street, it should be

screened with landscaping, a decorative fence or wall, and other architectural/landscape features.

• storefronts are the preferred ground floor design for parking structures, although other alternative measures for providing pedestrian interest at the street level, such as using display cases, public art, and architectural details are described in the guidelines and also may be employed.

• Curb cuts should be minimized.

L a n D S C a P I n gA more “urban” approach to landscaping should be used in this context, which may include the use of planters, decorative paving, site walls, and ground plantings that are more formal in nature.• In some areas, more lush landscaping palette may be appropriate,

such as in plazas and courtyards. • particularly along the eastern edge, where this context abuts the

residential neighborhood, more lush landscaping is appropriate. • Landscaping should also be used within and along the perimeter

of surface parking lots.• Consider incorporating urban agriculture into projects, due to

the focus on locally produced food and the Farmer’s Market. For example, a “farm to table” restaurant might include a small garden plot on-site.

This property screened parking by constructing a beam across the lot, which acts as a feature and continues the feeling of the street wall. A bike corral is also installed along the curb, which helps to mask the parking.

In some areas, more lush landscaping may be appropriate.

C o n s i d e r i n c o r p o r a t i n g u r b a n agriculture into projects, due to the focus on locally produced foods.

Parking should be screened from the street in the North Village.



B u I L D I n g S e t B a C k / B u I L D - t O L I n eBuildings may be aligned at the inside sidewalk edge (0-setback) or set back from the street. • In situations where the building is set back from the sidewalk, it is

important that the foreground be improved in ways that enhance the pedestrian experience and provide visual interest for motorists. This may include courtyards, landscaping, and outdoor display areas.

P L a z a S a n D C O u r t ya r D SPlazas and courtyards that provide accents along the street wall are particularly welcomed in the North Village context. • Urban plazas and courtyards should be planned to be active with


• opportunities for small plazas, like at the corner of 10th and Walnut where existing corner buildings with 45-degree angles, should be explored.

O u t D O O r D I n I n gOutdoor dining is desired in this character area to support business activity, serve students and nearby residents, and contribute to the liveliness of the neighborhood.

P r I m a r y B u I L D I n g e n t r a n C ePrimary building entrances should orient to an active, pedestrian-oriented street.• Corner building entries should be accentuated with distinct form,

change in materials, and/or a diagonal entry. This is particularly appropriate at the corner of 10th and Walnut, where the existing buildings include significant angled corners.

• In some instances where several buildings might be clustered on a site, entrances may orient to a shared plaza or open space.

• In other locations, where a new building is located at the sidewalk edge, and parking is behind, the design may be “double-fronted” with an entry facing the street and another oriented to an internal parking lot.

Plazas and courtyards provide accents along the street wall.

Corner bui ld ing entr ies should be accentuated with distinct form, change in materials, and/or a diagonal entry. This is particularly appropriate at the corner of 10th and Walnut.



building Design Considerations: B u I L D I n g h e I g h tBuildings should have lower overall heights in this area, as it transitions into residential neighborhoods and out of the downtown core. While building heights will be modest, they should still vary, and respond to the surrounding context.• Variations in building heights are important to develop visual

interest and convey a sense of scale. providing some variation in building height within an individual project should be a consideration in this context. In larger projects that occupy at least a quarter of a city block or more, variation in height is especially important.

• This consistency of storefront heights reinforces the sense of alignment of building features along a block and contributes to the “urban” feel of the area. This alignment of first floor heights should be maintained, especially along providence road.

• overall building heights should “step down” in scale toward adjacent residential neighborhoods.

B u I L D I n g S C a L eBuilding scale in this area should appear rather modest as well. Establishing a human scale to buildings in the North Village character area is essential.• Use vertical articulation to establish a rhythm to the street and

sidewalk edge.• Use horizontal articulation in multi-story buildings to establish

human scale.• roof forms may vary in this context.

Buildings should have lower overall heights in this area.

