HOLLERING PLACE MASTER PLAN Adopted December 2, 2008 HOLLERING PLACE MASTER PLAN 1 3 Acknowledgements 5 Introduction 5 Hollering Place History 6 Project Background 7 Why & How is This Plan Different? 8 The Site 10 The Process: Developing Options for Feedback 10 Option A: Maximizing Increment 12 Option B: Heritage Campus Model 13 The Best of Both Options 15 The Hollering Place Master Plan 16 Design Themes & Unifying Elements 1 7 The Plan in Detail 17 Upper Site: Empire Blvd. Wayside 18 Opening Up the View 19 Managing Stormwater & Reclaiming Habitat 21 Cottages as Transitions 22 The Lower Site: A Smart & Sustainable Approach 24 Heritage Campus: Local History & Hands-On Learning 27 Cottage/Retail Clusters 28 Dockside Retail 29 Bayside Inn & Restaurant 30 The Story Trail 32 Reconnecting to the Water 3 3 Readying the Site, Development Phasing & Potential Partners 34 Phasing the Development Program 37 Next Steps for the Urban Renewal Agency 38 Potential Public Partners 3 9 Land Use, Site Design & Building Typologies 39 Zoning Recommendations 41 Site Design, Circulation & the Public Realm 45 Building Typologies 4 9 Conclusion TABLE OF CONTENTS COOS BAY URBAN RENEWAL AGENCY 2 O R E G O N D O W N T O W N D E V E L O P M E N T A S S O C I A T I O N 7 6 3 9 N . B R A N D O N A V E N U E P O R T L A N D , O R 9 7 2 1 7 5 0 3 . 5 8 7 . 0 5 7 4 J O H N S O N G A R D N E R 3 1 9 S W W A S H I N G T O N S U I T E 1 0 2 0 P O R T L A N D , O R 9 7 2 0 4 5 0 3 . 2 9 5 . 7 8 3 2 P B P L A C E M A K I N G 4 0 0 S W S I X T H S T R E E T P O R T L A N D , O R 9 7 2 0 4 5 0 3 . 2 9 5 . 7 8 3 2 B R A M A R E L A N D S C A P E A R C H I T E C T U R E 7 6 3 9 N . B R A N D O N A V E N U E P O R T L A N D , O R 9 7 2 1 7 5 0 3 . 3 3 5 . 8 9 3 3 P R O J E C T TEAM B r a m a r e, Inc. Landscape Architecture & Design HOLLERING PLACE MASTER PLAN 3 COOS BAY URBAN RENEWAL AGENCY Jon Eck, Chair Mayor Jeff McKeown Michele Burnett Mark Daily Stephanie Kramer Gene Melton John Muenchrath C I T I Z E N S OF COOS BAY & THE CONCERNED CITIZENS OF EMPIRE GROUP For their participation in developing this plan ACKNOWLEDGEMENTS CITY OF COOS BAY STAFF Chuck Freeman, City Manager Joyce Jansen, Deputy City Manager Jim Hossley, Public Works Director Laura Barron, Planner COOS BAY URBAN RENEWAL AGENCY 4 (blank) HOLLERING PLACE MASTER PLAN 5 This historic photo shows the Hollering Place from the water. The arrow indicates the original courthouse located at the top of what is now the project site. I N T R ODUCTION HOLLERING PLACE HISTORY Before the first Europeans sailed into the Coos Bay estuary, the Hollering Place was the center for transportation, commerce and, without a doubt, communication. By establishing a village named Hanisitch (place of the Hanis) on the narrowest crossing of the Coos Bay estuary, the area’s original inhabitants recognized the value of this location any anyone traveling along the coast. South- bound travelers would holler across to the village and someone would paddle over to provide passage. Located on the deepest water in the west bay, the Hollering Place became the site of the first European settlement in what would later become Coos County. The small port community grew to become Empire City, the first Coos County seat. The original courthouse was located on the bluff overlooking the waterfront (see photo, below). After the county seat was moved to Coquille, the City of Empire lost energy and over time the city was incorporated into the City of Coos Bay. In 1998, a restaurant fire at the location of the old courthouse (the intersection of Newmark and Empire Blvd.) revealed a wonderful view to the bay and ‘rediscovery’ of the historic Hollering Place. A citizen-led effort convinced the City to purchase the 3.68 acre property for an overlook/wayside on the upper level and to redevelop the lower part of the property adjacent to the waterfront. COOS BAY URBAN RENEWAL AGENCY 6 Several members of the Developers Tour group looking over the Hollering Place site. This photo was taken on the lower ‘bench’ of the site near the waterfront. PROJECT BACKGROUND By 2007, Empire citizens and the City had worked together to clean up the Hollering Place site and develop prioritized next steps. Local citizens were eager for the City to develop an overlook/wayside with historic information presented for visitors who stopped. A redevelopment scheme for the site was developed that incorporated concepts for a wayside and redevelopment on the lower portion of the site. Four goals emerged from public workshops associated with this planning effort: • Preserve and utilize the views • Encourage economic revitalization of the Empire Business District with a retail village complex • Present the history of the site • Maximize water-related activities and facilities The City contracted for geo-technical studies for portions of the site to better understand the slope’s stability and development potential. In the meantime, the City was interested in helping move the project along by developing a detailed, market-based master plan for the Hollering Place. The goal was to develop a plan that was: based in economic feasibility; could be marketed to developers; and was supported by the community. Project phasing, potential partnerships and marketing the site would also be important components of the Hollering Place master plan. In the summer of 2008, a team assembled by the Oregon Downtown Development Association was selected to develop the market- based master plan for the Hollering Place. This report is a culmination of HOLLERING PLACE MASTER PLAN 7 These photos show different aspects of the Hollering Place site and the adjacent bay. A goal of this project was to develop a realistic redevelopment plan for this site that was based in market reality and could be supported by the local community. information gleaned through public involvement and realistic redevelopment opportunities for the Hollering Place site. WHY & HOW IS THIS PLAN DIFFERE N T? More often than not, master plans are developed based on a vision and not market realities. This master plan moves previous planning efforts forward by market testing assumptions and concepts, incorporating developer feedback and by meeting multiple objectives that include: • Community objectives: some of which are non-revenue generating • Urban Renewal objectives: which are to increase the tax base and have a catalyst project to help spur additional development and investment in the Empire District • Business District objectives: where what happens on the Hollering Place site should complement and connect with the existing business district The process to develop this plan began differently than most planning efforts. Phase I began with testing assumptions and assessment of the redevelopment potential of the property. A Developers’ Tour was conducted on August 28th. Seven developers from the valley and coast, along with representatives from the City, Concerned Citizens of Empire and project team participated in the tour. Following the tour, the developers debriefed with the group over lunch. From this feedback the project team then developed two redevelopment scenarios (described shortly) to present to the public. Phase II of the project incorporated comments from the initial concepts COOS BAY URBAN RENEWAL AGENCY 8 into a final plan based on market feasibility. An illustrative plan was developed, along with perspective sketches of proposed improvements, an economic analysis conducted and engineered drawings for public improvements to the upper level of the site created. A code audit was also conducted and draft design standards created. A marketing brochure, targeted to developers, was part of the project deliverables. T H E SITE Situated at the junction of Newmark Avenue and Empire Boulevard (Cape Arago Highway), the Hollering Place site is the terminating vista as one travels west through the Empire District before making a left turn to continue south. The site is comprised of four lots (lot #s 6000 & 6700 on the upper bluff and 300 & 301 on the lower bench), with a total area of 3.68 acres. The existing zoning is General Commercial for the lots located on the bluff and Urban Water Dependent on the lower lots above the high water line and Development Aquatic below the high water mark. Sketches, on the next page, show the site’s relationships and factors to consider in its redevelopment. This map shows the Hollering Place site, adjacent public uses, flood and tsunami zone demarcation and lot boundaries. HOLLERING PLACE MASTER PLAN 9 . 4. Access for people and vehicles. 5. Environmental factors. 6. Being a good neighbor today and in the future. 1. The Hollering Place Site. 2. Connecting the Empire District with the Bayfront. 3. Preserving and enhancing views. These site study sketches were created in order to help the project team understand key factors in redeveloping the Hollering Place site. The site is shown in sketch #1. Connection to the Empire District (#2) is critical and can be achieved by using small scaled gateway development near the intersection of Newmark Avenue and Empire Boulevard as an anchor and connector to the development ‘below’. Preserving and enhancing views (3) is a key component and will be balanced with achieving the right development mix and ensuring access for people and vehicles (#4). Taking into account the myriad weather and environmental factors is also important (#5), as is making sure the new development is complementary to adjacent use (#6). COOS BAY URBAN RENEWAL AGENCY 10 The site’s physical condition varies. The bluff portion is relatively flat and open. It contains a thick hedge to keep people away from bluff’s sharp drop off. Newmark Avenue, as it continues down the hill from Empire Blvd., is a narrow cut with the property’s steep slope adjacent to the roadway. Storm water runoff on this portion of the site has caused erosion. The grade change between the upper bluff and lower portion of the site is approximately 30’ and in its current condition (without retaining walls), the slope is unstable and prone to slides. The lower portion of the site has been cleared, is fenced off and contains remnants of concrete from its previous use. Locals, who are familiar with the site, say that a stream has been covered over in this area. (The lower part of the site has been heavily filled.) They also talk about the Hollering Place as being near the location of an early Native American village called Hanisitch, but its precise location has not yet been identified. A large dock lies in ruins from the site into the bay. Directly south of the lower site, a public boat launch, tie- up, fishing pier and public parking lot that contains a cleaning station and public restrooms exist. Nearby, Coast Guard offices, residential and industrial uses and vacant lots complete the picture. THE PROCESS: DEVELOPING OPTIONS FOR FEEDBACK An important component in developing this master plan was to offer the community redevelopment options for the Hollering Place site and let them choose an option, or combination of options, to move forward. The following pages outline the two original development scenarios developed and tested with the community during Phase I of the project. O P T I O N A: MAXIMI ZIN G INCR EM E NT This redevelopment scheme was focused on getting as much development density in order to gain the most of tax increment - - putting more dollars into the Urban Renewal district to help fund desired public improvements. The plan showed $14,000,000 worth of real market value and included wayside commercial, condos, ground floor retail, boutique hotel, restaurant and dock services retail. HOLLERING PLACE MASTER PLAN 11 Redevelopment OPTION A: Maximizing Increment D o c k Retail Bou t i q u e Reside ntial Commer c i a l Do ck W a ys i de Inte r p r e ta ti ve Center Public Plaza Inco m e Non-Inco m e Produc in g Produ ci ng Prog ram A Components: SF RMV/SF RMV Highway Commercial 2,400 160 $384,000 Condos 22,400 350 $7,840,000 Ground Floor Retail 7,200 140 $1,008,000 Boutique Hotel 24,000 180 $4,320,000 Restaurant 3,500 120 $420,000 Dock Services Retail 1,500 80 $120,000 $14,092,000 COOS BAY URBAN RENEWAL AGENCY 12 Redevelopment OPTION B: Heritage Campus D o c k Retail Cotta ge Reside ntia l Comme rc ia l W a ys i d e Public Plaza School/Educa ti o n a l Inte rpre t a ti ve Cente r Inc om e Non-Income Produc i n g Produci n g Program B Components: SF RMV/SF RMV Highway Commercial 2,400 160 $384,000 Condos 14,400 220 $3,168,000 School 18,000 120 $2,160,000 Restaurant 2,500 100 $250,000 Dock Services Retail 1,500 80 $120,000 $6,082,000 OPTION B: HER ITAGE CAMPUS The second development program offered by the project team was much less dense in development style and included the incorporation of a heritage campus for activities like wooden boat building, etc. It also included retail, cottages, a small restaurant and water-related retail. HOLLERING PLACE MASTER PLAN 13 On August 28, 2008, the community turned out in numbers to hear about, and comment on, the two redevelopment options put forward by the project team. Following this meeting, the team combined the most favored options of into a plan that was presented to the public on September 22nd. THE BEST OF BOTH OPTION S Community feedback was extremely valuable to help the project team refine concepts and move the project to its next phase. On Option A: Maximizing Increment , the community L I KED : • How the upper portion of the site was handled • Historic seaside architecture style • Story Trail for site interpretation They DISLIKED the following: • Modern architecture examples • Lower portion of the site was too densely developed On Option B: Heritage Campus, the community LIKED: • How the lower portion of the site was handled • Historic seaside architecture and connection to nature • Concept of Heritage Campus • Story Trail for site interpretation They DISLIKED: • How the upper portion of the site was handled In response to public feedback gathered at the August 28th meeting, the project team refined the original concepts; melding the favored concepts of both options into the final version of the master plan for the Hollering Place site. It was presented at a public meeting on September 22, 2008 for comments. The plan was very well received, barring one cross- section drawing showing the proposed new building on the bluff with a design emulating a light house. Following the public meeting, the project team moved forward with next phase tasks, including developing engineered drawings for improvements to the upper level of the site and ball-park cost estimates that fed into a more detailed level of economic analysis. COOS BAY URBAN RENEWAL AGENCY 14 (blank) HOLLERING PLACE MASTER PLAN 15 The Hollering Place Master Plan; a combination of the most desired elements from previous concepts. H O L L E R I N G PLACE MASTER PLAN THE HOLLER IN G PLACE MASTER PLAN: A SCHEME THAT WORKS The master plan for the Hollering Place site anticipates a range of uses that include: commercial; residential; overnight lodging; and educational. The plan is designed to allow for phased development of the site, within the constraints of an overall development program. The bluff portion of the site is envisioned to include an overlook area, as well as an interpretive area (part of the Story Trail), public restrooms and a small space. The proposed development program for the Hollering Place includes these components: • Hotel/Restaurant: 3 floors, approximately 20,000 sqft • Mixed-use Cottages: 10 units, 2.5 floors, ground floor retail/workshop: 880 sqft, residential cottage with loft: 860 sqft • Retail Pavilion: 400 sqft • Heritage Campus: 2 workshops at 1,800 sqftt each, Admin/classrooms/meeting: 2,800 sqft • Empire Boulevard: Retail overlook: 1,600 sqft • Mill St. Cottages: 2 at 1760 sqft each • Parking: 28 spaces upper, 57 spaces lower COOS BAY URBAN RENEWAL AGENCY 16 DESIGN THEMES & UNIFYING ELEMENTS Throughout the development of the master plan, the project team and community discussed themes and unifying elements in order to develop a relevant and cohesive design vocabulary for the Hollering Place site. There was a consensus that themes celebrating local historic architecture, reclamation of native shoreline habitats, sustainability, interpretation of local history and reconnection to the water and boat- building were the most relevant. Focusing on these themes and using them as part of the Hollering Place design pattern will help strengthen the district’s identity, ensure compatible development and communicate the Hollering Place’s unique story. These photos represent the themes used in the master plan to help tell the varied and interesting story of the Hollering Place and Empire. HOLLERING PLACE MASTER PLAN 17 This section of the plan deals with the Empire Boulevard Wayside which incorporates a parking lot, overlook, interpretative panels and a building that contains retail and public restrooms. This portion of the plan also includes the regraded slope to open up the view of the bay and proposed development, bioswales (to manage stormwater runoff), and the creation of two cottages at the bottom of the hill, adjacent to Mill Street. THE PLAN IN DETAIL Although the size of the Hollering Place redevelopment site is small (3.68 acres), the redevelopment plan has several facets and components. This section of the report describes, in detail, the proposed development program for the site. The enlarged plan sections, right and on following pages, are taken directly from the master plan shown on page 15. The Empire Boulevard Overlook Retail: 1,600 sq ft Overlook parking: 28 spaces Starting at the top of the site, the proposed plan includes the Empire Boulevard Overlook. The master plan envisions this portion of the site as serving as an important anchor and entry statement, signaling the presence of the remainder of the project which would be difficult to see from the highway. This development phase is considered to be critical and would likely be the first to be implemented. This portion of the site would need to be developed as a public/private partnership, including the cut back of the slope, construction of retaining walls, building, interpretative overlook and parking. This site should also be prioritized from a logistics perspective, as construction of the roadway would be highly detrimental to any development on the lower portion of the site occurring simultaneously. The overlook building is estimated at 1,600 square feet, offering enough space for a retail/café space. The overlook parking area includes 28 spaces. Both the building and parking area connect to a plaza/overlook area that incorporates an attractive stone wall with interpretative Story Trail panels built into it. COOS BAY URBAN RENEWAL AGENCY 18 These photos and sketches are examples of how the Empire Boulevard Overlook could be developed. The largest portion of cost associated with the development on the bluff would be attributed to the necessary retaining wall system. This cost could be mitigated through a public/private partnership and there are opportunities to use innovative tools and solutions. Opening Up the View One concept that gained wide support during the planning process involved cutting back the upper bluff’s slope 50’ along Newmark. Currently, Newmark’s roadway is a slot cutting through the hill and by laying back the slope, an additional 50’ of view could be opened - - giving valuable visual access to the bayfront and development on the lower bench of the site. HOLLERING PLACE MASTER PLAN 19 Existing conditions along Newmark from the top of the Hollering Place site. Rendering from the same angle showing how the view would be opened up by laying back the slope. Note bioswale treatment to manage stormwater runoff. The cost to lay back the slope, create the bioswale and include the streetscape and infrastructure amenities is not an expensive endeavor and will provide a lot of ‘bang for the buck’. However, this improvement must be coordinated with the larger, expensive retaining wall system for the overlook (along with the other overlook improvements). COOS BAY URBAN RENEWAL AGENCY 20 Managing Stormwater & Reclaiming Habitat During this project’s public meetings, the community was very interested in sustainable practices, reclaiming native habitats and managing stormwater runoff. In response, the designers incorporated a variety of measures to meet these objectives. Moving down the hill from Empire, a bioswale is proposed between the sidewalk and roadway to manage and filter runoff. At the intersection of Newmark and Mill, a small detention basin would be created. From there an underground pipe would carry the stormwater across Mill Street and into the larger bioswale running through the bayfront development. (Cost estimates for all the site work follows as do details on the other sustainable measures.) Examples of bioswales that manage and filter stormwater runoff. They are composed of rock-lined channels that are planted with native species. HOLLERING PLACE MASTER PLAN 21 Existing Conditions This sketch shows the location of the proposed cottages along Mill St. Cottages as Transitions Mill Street Cottages: 2 @ 1760 sqft ea with tuck-under parking Along Mill Street, at the bottom of the bluff, two cottages are proposed as part of the overall development plan. They would serve as a sensitive transition to the adjacent residential area to the south. The cottages would incorporate tuck-under parking; with second floor balconies and windows to the views. They were carefully designed as to not obscure the view from the overlook. For development purposes, they could be phased separately. FOR-SALE RESIDENTIAL OVER GARAGES SUMMARY INFORMATION November 3, 2008 AREA SUMMARY: CONSTRUCTION LOAN ASSUMPTIONS: P a r c e l Siz e ( SF) 5 ,0 0 0 Construction Loan Amount $427,500 Bu ild in g Siz e ( SF) 3 ,4 8 0 In t e r e s t Ra t e 7 .0 0 % Re s id e n t ia l Un it s 2 Te r m ( m o n t h s ) 1 8 De n s it y ( Un it s / Ac r e ) 1 7 .4 2 Dr a w d o w n Fa ct o r 0 .5 2 Construction Interest $21,989 INCOME SUMMARY: Co n s t r u c t io n Lo a n Fe e ( % ) 1 .0 0 % Total Average Gross/ Net Co n s t r u c t io n Lo a n Fe e ( $) $4,275 SF Price/ SF Income MEASURES OF RETURN: Re s id e n t ia l Un it s 2 ,2 8 0 $ 2 5 0 .0 0 $ 5 7 0 ,0 0 0 In d ic a t e d Va lu e @ St a b liz a t io n $ 5 3 5 ,8 0 0 Le s s Co m m is s io n s 5 .0 % $ 5 4 1 ,5 0 0 Va lu e / Co s t 1 1 4 % COST SUMMARY: Re t u r n o n Sa le s ( ROS) 4 5 .7 % Per SF Total ESTIMATION OF VIABILITY GAP Ac q u is it io n Co s t $0 .0 0 $ 0 Ta r ge t e d Re t u r n o n Sa le s 2 0 .0 % Dir e c t Co n s t r u c t io n Co s t $ 1 1 1 .4 6 $ 3 8 7 ,8 8 0 Ca lc u la t e d ROS 4 5 .7 % So ft Co s t s $ 2 3 .4 1 $ 8 1 ,4 5 5 Ca lc u la t e d Ga p - ( in clu d e s p a r k in g) ( $ 9 5 ,6 3 2 ) TOTAL $ 1 3 4 .8 7 $469,335 Ov e r a ll Ga p a s % o f De v e lo p m e n t Co s t - 2 0 .4 % Residual Land Value: $95,632 COTTAGES COOS BAY URBAN RENEWAL AGENCY 22 The concept for the lower portion of the Hollering Place site includes the incorporation of a boardwalk system connected to buildings constructed on piles. Beneath, a bioswale system would manage and treat storm water runoff through native plants that hold and filter the water. T H E LOWER SITE: A SMART & SUSTAINABLE APPROACH For the balance of the site on the lower bench (west of Mill Street to the waterfront), the master plan envisions creation of an extensive bioswale system that would connect with the one along Newmark. This portion of the site has been extensively filled over time, and a recent geo-tech report outlines the necessity of driving piles to a depth of around 30’ in order to support any new development. This is mandatory in order to address soil liquefaction issues during an earthquake. Since piles are necessary part of new infrastructure, the design team decided to slightly raise the floor level of buildings and connect them with a boardwalk system. The bioswale system would be located beneath the boardwalk and buildings. It would be created by HOLLERING PLACE MASTER PLAN 23 excavating soil beneath the boardwalk system, incorporating stone-lined channels and native plants. The parking lots, located at the edges of the development, would be recessed slightly from the surrounding streets. They would