Va r i a t ions i n bu i ld ing he igh t a re important to develop visual interest and convey a sense of scale.

Various articulation in a facade breaks down the scale of a building. Roof forms may vary in this context and could help break down the scale of a building as well.



B u I L D I n g m at e r I a L SA wider range of materials are appropriate in this context, especially architectural metals, glass, concrete and heavy timber• Traditional masonry, brick and stone are still appropriate as well.• Contemporary materials should have proven durability and result

in high quality design and construction. They should be detailed to create a sense of scale and have interesting colors and textures. The design guidelines provide some examples of a variety of high quality materials, while a wider variety of color choices are shown here.

• bold colors are appropriate to contribute to the artistic culture, but should be used as accents to primary materials.

S t r e e t L e V e L I n t e r e S tMaintaining visual interest at the ground floor is desired in the North Village context.• It is ideal to include uses along the ground floor of a building that


• storefronts are ideal in this context, but in some cases the building use may not warrant a highly transparent ground floor. other options that provide visual interest are also appropriate, including wall art, display cases, murals, and landscaping.

Mainta in ing v isua l in terest a t the ground floor is desired in the North Village context.

A wider range of materials are appropriate in this context, especially architectural metals, glass, concrete and heavy timber.



4 - Case studies 119


4-case studiesThis chapter provides a series of case studies which highlight specific design guidelines and design principles. One prototype is provided per character area in order to fully represent the entire district. These case studies provide a consolidated graphic representation of the information displayed throughout the document.

One case study per character area is provided. Each one seeks to demonstrate a different design context and building type, scale and character to show the variety of acceptable projects which are welcomed throughout The District. They are:

H i s t o r i c U r b a n c o r e c a s e s t U d y:• New Development Respecting the Character and Scale of Historic

Properties.

d o w n t o w n n e i g H b o r H o o d c e n t e r c a s e s t U d y:• Full Block Residential Development with Structured Parking

U n i v e r s i t y e d g e c a s e s t U d y:• Institutional Building as Transition to Downtown

P r o v i d e n c e / F l at b r a n c H c a s e s t U d y:• New Development Orienting to Providence and Flat Branch Park

n o r t H v i l l a g e a r t s d i s t r i c t c a s e s t U d y:• Additions and Placemaking in an Industrial Context

IN THIS CHAPTERHistoric Urban Core Case Study 120

Downtown Neighborhood Center Case Study 124

University Edge Case Study 128

Providence/Flat Branch Case Study 132

North Village Arts District Case Study 136



HISTORIC URBAN CORE CASE STUDy

• Reinforce the established urban character of the area.

• P r o m o t e a n a c t i v e , pedestrian-friendly street level.

• Encourage creative, high quality design.

• M a i n t a i n a s e n s e o f visual continuity , whi le also providing accents to the basic character of the context.

• Preserve historic resources.

Historic Urban Core Overarching Goals:

New Development Respecting the Character and Scale of Historic PropertiesThe Historic Urban Core continues to serve as the highest concentration of dense development and historic building stock in the city. New development in this character area may seek to achieve much higher densities, resulting in large, urban buildings. These new buildings should respect the character and scale of the existing historic properties, especially when they are constructed adjacent to a historic building(s). Paying attention to detail, and respecting the architectural features that define the Historic Urban Core is important. These features include, but are not limited to:• Storefront character at the ground floor.• Buildings constructed at the sidewalk edge.• Pronounced entries.• Appearance of a “base, middle, and cap”.• Two to three-story “street wall”, or height of buildings at the street

edge.

The following case study is one example for how to respond to existing historic properties while increasing services, jobs, and housing choices in downtown with higher-intensity development.

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Active ground floor uses and alignment of 1st floor heights.

Scale of first two stories should respond to historic context.

Port ion of bui ld ing closest to historic property is lower in height to respect scale of existing building.

Variations in building height is important to develop visual interest.