be graded to capture all stormwater into the bioswale directly adjacent. Connection to the development would be via boardwalks. Creating a raised boardwalk village over a bioswale will achieve several benefits: 1) address flood plain and potential winter storm surge issues; 2) allow for bioremediation of runoff by treating it onsite in the bioswale; 3) support the rehabilitation of the coastal wetlands through the reintroduction of native plants and ecosystems; and 4) raise awareness for innovative sustainable practices. It would also be a unique marketing tool for developers and businesses. Much of the site work for the lower bench would need to be completed prior to any development of this portion of the site, with the boardwalk system able to be phased as needed. The preliminary cost estimate of the site work for the lower portion is $1.1 million, or $1.26 million with a 15% contingency. Recovery of this cost may be possible through a Local Improvement District or Advanced Financing District established on the property. Site development costs are approximately $12-$14 per square foot, well in excess of typical costs and potentially too high for full recovery. The system envisioned would allow for more intensive site development, as stormwater is managed beneath the boardwalk system, which may allow for a higher level of cost recovery. The geo-tech analysis indicates that future development on the lower site would require a pile foundation system. The engineers estimate that roughly 90 piles would be needed for a 10,000 sqft building, with an average cost per pile of $2,100. This would reflect an overall foundation COOS BAY URBAN RENEWAL AGENCY 24 This section of the plan deals with the Heritage Campus which would include space for workshops, classrooms and administration. cost of $189,000, or $18.90 per sqft. As site costs are relatively high for this site, the associated value of the property would be lower. The bioswale stormwater management plan for the site would likely reduce costs, by taking advantage of the pile foundation system to address on-site as well as off-site stormwater issues. Heritage Campus: Local History and Hands-On Learning 2 workshops @ 1,800 sqft ea Admin/classroom/meeting: 2,800 sqft For this portion of the Hollering Place site, the project team recommends the creation of a Heritage Campus where students of all ages would participate in experiential learning, such as building wooden boats (with other complementary classes added later). HOLLERING PLACE MASTER PLAN 25 The design concept for a Heritage Campus would include attractive, wooden framed buildings for workshops, classrooms and office needs. The campus would be located near the intersection of Mill Street and Newmark Avenue. When the idea of a Heritage Campus, with a boat building component, was first presented for the Hollering Place site, the community was very enthusiastic. Since then, interest and support for the idea has grown. Tom Greaves, who lives in the historic ship-captain’s house adjacent to the Hollering Place site, had a family connection to the Center for Wooden Boats (CWB) in Seattle. The director, Dick Wagner, was contacted by a member of the project team and interviewed. He and his wife began www.cwb.org These photos were taken at Seattle’s Center for Wooden Boats. They show, from top left: retail check-out and information center; view from the upper floor classroom; inside a boat building workshop; classroom; construction of a Native American cedar canoe; and a recently finished project. COOS BAY URBAN RENEWAL AGENCY 26 this non-profit twenty-five years ago and had a lot of good advice and feedback for such an endeavor in Coos Bay. His program has grown and now offers a wide range of programs for pre-schoolers thru adults. The CWB has between 400-500 adults who go through a 7-10 day boat building program each year. At the end of the class, they will each have a boat near enough completion to launch. The CWB also works very closely with the schools and have about 2,000 kids who participate in their various programs each year. By in large, the CWB uses local instructors and students pay a class fee that covers the instructor’s time, materials and program overhead. They also have an endowment for scholarships to people of limited means. For CWB, volunteers have been, and continue to be, a key to their success. Dick knew of the long history of boat and ship building in the Coos Bay area and was very supportive of the idea to create a Heritage Boat Building Center at the Hollering Place. He is more than willing to help out as a consultant to help get a project like this started in Coos Bay. It was proposed that a logical next step would be to hold a summit in Coos Bay/Empire where potential partners would be brought together to hear a presentation by Dick about the CWB program. A facilitated conversation should take place following the presentation to gauge interest, explore potential partnerships and determine next steps. In the realm of development feasibility, the Heritage Campus component would be highly tenant- dependent and, independently, would unlikely be a major income generator. From a private perspective, the primary benefit of the campus would be in branding the development, increasing awareness of the area as well as providing for activity that may fuel demand. If this program element does not prove viable, the area could be developed consistent with the remainder of the site with a mix of cottages and retail space. The project would likely e developed on a build-to-suit basis, and either leased or sold to the operator. As improvements would be for a specialized tenant with limited re-use potential, a developer would likely prefer an outright sale, or a lease that amortized the improvements over the duration. The design envisioned has the potential for commercial HOLLERING PLACE MASTER PLAN 27 These photos show examples of the how the cottage/commercial units could look and in the larger context how the pieces could work together in the top, left photo. Note the village feel that is created through the buildings’ design, scale, massing, connection to public space and relationships to each other. conversion, which may provide the greater interest as a leasehold. Cottage / Retail Clusters 10 units, 2.5 floors, ground floor retail/workshops: 880 sqft ea, residential cottage w/loft: 860 sqft ea Mixed use retail, with cottages above, are part of the develop program recommended for the lower area of the site. This scheme affords a flexible approach to development, with easy phasing and construction, and it offers flexibility in use with the ground floor units having the ability to be retail or workshops that are complementary to the Heritage Campus and Restaurant/Inn (discussed ahead). The Hollering Place site offers a challenging retail environment, and will need to develop enough scale to generate the retail traffic needed to support commercial development. COOS BAY URBAN RENEWAL AGENCY 28 Nice examples of dockside retail. FOR-SALE RESIDENTIAL OVER RETAIL SUMMARY INFORMATION November 3, 2008 AREA SUMMARY: CONSTRUCTION LOAN ASSUMPTIONS: P a r c e l Siz e ( SF) 1 0 ,0 0 0 Construction Loan Amount $1,125,797 Bu ild i n g Siz e ( SF) 6 ,9 6 0 In t e r e s t Ra t e 7 .0 0 % Re s id e n t ia l Un i t s 4 Te r m ( m o n t h s ) 1 8 De n s it y ( Un i t s / Ac r e ) 1 7 .4 2 Dr a w d o w n Fa c t o r 0 .5 2 Construction Interest $57,907 INCOME SUMMARY: Co n s t r u c t i o n Lo a n Fe e ( % ) 1 .0 0 % Total Average Gross/ Net Co n s t r u c t i o n Lo a n Fe e ( $ ) $11,258 SF Price/ SF Income MEASURES OF RETURN: Re s id e n t ia l Un i t s 3 ,4 4 0 $ 2 5 0 .0 0 $ 8 6 0 ,0 0 0 In d i ca t e d Va l u e @ St a b l iz a t io n $ 1 ,8 3 0 ,9 4 0 Le s s Co m m i s s io n s 5 .0 % $ 8 1 7 ,0 0 0 Va lu e / Co s t 1 6 4 % Re t a il Sp a c e 3 ,5 2 0 $ 1 6 .0 0 $ 5 6 ,3 2 0 Re t u r n o n Sa l e s ( ROS) 4 7 .8 % COST SUMMARY: Re t u r n o n Co s t ( Re t a il Sp a ce ) 1 0 .0 % Per SF Total ESTIMATION OF VIABILITY GAP Ac q u is it io n Co s t $0 .0 0 $ 0 Ta r ge t e d Re t u r n o n Sa le s 2 0 .0 % Dir e c t Co n s t r u c t io n Co s t $ 1 2 9 .5 9 $ 9 0 1 ,9 6 0 Ca l cu la t e d ROS 4 7 .8 % So ft Co s t s $ 3 1 .1 0 $ 2 1 6 ,4 7 0 Ta r ge t e d Re t u r n o n Co s t 1 0 .0 % TOTAL $ 1 6 0 .6 9 $1,118,430 Ca l cu la t e d Re t u r n o n Co s t 1 0 .0 % Ca l cu la t e d Ga p - ( e xcl u d e s p a r k in g) ( $ 9 8 ,3 7 0 ) Ov e r a ll Ga p a s % o f De v e lo p m e n t Co s t - 8 .8 % Residual Land Value: $98,370 COTTAGES The master plan has been created with the ability to phase development and this is one reason that it is appealing and financially workable. The cottages should be able to capitalize on the views and they are expected to be economically viable in early stages of the development. The viability of the retail component will be more challenging until the overall development program is in place. Dockside Retail Retail pavilion: 400 sqft There is great interest in rebuilding at least of portion of the dock on the Hollering Place property and in promoting more water-related activities. In response, the team proposes a small retail outlet adjacent to bayfront. It could be used to rent crab rings, wind surfboards, etc. HOLLERING PLACE MASTER PLAN 29 Bayside Inn & Restaurant 3 floors, approximately 20,000 sqft Restaurant & lobby: 1st floor Rooms: upper floors; with 3rd floor rooms incorporated into pitched roofline. The site’s waterfront location is considered to be highly conducive to the development of a restaurant tenant, which the master plan has included as part of a small inn. There is potential in the area to develop more of a boutique hotel, leveraging off of the water frontage as well as the larger development program at the Hollering Place site. The hotel was programmed as limited in size, reflecting the boutique concept as well as the desire of the community to keep the scale of the development somewhat limited. Development of a hotel is often complicated, and would represent a higher risk component of the program - - but potentially a lucrative one. From a phasing perspective, it is anticipated that the restaurant/inn component would require some of the amenities of the remainder of the program to be in place prior to its construction. While the restaurant would be a required program element for the inn, it would also require support from the greater community on order to be successful. The success of restaurants is a function of the strength of the operator and concept, as well as underlying demographics. These are examples of small inns and restaurants that would play up the waterfront view. In scale and design, they would be the right ‘fit’ for the Hollering Place bayfront. COOS BAY URBAN RENEWAL AGENCY 30 A pro forma for the inn/restaurant component of the project, as there is a considerable level of variability in these types of development, depending upon market positioning and final programming. We would expect that a waterfront location such as that shown in the master plan would be capable of supporting land values in excess of $30 per square foot, which would allow for recovery of the pile costs ($18 psf) as well as much of the site work ($15 psf). The value of the site for this type of development would be highly dependent upon the quality of the adjacent development and the surrounding built environment. It is expected the inn/restaurant, retail/cottage clusters and Mill St. Cottages to provide the primary opportunities for return. The Story Trail From the bluff to the end of the trail at the waterfront, this pathway is about ¼ mile long. One of the key themes of this project is the unique history of the Hollering Place and one of the key HOLLERING PLACE MASTER PLAN 31 components of the plan is the interpretation of that story through a ‘Story Trail’. Rather than depending on a single interpretative panel at the overlook, the concept of the Story Trail is to encourage people to learn about the Hollering Place, and its history, by moving through the site and encountering different interpretative points of interest along the way. From the overlook, the visitor would be ‘invited’ to follow the Story Trail down the hill and into the boardwalk development. Interpretative ‘stations’ would help move visitors through the site. Along the bayfront, the Story Trail would begin with a terminus feature at the Newmark turnaround and continue along the waterfront trail, south, where it would transition into a more natural habitat and could include a COOS BAY URBAN RENEWAL AGENCY 32 village council ring to symbolize the original Hanisitch village. The Story Trail component on the lower site would range in cost between $110,000 and $126,000. It would need to be publicly funded and could be a good candidate for grants. Reconnecting to the Water One aspect of the Story Trail is to rework the sidewalk that is adjacent to the existing boat launch parking lot and create a more natural habitat with connections to the water. Creating planted berms and bioswales between the parking lot and beach will help hold and filter parking lot runoff and create a more attractive environment for a walking path. Currently, there is no safe way to access the beach and this is something that visitors want to do. Between the boat ramp and crabbing dock, five sets of steps are proposed. They would be built to withstand the winter storm surge and would include large boulders at each end of the steps to make it easy for visitors to find them. This area, or one a little further to the south, could also serve as a launch site for sailboarders. The community is also very interested in reconstructing the existing dock that is now in ruins. This deepwater dock was 320’ long and 50’ wide and rebuilding it to its original size would prove to be prohibitively expensive. A more realistic solution might be to reduce its width by half, to 25’, and rebuild it in phases; with the first phase going out to 150’ feet and the next phase going out to the end of the original dock (but making the ‘cross section’ much smaller). There is great interest in bringing in large wooden ships and schooners and rebuilding the dock is one sure way to help make this endeavor successful. Having an active dock would also be very complementary with the boat building school. HOLLERING PLACE MASTER PLAN 33 READYING THE SITE, DEVELOPMENT PHASING, NEXT STEPS &POTENTIAL PARTNERS Steps Needed to Ready the Hollering Pl ace Site for Development 1. Creation of an Advanced Financing District or similar mechanism* to help pay for common improvements 1a. Entitlement Work*: ƒ Update Comp Plan ƒ Update Zoning ƒ Design Standards 2. Developer RFP & Selection 3. Permitting: ƒ City ƒ Army Corps ƒ Depart. of State Lands ƒ F.E.M.A. (County) 4. Platting of lower bench * can be done simultaneously The master plan for the Hollering Place anticipates a range of uses: commercial, residential, overnight lodging, and educational. The plan is designed to allow for phased development of the site, within the constraints of an overall development program. It should be understood that firms or individuals evaluating the development potential of the Hollering Place site are likely to suggest changes in the proposed program. The intent of this master plan is to provide guidelines for development, not to control all aspects of potential development. Flexibility is a key attribute of all successful master plans, and it is expected that the developers of individual components will want to vary the program to some extent. Market conditions can change rapidly, and firms doing due diligence on individual components will likely develop more refined programs. R EADYING THE SITE FOR DEVELOPMENT The successful redevelopment of a site like the Hollering Place not only has much to do with selecting the right master developer with the right ‘game plan’, the site, itself, must be ready to go. As it stands now, the Hollering Place site needs to go through several processes and steps in order to be ‘shovel ready’. The project team recommends the following tasks be implemented. Numbers 1 and 1a should be completed prior to the selection of a master developer; with following steps being coordinated with the developer. COOS BAY URBAN RENEWAL AGENCY 34 Hollering Place Project Phasing & Financing Roles Financing Sources Project Category Private Public Local Financing District Grant 1. Select Master Developer z 2. Empire Blvd. Overlook z z z 3. ROW Site Work on Lower Bench z z 4. Mill Street Cottages (could occur with wayside construction) z 5. Site Work on Lower Bench Development Site z z z 6. Development of Lower Bench (phasing example follows) • Heritage Campus z z z • Retail/Cottage Units z • Restaurant/Inn z 7. Dock z z PHASING THE DEVELOPMENT PROGRAM The Hollering Place development program could be phased as follows: • R F P Process and Selection of Master Developer: Development opportunity sites are often marketed using a Request for Proposal (RFP) approach. Under this approach, a site is made available for public bid from developers, typically with a documented expectation with respect to an acceptable and/or desired development program, as well as other performance criteria. The format of these RFPs can vary substantively, but should at a minimum contain program direction and public resources available. The master plan should be made available, as well as all HOLLERING PLACE MASTER PLAN 35 legal descriptions and technical studies. A number of issues should be dealt with prior to publicly marketing the Hollering Place site. These largely relate to developing a firm understanding of what the Urban Renewal Agency is willing to accept in terms of program and performance guidelines, as well as rating criteria to evaluate potential responses. The focus of background work will be to establish answers to likely questions, such as the geo- technical characteristics of the site, sewer/water lines, and wetland/floodplain designations. The site’s zoning should also be changed to allow for the designated uses envisioned in the master plan (see next chapter: Land Use, Site Design & Building Typologies). Under current market conditions, the timing for release of a development RFP may be unusually bad. Few developers are looking for new projects at this point in time, with the credit markets tight, tenants cautious and homebuyers on the sidelines. An offering in this market may generate very little enthusiasm or response. The site’s potential for phased development is supportive of entertaining proposals for the development of individual components of the program. This could be done deal by deal, or facilitated through the use of a master developer. If the development is done in a piecemeal fashion, the impact of individual portions on the overall master plan and proximate sites must be prioritized. The preference is to follow the master developer approach. The Urban Renewal Agency could serve that function, but is a time intensive process. • Empire Boulevard Overlook . This development component is considered an important initial phase and would incorporate pubic/private partnerships in its implementation, including the cut back of the slope and construction of the retaining walls, parking lot, bioswale, building and interpretative overlook. The upper portion of the site should be prioritized from a logistics perspective, as the construction of COOS BAY URBAN RENEWAL AGENCY 36 the roadway would be highly detrimental to any development on the lower portion of the site. • S ite Work: Lower Bench ROW: the next phase of work includes all improvements to the Right of Way, including sewer and water, streets, parking and lighting. • M i l l Street Cottages: The development of these stand-alone cottages could occur fairly early in the development process and could be coordinated with the overlook retaining wall. • S ite Work: Lower Bench Development Site: Prior to development, infrastructure improvements and creation of the bioswale system would need to be completed prior to any development of the lower bench of the site, with the boardwalk system able to be phased as needed. This portion of the work would also include the reconstruction of the sea wall and creation of the Story Trail along the waterfront. • Heritage Campus . The campus could be developed privately or publicly, and leased to a qualified tenant to operate. From a private perspective, the primary benefit of the campus would be in branding the development, increasing awareness of the area as well as providing for activity that may fuel demand. If this program element does not prove viable, the area could be developed consistent with the remainder of the site with a mix of cottages and retail space. • Cottage / Retail Clusters . The cottages should be able to capitalize on the view and it is expected these would be economically viable early in the stages of development. With the retail component, it will be challenging until there is enough scale and development to support a commercial component. • Restaurant / Inn . From a phasing perspective, it is anticipated that the restaurant/inn component would require some of the amenities of the remainder of the development program to be in place before it is built. This likely would be the final phase of the HOLLERING PLACE MASTER PLAN 37 Hollering Place build out (besides the reconstructed dock). NEXT STEPS FOR THE URBAN RENEWAL AGENCY With a multi-faceted project like the Hollering Place, it is sometimes difficult to know where to begin. Following are suggested next steps for the Urban Renewal Agency to pursue: • Developer Selection – The URA will need to solicit developer interest for the site and the master plan. This is often done using a request for qualifications or request for proposal process, through advertisements supplemented with invitations to submit. The URA may want to select a master developer for the site, who can oversee the development process even if they don’t personally develop every component. • Overlook Funding – The initial phase of the Hollering Place development will likely be the overlook and parking. As this is not an income generating portion of the site, the funding will need to be provided from public or institutional sources. • Grants should be pursued in all cases as a potential funding mechanism, particularly for the overlook interpretive area, shorefront improvements and Story Trail. • Site Work, Lower Bench – The stormwater system envisioned on the lower bench will need to be engineered and estimated. The system will not be easily phased, and should probably be put in place prior to development of individual parcels on the site. • Local Financing District – As the site work will need to be done for all phases of the lower bench up front, a funding mechanism will be necessary to pay for these improvements with reimbursement received as individual parcels are developed. A financing mechanism such as an Advanced Funding District or Local Improvement District would allow for this sequencing. • Entitlements – The City will need to change the entitlements on the site to allow for the development of the master plan. COOS BAY URBAN RENEWAL AGENCY 38 • Partioning – The site will likely need to be partitioned into a series of legal lots that allow for separate financing of individual components of the development. We would suggest that this be done when a master developer is in place and able to provide input as to the optimal parcels. Assuming that the overlook improvements are made in an initial phase, followed closely by the infrastructure and financing district improvements on the lower bench, the cash flow for the project will likely entail a significant upfront investments followed by recovery of the financing district investments over the next several years and an ongoing stream of tax increment revenue associated with the development program. While the overlook improvements will not generate the lion’s share of returns, they are critically important and will complement the lower bench development - - which will likely produce a decent return to the URA, covering the cost of infrastructure provision and the bio swale system. P O T E N T IAL PUBLIC PARTNERSHIPS The Hollering Place Master Plan has outlined innovative ways to manage stormwater runoff, restore native plant habitat