Variation in building materials. Masonry, br ick , s tone and concrete should dominate to respect h is tor ic character, but glass and metal are also appropriate.

New development should respect the character and scale of historic properties by stepping down in scale when adjacent to a historic building and by acknowledging architectural features that define this Historic Urban Core.

New Development

Historic Property

Maintain alleys for service and parking access.

CASE STUDy - New Development Respecting the Character and Scale of Historic Properties



Taller buildings are appropriate in this context.

A repetition of “bays” at the ground floor is indicative of historic development patterns.

Honor historic traditions such as variation of height at the street edge, to break up the mass of a large building.

A r h y t h m o f w i n d o w s o n upper floors respects historic traditions.

A d d v i s u a l i n t e re s t w i t h a r c h i t e c t u r a l f e a t u r e s such as awn ings o r o ther ornamentation.

New buildings should respect historic traditions.

Stepping back larger massing of a building is important, especially when adjacent to historic context.

A repetition of bays at the ground floor helps create visual interest and pedestrian-scale.

Step down in scale to historic buildings and use compatible material palettes.




Promote a vibrant pedestrian experience by placing active uses on the ground floor, such as retail or restaurants, whenever feasible. Landscaping and furnishings also contribute to a lively pedestrian experience.

Sidewalk cafés promote activity along a sidewalk.

L a n d s c a p i n g a n d s t r e e t s c a p e furnishings should be coordinated with the existing downtown palette.

Add visual interest with architectural features such as awnings or other ornamentation.




DOwNTOwN NEIgHBORHOOD CENTER CASE STUDy

• E n c o u r a g e h i g h -qual i ty, h igher-densi ty development

• Contribute to an urban living lifestyle and neighborly atmosphere.

• Provide a coherent sense of identity.

• P rov ide a pedest r ian-friendly environment.

• Provide opportunities for outdoor uses that support business activity.


Downtown Neighborhood Center Overarching Goals:

Full-Block Development with Structured ParkingThe vision for the Downtown Neighborhood Center character area is to promote a greater variety of housing choices within downtown, as more people choose to live near the amenities that downtown provides. Creating a pedestrian-friendly experience is paramount in this character area, as the choice to walk to entertainment and services should be obvious and comfortable. Therefore, new residential and mixed use buildings should orient to the street and promote safety by providing “eyes on the street” with stoops, porches, balconies, front doors, and windows wherever possible. For apartment buildings, amenities such as lounges, exercise rooms, and cafés should be located on the exterior of the building and orient to the street where pedestrian activity is most prominent. Pedestrian connections should be maximized and for larger developments, mid-block passages could help break up the scale of a development while providing an interesting pedestrian experience.

The following case study represents one example for redeveloping a full-block with parking on-site in a parking structure.

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Courtyard provides outdoor area for resident interaction and activities.

Parking structure provides on-site parking for residents.

Placing act ive uses on the ground floor is desirable to activate sidewalks.

A mid-block passage increases pedestrian travel options.

Residential Uses

Parking Structure

Active ground Floor Uses

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The vision for the Downtown Neighborhood Center area is to promote a greater variety of housing choices within downtown.

Conceptual Case Study Site Plan

CASE STUDy - Full-Block Development with Structured Parking

Activate ground floor with individual unit entries.

Implement a consistent streetscape.

Orient primary bui lding entrances to an act ive street and preferably near active uses.

1 s t t w o f l o o r s re l a t e t o s c a l e o f s u r r o u n d i n g historic buildings



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Courtyards serve as a gathering place for residents and are a positive contribution to the surrounding neighborhood.

Mid-block passages provide secondary gathering spaces and increase options for pedestrian travel.

Cou r t ya rds may i nc lude ou tdoo r amenities such as fountains or outdoor fire pits.

Pedestrian passages improve overall connectivity for residents.

Courtyards serve as gathering places for residents.




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Providing active uses in residential buildings is important, as it increases safety and contributes to an urban lifestyle.