and help minimize sedimentation flowing into the by the use of bioswales and native wetland plant communities. There may be assistance (technical assistance or funding) though one, or more, of the following agencies/organizations to help put this component of the plan into place. They include: • US Environmental Protection Agency – Salem office/ Wetlands/ Coastal Waters • Coos and Coquille Tribes • US Army Corps of Engineers / Salem office • Oregon Department of Fish and Wildlife • US Department of Agriculture’s Soil Conservation Service • US Bureau of Land Management / Riparian Wetlands Initiative • Oregon Department of State Lands • Oregon Department of Ecology • South Slough Estuarine Reserve (Charleston) • Ocean and Coastal Resource Management (Part of NOAA) HOLLERING PLACE MASTER PLAN 39 LAND USE, SITE DESIGN & BUILDING TYPOLOGI E S LAND USE The existing zoning on the Hollering Place site does not fit its future use as outlined in the master plan. Currently, the bluff is zoned General Commercial and the portion of the lower site that is above the high water line is zoned Urban Water Dependent and the portion of the site below the high water line is zoned Development Aquatic. Changes these zoning designations will not an easy task. However, the City has 30 acres available to remove from these zoning designations and has already gone through the process with the rezoning of the site for the new Maritime Museum on Hwy. 101. Part of the charge of this project was to review the existing codes and make recommendations for code updates that will support the new master plan. Those recommendations follow. HOLLERING PLACE MIXED-USE DISTRICT (HPMU) Section 1. INTENT The HPMU district is included in the zoning regulations to achieve the following City objectives: 1. To create a public activity area on the waterfront that serves residents and visitors. 2. To complement surrounding properties and connect with the existing business district. 3. To provide and active mix of public, commercial, residential, and institutional uses. NOTE: This district is intended to replace the existing C-2 and W-1 zoning on the property. Section 2. PERM ITTED USES The following uses are permitted in the HPMU zoning district: 1. Residential Use Types Accessory building Accessory apartment Cluster development (see Chapter 4.3) Group residential Single-family dwelling (individual or combined with other dwellings on the same lot) Multiple-family dwelling Planned unit development (see Chapter 4.6) Zero-lot line development (see Chapter 3.5) COOS BAY URBAN RENEWAL AGENCY 40 Residential uses may be located in the same building with the civic or commercial use types listed in this section. 2. Civic Use Types Administrative service Community recreation Education service Library service and cultural exhibit Lodge, club, fraternal, or civic assembly Public safety service Religious assembly Utility and service – no outside storage of equipment permitted 3. Commercial Use Types Child care facility Convenience sales and personal service Dining establishment: Sit-down Drinking establishment Food and beverage retail sales Home occupation, retail sales on the premises (see Chapter 4.4) Personal service, general Professional and administrative service Retail sales, general – except adult book store Tourist habitation: Lodging and bed and breakfast Section 3. CONDITIO NAL USE S Any of the civic or commercial use types listed in Section 2, which are proposed to exceed 30,000 square feet in gross floor area, shall be permitted in the HPMU district if authorized in accordance with the provisions of Chapter 5.13. Section 4. EXPRE SSLY PRO HIB ITED The following uses are expressly prohibited in the HPMU zoning district: 1. Those uses expressly prohibited in the Central Commercial District (see Chapter 2.8, Section 4). 2. Any use that includes outdoor storage of equipment, vehicles, or material. Section 5. PRO PERT Y DEVELO PM ENT REQUI REME NTS The following property development requirements shall apply to all land and structures in the HPMU district in addition to applicable standards of Chapter 3: 1. Lot Standards: No requirements. 2. Building Coverage: No requirements. 3. Building Height: No restrictions other than those imposed by the Building Code. 4. Yards: No requirements other than those imposed by the Building Code. HOLLERING PLACE MASTER PLAN 41 5. Landscaping and Screening: A. All heating and air conditioning equipment shall be appropriately screened from public view. B. All storage and trash areas must be enclosed and screened from public view. C. All parking areas shall be landscaped in conformity with the Off-Street Parking section. 6. Parking: The minimum parking standard for single-family, duplex, multi-family, and group residential uses in Chapter 3.15, Table 7, may be reduced to one parking space per dwelling. Section 6. DESIG N GUIDELINES All development in the HPMU district shall be consistent with the Hollering Place Site and Design Guidelines. S I T E DESIGN, CIRCULATION & THE PUBLIC REALM OVERVIEW Site design responds to environmental, cultural, and historic site features by taking advantage of existing view corridors, land use patterns, landforms, prevailing winds, and water related activities. Long- term sustainable practices should be a focus, including marine resource protection; balanced on-site cut / fill; bioswale stormwater management; native plant communities; and habitat enhancement. A primary goal should be to reveal the hidden estuarine environment and to strengthen the visual and physical connections to and from the Empire District. VEHICLE CIRCULATION The existing street patterns, access points, and rights-of-way off of Empire Boulevard should remain. The primary entry point to the lower development will be from Newmark Avenue with a secondary access along Mill Street off of Michigan Avenue. Existing access to the boat ramp and parking lot should remain. Access to existing businesses and uses will remain, but will be modified to support on-street parking. A vehicle turn-around for the terminus of Newmark Avenue will be developed. Due to the limited 60’ ROW, access will be limited automobiles and small trucks. COOS BAY URBAN RENEWAL AGENCY 42 PARKING Parallel street parking to support retail businesses and recreational opportunities is recommended along lower Newmark Avenue and Mill Street. Typical parallel parking spaces should be 8’-0” x 22’-0”. Wayside visitor parking to be located to the south of the building and visually screened from Empire Boulevard with low growing (30”-36” ht.) evergreen plant material. Typical 90 degree parking dimensions should be 9’-0” x 18’-0” with 24’-0” (min.) drive aisles. Interior angled parking stalls shall be 9’-0” x 18’-0”, comprised of permeable concrete pavers, and located along one way 18’-0” wide loop drives. All storm water runoff should be directed to the bioswales to minimize downstream sedimentation and maximize runoff filtration prior to entering the Coos River. All parking areas should be supported by clear directional signage, adequate lighting, landscape buffers, and permanent wheel stops or curbs. PEDESTRIAN CIRCULATION Clear and strong pedestrian connectivity and continuity should be provided throughout the project with clear cross walks, curb cuts that meet code, and adequate lighting. Perimeter sidewalks should be concrete, with consistent tooled joints, a medium broom finish, and be a minimum of 6’-0” wide. Cross pitch all walks 2% to surface drainage swales. All concrete needing replacement should be saw cut to the nearest even joint and made to match as closely as possible to existing conditions. J INTERIOR CIRCULATION The walkway connecting the buildings on the lower bench should be a continuous pressure treated timber boardwalk built flush to perimeter building finish floors and street grades. All support joists and beams should be HOLLERING PLACE MASTER PLAN 43 marine grade treated lumber. Footings should be concrete piers or grade beams set on a compacted rock sub-base. All fasteners should be stainless steel or hot dipped galvanized metal. Countersink all exposed bolt heads in walk surfaces. Provide a raised 2 x 6 kick curb at board walk edge. The boardwalk should not to exceed 18” height above finished grade, except where it crosses the bioswale. Highly efficient, low level LED lighting should be provided along boardwalk edges at approximately 20’-25’ on-center spacing. S I T E DESIGN ELEMENTS Provide high quality site furnishings suitable for coastal environments with long life and low maintenance. Incorporate the assistance of local artists or craftsman for key site features. • Bollards: Stainless steel or galvanized steel, 30”-36” tall, surface mounted, 120v LED luminaires with prismatic high impact polycarbonate lenses with light shields. • Street Lighting: 14’ ht. aluminum poles with acorn LED luminaires and banner arms to match existing lights on Newmark Street. • Benches: FSC certified redwood or oak, 72” length, wood slats with steel anchor rods, surface mount. Or, custom cast concrete with embedded interpretive panels or nature themed sandblasted images. • Railing: ½” stainless steel cable with brushed steel posts and flat COOS BAY URBAN RENEWAL AGENCY 44 top rails. Surface mount to boardwalk along sea wall. • Interpretive panels: Embedded polycarbonate graphic panels or gell coated GRP panels encapsulated in melamine mounted on stone or concrete plinths, or anodized aluminum frames. Themes to celebrate early Hanisitch settlements and stories; early settlers and industries; estuary and wildlife themes, etc. LANDSCAPE The coastal landscape displays a great variety of vegetation types from wet marshes to upland hardwood forests and headlands. Select native plants acclimated to the local climate as much as possible. However, commercial or ornamental plants, such as summer flowering perennials (lavendar, daylily, sedum and heather) can be considered for the Empire Boulevard Wayside area. The overall strategy should utilize a mix of deciduous and evergreen trees, shrubs, groundcovers and grasses to frame building entrances, screen parking lots, line bioswale channels, and restore lost habitat. In wet sites, plant native sedges, rushes, and grasses in naturalized drifts between rip-rap and bioswale boulders. Tree selections for upland areas should include sitka spruce, red alder, beach pine, and douglas Fir. Large trees must be carefully sited so as not to block views. Upland shrub communities should include salal, red osier dogwood, douglas spirea, beach willow, evergreen huckleberry and kinnikinnick. HOLLERING PLACE MASTER PLAN 45 B U I LDING TYPOLOGI E S Coos Bay Hollering Place Building Typology Design Guidelines (Note: the following gives an overview of building typologies for specific components of the master plan. The full Design Guidelines are contained in a separate document.) The desired architectural character of the Hollering Place project is that of vernacular maritime or fishing villages. Examples of this include the many seaside villages and destinations in New England, such as Nantucket and some of the small towns on the Oregon Coast, such as Cannon Beach and Gearheart. These qualities shall be expressed through: building articulation, scale and proportions, setbacks, architectural style, roof forms, building details and fenestration patterns, or materials. EMPIRE BLVD OVERLOOK Purpose: To be a landmark building on the bluff and serve as attractor for the activities on the lower portion of the site without compromising views of the bay from Newmark Avenue and Empire Boulevard. A two-story slender tower element, which could function as a visitor overlook, is recommended to enhance visibility when approaching from Newmark Avenue. Use: Retail/Civic Orientation: Retail uses should open onto Empire Boulevard with functional doors and display windows, canopies/awnings, recessed entrance doors, and attractive signage at an appropriate scale to the building. Building Height: Main building: 1 story Tower: 2 stories Parking: Parking is to be located to the south side of the building. Parking between the front of the building and Empire Boulevard and between the north side of the building and Newmark Avenue is prohibited. COOS BAY URBAN RENEWAL AGENCY 46 HERITAGE CAMPUS Purpose: To be used primarily for educational purposes such as a wooden boat building or glass-blowing school. A family of buildings grouped around a publicly accessible courtyard including workshops, studios, classrooms, administrative space, and a possible retail space. Use: Institutional/Retail Orientation: Building entrances may be oriented to a publicly accessible courtyard. Street facing facades should have ample windows of a scale consistent with the size and function of the buildings. All entries should include metal or wood canopies complementary to the building scale and architecture. Height: 1 story w/ possible mezzanine Parking: Parking is to be located to the rear or side of the buildings. RETAIL COTTAGES Purpose: A ground floor retail or workshop space with a loft-style residential unit above. Retail Cottages Use: Mixed-Use – residential over retail Exception: Some units may not be conductive for retail workshop space on the ground floor and may be residential-only. Orientation: Cottages should be grouped in attached groups of 2 to 4 like duplexes or townhouses with varying setbacks to provide visual interest while mitigating size and bulk. Upper level residential units can be accessed from the rear with common entries for multiple units. Residential units above can be set back from the ground floor retail to provide a balcony overlooking the public space below and the bay beyond. Retail space should open onto primary public circulation spaces, courtyards, or plazas with functional doors and display HOLLERING PLACE MASTER PLAN 47 windows, canopies/awnings, and attractive signage at an appropriate scale to the building. Height: 2.5 stories Parking: Garage units may be free standing or grouped under one or more of the cottage units. Garage entries are prohibited on the retail frontage side of the units. Cottage units without ground-floor retail can have front-facing garages if no other accessibility option exists, however the garage can be no larger than 50% of the front ground floor façade. BAYSIDE INN & RESTAURANT Purpose: A small inn of approximately 24 rooms with a bayside restaurant and lobby on the first floor and rooms above. Use: Hotel/Restaurant Orientation: Scaled and articulated to be compatible with other buildings on the site and adjacent historic structures. The appearance is that of a large home rather than a commercial building. The ground floor restaurant will take advantage of bay views with ample glazing and building articulation. Incorporate residential-style windows, doors, pitched rooflines, dormers, and other appropriate architectural details. Signage should be attractive and minimal on the building Height: 3 stories. Third floor should be incorporated into the pitched roofline. Parking: Parking is to be located to the rear or side of the buildings and shall not be located between the building and the primary pedestrian circulation on the site. COOS BAY URBAN RENEWAL AGENCY 48 (blank) HOLLERING PLACE MASTER PLAN 49 C O N C L U S I O N The process to develop a supported, feasible and unique master plan for the Hollering Place has resulted in a plan that also includes innovative, eco-solutions for managing stormwater, interpretation of the area’s history and a plan to develop a wooden boat building school as part of the programming. Although the process to implement the plan will be complicated and includes tasks to complete before issuing an RFP, the development plan, itself, has been created to include the highest level of flexibility and phasing to make it more palatable to developers. Above all else, it should be remembered that this master plan is a concept that that a master developer, or individual developers, will likely want to vary. The important thing is that by updating the zoning code, implementing Design Guidelines, using the master plan as a basis, and developing performance criteria within the Request for Proposals, the Urban Renewal Agency has the ultimate say in getting the type and quality of development desired. It is an exciting time for the Agency as they move to next steps with this project, knowing that there are several goals to achieve: • Satisfy the public’s (community’s) needs for a wayside and interpretation of history • Increase increment within the Empire District COOS BAY URBAN RENEWAL AGENCY 50 • Capitalize on views and bayfront and recreational opportunities • Redevelop a prime piece of property within the district • Serve as a catalyst for other, nearby developments • Raise the standards for quality development • Engage the community and visitors through recreational, educational and retail opportunities associated with the site; and • Help make the Empire District more vital overall. After years of hoping and planning for what to do with the Hollering Place, now is the time to set this plan into action. There is interest, enthusiasm and a realistic, and detailed, roadmap. There is great interest in moving forward with the idea to create a wooden boatbuilding school (heritage campus) on the Hollering Place Site. Dick Wagner, the director of the Center for Wooden Boats, is interested in working with Coos Bay to get this initiative off the ground. The community, in concert with the Urban Renewal Agency, is poised to move this project successfully forward. LAND USE AND DESIGN GUIDELINES FOR THE HOLLERING PLACE Adopted Decem b e r 2, 2008 LAND USE, SITE DESIGN & DESIGN GUIDELINES 1 3 Land Use Section 1: Intent Section 2: Permitted Uses Section 3: Conditional Uses Section 4: Expressly Prohibited Section 5: Property Development Requirements Section 6: Design Guidelines 7 Site Design, Circulation and the Public Realm Overview Vehicle Circulation Parking Pedestrian Circulation Interior Circulation Site Design Elements Landscape 11 Building Form and Architecture General Design Guidelines Architectural Character Building Entries Building Facades Roofs Exterior Building Lighting Service Zones Signs 20 Area-Specific Guidelines Wayside Visitor Center Heritage Campus Retail Cottages Inn and Restaurant TABLE OF CONTENTS 2 THE HOLLERING PLACE O R E G O N D O W N T O W N D E V E L O P M E N T A S S O C I A T I O N 7 6 3 9 N . B R A N D O N A V E N U E P O R T L A N D , O R 9 7 2 1 7 5 0 3 . 5 8 7 . 0 5 7 4 P B P L A C E M A K I N G 4 0 0 S W S I X T H S T R E E T P O R T L A N D , O R 9 7 2 0 4 5 0 3 . 2 9 5 . 7 8 3 2 B R A M A R E L A N D S C A P E A R C H I T E C T U R E 7 6 3 9 N . B R A N D O N A V E N U E P O R T L A N D , O R 9 7 2 1 7 5 0 3 . 3 3 5 . 8 9 3 3 P R O J E C T TEAM B r a m a r e, Inc. Landscape Architecture & Design LAND USE, SITE DESIGN & DESIGN GUIDELINES 3 LAND USE The existing zoning on the Hollering Place site does not fit its future use as outlined in the master plan. Currently, the bluff is zoned General Commercial and the portion of the lower site that is above the high water line is zoned Urban Water Dependent and the portion of the site below the high water line is zoned Development Aquatic. Changes these zoning designations will not an easy task. However, the City has 30 acres available to remove from these zoning designations and has already gone through the process with the rezoning of the site for the new Maritime Museum on Hwy. 101. Part of the charge of the Hollering Place Master Plan project was to review the existing codes and make recommendations for updates that will support the new master plan. Those recommendations follow. HOLLERING PLACE MIXED- USE DISTRICT (HPMU) Section 1. INTENT The HPMU district is included in the zoning regulations to achieve the following City objectives: 1. To create a public activity area on the waterfront that serves residents and visitors. 2. To complement surrounding properties and connect with the existing business district. 3. To provide and active mix of public, commercial, residential, and institutional uses. NOTE: This district is intended to replace the existing C-2 and W-1 zoning on the property. Section 2. PERM ITTED USES The following uses are permitted in the HPMU zoning district: 1. Residential Use Types Accessory building Residential Use Types (con’t.) Accessory apartment Cluster development (see Chapter 4.3) Group residential Single-family dwelling (individual or combined with other dwellings on the same lot) Multiple-family dwelling Planned unit development (see Chapter 4.6) Zero-lot line development (see Chapter 3.5) 4 THE HOLLERING PLACE Residential uses may be located in the same building with the civic or commercial use types listed in this section. 2. Civic Use Types Administrative service Community recreation Education service Library service and cultural exhibit Lodge, club, fraternal, or civic assembly Public safety service Religious assembly Utility and service – no outside storage of equipment permitted 3. Commercial Use Types Child care facility Convenience sales and personal service Dining establishment: Sit-down Drinking establishment Food and beverage retail sales Home occupation, retail sales on the premises (see Chapter 4.4) Personal service, general Professional and administrative service Retail sales, general – except adult book store Tourist habitation: Lodging and bed and breakfast Section 3. CONDITIO NAL USE S Any of the civic or commercial use types listed in Section 2, which are proposed to exceed 30,000 square feet in gross floor area, shall be permitted in the HPMU district if authorized in accordance with the provisions of Chapter 5.13. Section 4. EXPRE SSLY PRO HIB ITED The following uses are expressly prohibited in the HPMU zoning district: 1. Those uses expressly prohibited in the Central Commercial District (see Chapter 2.8, Section 4). 2. Any use that includes outdoor storage of equipment, vehicles, or material. LAND USE, SITE DESIGN & DESIGN GUIDELINES 5 Section 5. PRO PERT Y DEVELO PM ENT REQU IR EMENT S The following property development requirements shall apply to all land and structures in the HPMU district in addition to applicable standards of Chapter 3: 1. Lot Standards: No requirements. 2. Building Coverage: No requirements. 3. Building Height: No restrictions other than those imposed by the Building Code. 4. Yards: No requirements other than those imposed by the Building Code. 5. Landscaping and Screening: A. All heating and air conditioning equipment shall be appropriately screened from public view. B. All storage and trash areas must be enclosed and screened from public view. C. All parking areas shall be landscaped in conformity with the Off-Street Parking section. 6. Parking: The minimum parking standard for single-family, duplex, multi-family, and group residential uses in Chapter 3.15, Table 7, may be reduced to one parking space per dwelling. Section 6. DESIG N GUIDELINES All development in the HPMU district shall be consistent with the Hollering Place Site Design and Design Guidelines. 6 THE HOLLERING PLACE (blank) LAND USE, SITE DESIGN & DESIGN GUIDELINES 7 S I T E DESIGN, CIRCULATION & THE PUBLIC REALM A turn around similar to the one shown above, is proposed for the terminus of Newark. Permeable pavers in parking areas allow water to soak through; minimizing runoff. 1. OVERVIEW Site design responds to environmental, cultural, and historic site features by taking advantage of existing view corridors, land use patterns, landforms, prevailing winds, and water related activities. Long-term sustainable practices should be a focus, including marine resource protection; balanced on-site cut / fill; bioswale stormwater management; native plant communities; and habitat enhancement. A primary goal should be to reveal the hidden estuarine environment and to strengthen the visual and physical connections to and from the Empire District. 2. V E H I C L E CIRCULATION The existing street patterns, access points, and rights-of-way off of Empire Boulevard should remain. The primary entry point to the lower development will be from Newmark Avenue with a secondary access along Mill Street off of Michigan Avenue. Existing access to the boat ramp and parking lot should remain. Access to existing businesses and uses will remain, but will be modified to support on-street parking. A vehicle turn-around for the terminus of Newmark Avenue will be developed. Due to the limited 60’ ROW, access will be limited automobiles and small trucks. 