Entrances for parking structures (for autos and pedestrians) should be highly visible and pronounced with appropriate signage. These areas should be well-lit and transparent to provide a safe atmosphere.

Exercise rooms and other amenities may be used for ground floor activation.

Include active uses on the ground floor of parking structures.

Entrances to parking structures should be highly visible, include signage, and be well-lit.

Materiality of garage doors should be human-scaled and pedestrian friendly.


Activate the ground floor of residential buildings to enhance the public realm.



UNIvERSITy EDgE CASE STUDy

• Promote a lively and active neighborhood both day and night.

• Blend a campus atmosphere w i t h a d o w n t o w n atmosphere.

• P rov ide a pedest r ian-friendly environment.

• Coordinate landscaping and public spaces with a campus context to provide a sense of identity to the area.

• Preserve historic resources.• Buildings should orient to

both downtown and the university.

University Edge Overarching Goals:

Institutional Building as a Transition to DowntownThe University Edge character area is a transition from a campus environment to an urban downtown. Buildings in this character area should relate to both downtown and the university in materiality, composition, form and character. For example, a facade that is directly adjacent to the university could take on a more “campus-like” presence with larger setbacks to provide for open space like courtyards, outdoor seating, landscaping or pedestrian passages while a facade adjacent to downtown should relate to the character and form of downtown buildings, being built to the sidewalk edge and providing interest on the ground floor. Student housing should also be a consideration in this character area, as more rental units are added to the downtown to meet student demand. Student housing developments should follow principles from the previous Downtown Neighborhood Center case study. This character area should be pedestrian and bike-friendly and promote a lively and active neighborhood that is safe and inviting.

The following case study represents development of an institutional building that is adjacent to both the university and downtown.

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CASE STUDy - Institutional Building as a Transition to Downtown

Larger building setbacks to provide for open space is encouraged on facades that are directly adjacent to campus.

Glass and metal are appropriate materials, but should be used with a sense of authenticity and detailed to contribute to a sense of scale.

Incorporate active ground floor uses, whenever possible in this character area.

Corner entrances are one way of orienting the building to both the university and downtown.

Traditional materials such as masonry, brick and stone are encouraged to provide a sense of scale and relate to the surrounding context of downtown and the university.

New Development

Existing Context

The University Edge character area is a transition from a campus environment to an urban downtown. Buildings should relate to both contexts in materiality, composition, form and character.




Pedestrian connections are especially important in this area, as it experiences high pedestrian movement to and from campus.

Plazas and courtyards that provide accents along the urban street wall are particularly welcomed in this area.

Urban plazas and courtyards should be planned to be active with use and to be framed by buildings that will energize the spaces with pedestrian movement.




Maintaining visual interest at the ground floor is desired in this context. When an active use cannot be provided, avoid blank walls by providing visual interest in other ways. This model shows how display cases can provide interest at the ground floor.

High quality, whimsical artwork along a facade provides interest.

A mural displaying goods or services is also appropriate.

Architectural detailing and landscaping treatment can provide visual interest.



PROvIDENCE/FlAT BRANCH CASE STUDy

• D e v e l o p s t r o n g e r p e d e s t r i a n - o r i e n t e d frontages and more clearly defined street walls along Providence and Broadway.

• Promote this area as an entrance into downtown.

• L i n k p r o p e r t i e s w i t h pedestrian passages.

• Orient to the creek/branch wherever possible, and link properties to the park.


Providence/Flat Branch Overarching Goals:

New Development Orienting to Providence and Flat Branch ParkThe Providence/Flat Branch area includes the primary “urban oasis” in downtown: Flat Branch Park. This wonderful amenity should be celebrated and used to encourage economic development around it. New development in this area should orient to the creek and park, as well as Providence Road. Integrating the natural environment as part of the design will enhance the area’s identity and allow it to become a destination for The District. Orienting to Providence Road will also promote pedestrian activity along the arterial and help create a stronger identity as the “gateway to downtown.” Other uses along 4th Street, such as residential buildings, may desire to locate near the park for an additional amenity to such developments.

The following case study shows one example for how a cluster of commercial or mixed use buildings could orient to both Providence Road and the branch. A plaza is located between the buildings to bring the park-like setting into the development and outdoor café’s and rooftop terraces overlook the branch and park.

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CASE STUDy - New Development Orienting to Providence and Flat Branch Park

New development in this area should orient to the creek and park, as well as Providence Road. Integrating the natural environment as part of the design will enhance the area’s identity and allow it to become a destination for The District.

New development in this area should also orient to Providence Road and create an urban edge to the street. Doing so will promote pedestrian activity. Parking should be placed behind or to the sides of buildings instead of in front.




The two buildings help frame a small linear plaza, which could include additional seating, provide outdoor space for activities, and serve as a pedestrian passage and link to the park.

Ideally, active uses would be placed on the ground floor, such as a restaurant, coffee shop, book store, or retailer to help animate the plaza during both daytime and nighttime. The plaza could include extensive landscaping to pull the park-like setting into the development




In an instance where a new development occurs next to an existing development with surface parking in front of the building, that parking lot should be enhanced with landscaping and/or other features to reinforce the “street wall” at the back of the sidewalk. This example shows a “gateway” into the parking lot with a site wall and landscaping to screen the appearance of cars.

Landscaping and a low wall of high quality materials is encouraged along existing surface parking lots to screen the appearance of cars and reinforce the “street wall.”

A pergola, archway, or other “gateway” l ike feature could add design and character to the parking edge.



NORTH vIllAgE ARTS DISTRICT CASE STUDy

• Promote the area as a unique district focused on the arts and culture.

• Celebrate an industrial past wi th whimsical adapt ive reuse and contemporary new construction.

• Stimulate the expansion of creative businesses.

• Promote an active, and outdoor-oriented vibe.

• Promote a pedestr ian-friendly atmosphere.

• Serve as a “good neighbor” to abutting residential areas.


North Village Arts District Overarching Goals:

Additions and Placemaking in North villageThe vision for the North village Arts District character area is to transform from an industrial area into an eclectic arts district with a unique identity. Some existing industrial buildings have been adapted for arts-related uses. The area continues to evolve with a creative flair with use of bold colors and activation of sidewalks and small, private outdoor spaces.

This area has potential to intensify with new development due to the low amount of current density and percentage of building coverage. Additions to existing industrial buildings may be especially desirable in this context. Small parks and plazas may be created with leftover space. Pedestrian and bike connections are also important, as this character area is adjacent to the Columbia College campus.

More flexibility should be allowed in this character area, as creativity is especially important. Designs that convey new technologies are welcomed, along with bold and playful materials and building forms.

N



Additions

Existing Context

CASE STUDy - Additions and Placemaking in North village

BEFORE - Industrial context with “one-sided” buildings.

AFTER - Additions orient buildings to all streets, and new streetscape, café seating and plaza create a vibrant pedestrian experience.



Urban plazas and courtyards should be planned to be active with use and to be framed by buildings that will energize the spaces with pedestrian movement. Mid-block pedestrian passages are particularly important in this context where alleys are not present.


Iconic public art is encouraged in this context.

Recognizing the industrial and railyard heritage in unique ways could add to the history and culture.

More open space is appropriate in this context.



Maintaining visual interest at the ground floor is desired in this context. New additions can fill the block and create activity and transparency along the street, especially at key intersections. Public art should be integrated into new projects wherever possible to highlight the arts focus.


Whimsical architectural forms and materials are more appropriate in this context.

Public art should be a main feature.

Adaptive reuse and activation of the street and sidewalk is encouraged.

This example shows how a historic building’s loading dock can be turned into front stoops for loft residential units.



design guidelinesTHE DISTRICT Columbia, Missouri

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