3. PARKING Parallel street parking to support retail businesses and recreational opportunities is recommended along lower Newmark Avenue and Mill Street. Typical parallel parking spaces should be 8’-0” x 22’-0”. Wayside visitor parking to be located to the south of the building and visually screened from Empire Boulevard with low growing (30”-36” ht.) evergreen plant material. Typical 90 degree parking dimensions should be 9’-0” x 18’-0” with 24’-0” (min.) 8 THE HOLLERING PLACE drive aisles. Interior angled parking stalls shall be 9’-0” x 18’-0”, comprised of permeable concrete pavers, and located along one way 18’-0” wide loop drives. All storm water runoff should be directed to the bioswales to minimize downstream sedimentation and maximize runoff filtration prior to entering the Coos River. All parking areas should be supported by clear directional signage, adequate lighting, landscape buffers, and permanent wheel stops or curbs. 4. PEDESTRIAN CIRCULATION Clear and strong pedestrian connectivity and continuity should be provided throughout the project with clear cross walks, curb cuts that meet code, and adequate lighting. Perimeter sidewalks should be concrete, with consistent tooled joints, a medium broom finish, and be a minimum of 6’-0” wide. Cross pitch all walks 2% to surface drainage swales. All concrete needing replacement should be saw cut to the nearest even joint and made to match as closely as possible to existing conditions. 5. INTERIOR CIRCULATION The walkway connecting the buildings on the lower bench should be a continuous pressure treated timber boardwalk built flush to perimeter building finish floors and street grades. All support joists and beams should be marine grade treated lumber. Footings should be concrete piers or grade beams set on a compacted rock sub-base. All fasteners should be stainless steel or hot dipped galvanized metal. Countersink all exposed bolt heads in walk surfaces. Provide a raised 2 x 6 kick curb at board walk edge. The boardwalk should not to exceed 18” height above finished grade, except where it crosses the bioswale. Highly efficient, low level LED lighting should be provided along boardwalk edges at approximately 20’-25’ on-center spacing. Wide sidewalks with ADA access will provide an important pedestrian connection to the Hollering Place. A key component of the Hollering Place plan will be boardwalks connecting buildings and parking. LAND USE, SITE DESIGN & DESIGN GUIDELINES 9 7 . SITE DESIGN ELEMENTS Provide high quality site furnishings suitable for coastal environments with long life and low maintenance. Incorporate the assistance of local artists or craftsman for key site features. • Bollards: Stainless steel or galvanized steel, 30”-36” tall, surface mounted, 120v LED luminaires with prismatic high impact polycarbonate lenses with light shields. • Street Lighting: 14’ ht. aluminum poles with acorn LED luminaires and banner arms to match existing lights on Newmark Street. • Benches: FSC certified redwood or oak, 72” length, wood slats with steel anchor rods, surface mount. Or, custom cast concrete with embedded interpretive panels or nature themed sandblasted images. • Railing: ½” stainless steel cable with brushed steel posts and flat top rails. Surface mount to boardwalk along sea wall. • Interpretive panels: Embedded polycarbonate graphic panels or gell coated GRP panels encapsulated in melamine mounted on stone or concrete plinths, or anodized aluminum frames. Themes to celebrate early Hanisitch settlements and stories; early settlers and industries; estuary and wildlife themes, etc. 8. LANDSCAPE The coastal landscape displays a great variety of vegetation types from wet marshes to upland hardwood forests and headlands. Select native plants acclimated to the local climate as much as possible. However, commercial or ornamental plants, such as summer flowering perennials (lavendar, daylily, sedum and heather) can be considered for the Empire Boulevard Wayside area. The overall strategy should utilize a mix of deciduous and evergreen Examples of site furnishings: low level light bollards, wooden benches and high quality interpretative panels. 10 THE HOLLERING PLACE Native plants such as salal and sedge will be a good fit for bioswale plantings. trees, shrubs, groundcovers and grasses to frame building entrances, screen parking lots, line bioswale channels, and restore lost habitat. In wet sites, plant native sedges, rushes, and grasses in naturalized drifts amid rip-rap and bioswale boulders. Tree selections for upland areas should include sitka spruce, beach pine, red alder and douglas Fir. Large trees must be carefully sited so as not to block views. Upland shrub communities should include salal, beach willow, redosier dogwood, douglas spirea, evergreen huckleberry and kinnikinnick. LAND USE, SITE DESIGN & DESIGN GUIDELINES 11 B U I LDING FORM AND ARCHITECTUR E I . GENERAL DESIGN GUIDELINES Buildings shall be integrated with the surrounding environment to provide outdoor spaces with clear form and character. Visual linkages shall be established between the development on the bluff along Empire Boulevard, the various development areas on the lower site, views to the bay, and potential future development on adjacent sites. The following design development standards are provided to guide the overall architecture. Development shall respond to public streets and public spaces. All development along pedestrian routes shall be designed to encourage use by pedestrians by providing a safe, comfortable, and interesting walking environment. B u i ldings shall respond to the environment. 1. In recognition of the need to use natural resources carefully and with maximum benefit, the use of sustainable design practices is strongly encouraged. In consideration of the climate and ecology of Coos Bay, a variety of strategies can be used to effectively conserve energy and resources: • Natural ventilation; • Passive heating and cooling • Daylighting; • Sun-shading devices for solar control; • Water conservation; • Appropriate use of building mass and materials; and • Careful integration of landscape and buildings. Pedestrian scaled architecture that relates to adjacent outdoor space creates a desirable environment for people to walk and linger. 12 THE HOLLERING PLACE • It is recommended that an accepted industry standard such as the U.S. Green Building Council's LEED™ program* be used to identify the most effective sustainable design and construction strategies. LEED certification is not required, however any development plan proposing LEED certification will score higher in the proposal review. * Information on the LEED™ program can be obtained from the U.S. Green Building Council's web-site www.usgbc.org 2. Buildings shall be designed and located to minimize the effects of undesirable bay winds at ground level. Architectural Character 1. The desired architectural character of the Hollering Place project is that of vernacular maritime or fishing villages. Examples of this include the many seaside villages and destinations in New England, such as Nantucket and some of the small towns on the Oregon Coast, such as Cannon Beach and Nye Beach. These qualities shall be expressed through: building articulation, scale and proportions, setbacks, architectural style, roof forms, building details and fenestration patterns, or materials. 2. Certain buildings, because of their size, purpose or location, shall be given prominence and distinct architectural character, reflective of their special function or position. These could include the wayside visitor center at Empire Boulevard and Newmark Avenue, and the waterfront inn and restaurant. 3. Attention shall be paid to the following architectural elements: • Building form and massing; • Building height; • Rooflines and parapet features; • Special building features (e.g. towers, porches, entries, canopies, signs, and artwork); • Window size, orientation, and detailing; Building scale, articulation, and materials all lend to the maritime village character desired for the Hollering Place development. Buildings like the Inn and Restaurant should have a distinct architectural character while fitting in with the overall development theme. LAND USE, SITE DESIGN & DESIGN GUIDELINES 13 • Materials and color; and • The buildings relationship to the site, climate, topography and surrounding buildings. Building Entries 1. The main entrances to buildings shall be prominent, interesting, and pedestrian-accessible. A porch or similar architectural feature shall be provided to shelter the main entrance and create a transition from outdoor to indoor space. 2. If the front porch projects out from the building, it shall have a roof pitch which matches the roof pitch of the building. If the porch roof is a deck or balcony, it may be flat. 3. The orientation of building entries shall: • Orient the primary entrance toward the street, pedestrian walkway, or public plaza or courtyard rather than the parking lot. • Connect the building’s main entrance to the sidewalk with a well- defined pedestrian walkway. • Primary entrances shall be designed as inviting architectural features so they are clearly identifiable and offer a sense of arrival. Building Facades 1. All building frontages greater than 40 feet in length shall break any flat, monolithic facade by including discernible architectural elements such as, but not limited to: bay windows, recessed entrances and windows, display windows, porches, balconies, or other architectural details or articulation, so as to provide visual interest, in addition to creating community character and pedestrian scale. The overall design shall recognize that the simple relief provided by window cutouts or sills on an otherwise flat facade, in and of itself, does not meet the requirements of this subsection. A well-defined building entrance. Building entry relating to the primary public space. 14 THE HOLLERING PLACE 2. Building designs that result in a street frontage with a uniform and monotonous design style, roofline or facade treatment shall be avoided. 3. To balance horizontal features on longer facades, vertical building elements shall be emphasized. 4. The dominant feature of any building frontage that is visible from the public realm shall be the habitable area with its accompanying windows and doors. Parking lots, garages, and solid, blank wall facades shall not dominate the public realm. 5. Developments shall be designed to encourage informal surveillance of the public realm by maximizing sight lines between the buildings, public spaces, and streets. This includes views both the ground level and from upper level balconies and windows. 6. The exterior walls of all building facades shall be of suitable durable building materials. All facades of any given building should be of consistent building materials. The following materials are permitted: • Cedar shake siding • Wood lap siding • Hardie-Plank™ equivalent or better siding • Corrugated metal may be used in limited applications but is subject to design review for appropriateness and compatibility with the established architectural theme. 7. Prohibited building materials include the following: • Unfinished concrete (painted or unpainted) • unfinished concrete block (painted or unpainted) • unarticulated board siding (e.g., T1-11 siding, plain plywood, sheet pressboard) Varied rooflines, materials and window projections make for a successful facade. Ground level storefronts, and upper-level windows and balconies help provide ‘eyes on the street’ and a sense of security in public spaces. LAND USE, SITE DESIGN & DESIGN GUIDELINES 15 • Exterior Insulated Finish Systems (EIFS), and similar, non-durable materials. • Stucco • Concrete block, split-face block, and cinder block 8. All building facades are to be treated and articulated in the same manner. Continuity of use of the selected approved materials must be used on all facades. 9. Excessive changes in materials on a single building or within a development shall be avoided. 10. Appropriately scaled architectural detailing, such as but not limited to, wood trim is encouraged at the roofline, around any façade openings such as doors and windows, and on building corners of commercial building facades, and where such detailing is present, shall be a minimum of at least 8 inches wide. 11. Canopies, overhangs or awnings shall be provided over entrances. Awnings or canopies at the ground level of buildings are encouraged. 12. Awnings within the window bays (either above the main glass or the transom light) shall not obscure or distract from the appearance of significant architectural features. The color of the awning shall be compatible with its attached building. 13. Ground floor windows shall meet the following criteria: • Darkly tinted windows and mirrored windows that block two-way visibility are prohibited as ground floor windows. • On the ground floor, buildings shall incorporate large windows, with multi-pane windows and transom lights above encouraged. • Ground floor building facades must contain unobscured windows for at least 50 percent of the wall area and 75 percent of the wall length within the first ten to twelve feet of wall height. Appropriate building materials. Architectural detailing frames roof, façade, and windows. 16 THE HOLLERING PLACE • Lower windowsills shall not be more than 3 feet above grade except where interior floor levels prohibit such placement, in which case the lower windowsill shall not be more than a maximum of 4 feet above the finished exterior grade. • Windows shall have vertical emphasis in proportion. Horizontal windows may be created when a combination of vertical windows is grouped together or where a horizontal window is divided by mullions. Roofs 1. Building rooflines shall be designed to create architectural interest and contribute to the overall identity of the area. 2. Articulation of individual townhouse unit roofs is encouraged. For roofs with a ridge beam parallel to the public street, dormers or gables should be provided to add interest to the townhouse unit. 3. Standards for pitched roofs: • Pitch shall be symmetrical between 6:12 and 10:12 • Shed roofs, attached to the main structure, shall be pitched between 4:12 and 6:12. • Eaves shall overhang a minimum of 24” on the primary structure. • Rakes (gable end) shall overhang a minimum of 18”. • Eaves and rakes on accessory buildings, dormers and other smaller structures must overhang at least 8”. Ground floor multi-pane windows Finial Ridge/Crest Pendant Vergeboard Gable Cornice Return Soffit Cornice Gable roof details LAND USE, SITE DESIGN & DESIGN GUIDELINES 17 E xterior Building Lighting 1. Lighting of a building facade shall be designed to complement the architectural design. Lighting shall not draw inordinate attention to the building. 2. Primary lights shall address the public realm adjacent to the building. 3. No exterior lighting shall be permitted above the second floor of buildings for the purpose of highlighting the presence of the building if doing so would impact adjacent residential uses. Service Zones 1. Buildings and sites shall be organized to group the utilitarian functions away from view of the public realm. 2. Delivery and loading operations, mechanical equipment (HVAC), trash compacting/collection, and other utility and service functions shall be incorporated into the overall design of the building(s) and the landscaping. 3. The visual and acoustic impacts of these functions, along with all wall or ground-mounted mechanical, electrical and communications equipment shall be out of view from adjacent properties and the public realm. 4. Screening materials and landscape screens shall be architecturally compatible with the principal materials of the building. Lighting to complement the building architecture. 18 THE HOLLERING PLACE S i g n s Signs on the building façade should be clear, informative and made of high quality, durable materials for longevity. Appropriate signage is desirable for shops and offices. Oversized, glaring and excessive signage is visually intrusive, distracting and lessens the overall experience of place. Signs should take into account the scale of the building and the viewer, particularly the pedestrian. General Standards for Signage: 1. Wall signs are permitted within the area between the second story floor line and the first floor ceiling, within a horizontal band not exceeding 2 feet in height. Letters shall not exceed 18” in height or width and 3” in relief. Company logos or names may be placed within this horizontal band or placed or painted within ground floor or second story office windows. 2. Building plaques bearing an appropriate thematic decorative motif, or an owner’s or building’s name may be placed in the building’s cornice wall or under the eaves, and above the upper story windows. 3. Street addresses (building numbers) shall be placed above street entry doors and be visible to the pedestrian and emergency services. In instances where the entry doors are not clearly visible from the street, the street address shall be affixed to a permanent structure at the primary entranceway to the property. 4. Building identification shall include signage at the pedestrian level, clearly visible from the adjacent sidewalk. This can include one or more of the following: Window and door signs, blade signs and awning signs as described below. Appropriately scaled signs of materials complementary to the buildings. LAND USE, SITE DESIGN & DESIGN GUIDELINES 19 5. Window signs may be painted on storefront windows provided they do not impede views into and out of the windows. Painted letters shall be painted on window glass without a painted background. Painted logos shall not exceed 9 square feet on the window glass. In total, window signs shall not cover more than 30% of the viewable window area. 6. Door signs of wood, bronze, metal or glass may be placed on either or both sides of the entry doors with the street address located above the door. They shall not exceed 2 square feet and 3” in relief. 7. Awning signs may be hung from or located on the face of an overhang or awning. Signs and awnings shall have appropriate ground clearance so as not impede pedestrian movement. Letters shall not exceed 12” in height. Awnings should be made out of canvas cloth, metal, glass or equivalent - no shiny or reflective materials allowed. 8. Blade signs may be hung from the building face below upper floors so as to be visible to pedestrians. The bottom edge of the blade sign shall be a minimum of 8 feet above the sidewalk elevation so as not to be an obstruction to pedestrians on the sidewalk. 9. Prohibited: Billboards, marquees, any kind of animation, roof signs, and signs painted on the exterior walls of buildings are prohibited. No flashing, traveling, animated, back-lit, or intermittent lighting shall be on the exterior of any building whether such lighting is of temporary or long-term duration. Examples of building signs. 20 THE HOLLERING PLACE I I . AREA-SPECIFIC DESIGN GUIDELINES Empire Boulevard Overlook Orientation Commercial uses should open onto Empire Boulevard with functional doors and display windows, canopies/awnings, recessed entrance doors, and attractive signage at an appropriate scale to the building. Height Main building: 1 story Tower: 2 stories Architectural Character To be a landmark building on the bluff and serve as attractor for the activities on the lower portion of the site without compromising views of the bay from Newmark Avenue and Empire Boulevard. A two-story slender tower element, which could function as a visitor overlook, is recommended to enhance visibility when approaching from Newmark Avenue. Heritage Campus Orientation Building entrances may be oriented to a publicly accessible courtyard. Street facing facades should have ample windows of a scale consistent with the size and function of the buildings. All entries should include metal or wood canopies complementary to the building scale and architecture. Height 1 story w/ possible mezzanine Architectural Character A family of buildings grouped around a publicly accessible courtyard including workshops, studios, classrooms, administrative space, and a possible retail space. Overlook Building Heritage Campus LAND USE, SITE DESIGN & DESIGN GUIDELINES 21 Retail Cottages Orientation Cottages should be grouped in attached groups of 2 to 4 like duplexes or townhouses with varying setbacks to provide visual interest while mitigating size and bulk. Upper level residential units can be accessed from the rear with common entries for multiple units. Residential units above can be set back from the ground floor retail to provide a balcony overlooking the public space below and the bay beyond. Retail space should open onto primary public circulation spaces, courtyards, or plazas with functional doors and display windows, canopies/awnings, and attractive signage at an appropriate scale to the building. Height 2.5 stories Architectural Character To create a residential scale and a sense of individual ownership, individual retail/cottage units shall be evident through the use of architectural detailing and/or building articulation. Examples include but are not limited to: distinct patterns of fenestration; changes in materials (used sparingly); façade articulation and setbacks; roofline articulation; porches, stoops and balconies (where appropriate). Flat, undifferentiated walls of identical windows are not appropriate. 1. Retail/cottage units may be mixed-use or live/work structures with retail or workshop spaces on the ground floor and a loft-style residential cottage unit above. They should be clustered in groups of 2-4 like duplexes or townhouses. 2. Canopies or awnings shall be provided over pedestrian walkways where ground floor retail or commercial exists, to shelter pedestrians from sun and rain. 3. Garages shall be either tuck under, accessed for the rear or in separate structures. Only in circumstances where topography prohibits rear access to the cottage units may garage entries be located on the Retail Cottages 22 THE HOLLERING PLACE front of the units. Under this condition, the garage shall not be larger than 50% of the front façade. 4. Residential entrances shall be clearly defined and visible from the public realm and shall include a stoop or porch. Entrances may occur on any publicly visible side of the cottage units. 5. Habitable interior spaces shall face the public realm where appropriate with large ground floor windows providing “eyes on the street”. 6. Building elevations shall be articulated by varying the architectural and roof forms to provide visual interest along the public realm edge and give individual distinction to each unit. 7. Corner units shall have a continuity of architectural detailing and materials on all sides. Corner units should express their unique location by using architectural forms to visually “turn the corner.” Cottage Cluster Retail Cottage Cross-section LAND USE, SITE DESIGN & DESIGN GUIDELINES 23 Inn and Restaurant Orientation Scaled and articulated to be compatible with other buildings on the site and adjacent historic structures. The appearance is that of a large home rather than a commercial building. The ground floor restaurant will take advantage of bay views with ample glazing and building articulation. Incorporate residential-style windows, doors, pitched rooflines, dormers, and other appropriate architectural details. Signage should be attractive and minimal on the building Height 3 stories. 3rd floor should be incorporated into the pitched roofline. Architectural Character Scaled and articulated to be compatible with other buildings on the site and adjacent historic structures. The appearance is that of a large home rather than a commercial building. The ground floor restaurant will take advantage of bay views with ample glazing and building articulation. Incorporate residential-style windows, doors, pitched rooflines, dormers, and other appropriate architectural details. Signage should be attractive and minimal on the building. Inn & Restaurant