Village of Gadsden

Master Plan & Design Guidelines for

© 2004 LaQuatra Bonci Associates.

A New Residential Community in Gadsden LAQUATRA BONCI ASSOCIATES

December 2004 The City of Gadsden § AIRPORT AUTHORITY

P r e p a r e d

Master Plan & Design Guidelines for

f o r :

City of Gadsden Airport Authority

A New Residential Community in Gadsden Gadsden, Alabama December 2004

P r e p a r e d

b y :

LAQUATRA BONCI ASSOCIATES landscape architects & urban designers Pittsburgh, Pennsylvania

I n

A s s o c i a t i o n

w i t h :

4 S ITE Incorporated landscape architects & engineers Huntsville, Alabama

Medick Architects architects Baltimore, Maryland

Sain Associates civil engineers Birmingham, Alabama

John Blue Realty marketing consultant Huntsville, Alabama

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Gadsden Airport Authority City of Gadsden Department of Planning and Engineering City of Gadsden Department of Parks and Recreation City of Gadsden Department of Facilities Maintenance City of Gadsden Department of Public Works City of Gadsden Museum of Art Alabama Power Company Bellsouth IKON Office Solutions Environmental Geotechnical Consultants, Inc. All participants of the public meetings

ACKNOWLEDGEMENTS Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

ii

section

section

A

INTRODUCTION

section

C

STREET FRAMEWORK

section

E

ARCHITECTURE GUIDELINES

A-1

Vision & Design Parameters

C-1

Street Connections

E-1

Townhouses

A-2

The Character of the Site & of Gadsden

C-2

Street Framework

E-2

Duplexes

A-3

Regional Context

C-3

Street Diagrams-Entry & Village Streets

E-3

Gardens & Cottages

A-4

Regional Context

C-4

Street Diagrams-Open Space & Park Streets

E-4

Villages & Manors

A-5

Site Context

C-5

Street Diagrams-Woodland Street & Lane

E-5

Estates

C-6

Street Character

E-6

Civic Architecture

C-7

Street Design Elements

E-7

Dormer & Eave Guidelines

E-8

Window & Door Guidelines

E-9

Porch & Column Guidelines

B

COMMUNITY FRAMEWORK

section

D

LOT GUIDELINES

section

F

LANDSCAPE GUIDELINES

B-1

Master Plan

D-1

Lot Types

F-1

Landscape Guidelines for Individual Lots

B-2

Land Uses

D-2

General Lot Guidelines

F-2

General Planting Guidelines

B-3

Neighborhoods

D-3

Townhouse & Duplex Lots

F-3

Townhouse, Duplex, & Garden Lots

B-4

Residential Uses

D-4

Garden Lots

F-4

Cottage & Village Lots

B-5

Parks & Open Spaces

D-5

Cottage Lots

F-5

Manor & Estate Lots

B-6

Parks & Open Space Guidelines

D-6

Village Lots

F-6

Woodland Preserve Lots-General Guidelines

B-7

Neighborhood Parks

D-7

Manor Lots

F-7

Woodland Preserve Lots-Construction Techniques

B-8

Neighborhood Parks

D-8

Estate Lots

F-8

Front & Corner Yard Landscape Zones

B-9

Village Center

D-9

Woodland Preserve Lots

F-9

Side, Lane, & Rear Yard Landscape Zones

B-10

Community Center

D-10

Village Townhouse & Apartment Units

F-10

Private Garden Landscape Zone

B-11

Civic Spaces

D-11

Lot Access Condition

F-11

Lot Landscape Palette

D-12

Lot Guideline Summary

F-12

Lot Landscape Palette

S U P P L E M E N TA L I N F O R M A T I O N (contained in a separate document)

TA B L E

OF

CONTENTS

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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© 2004 LaQuatra Bonci Associates.

s e c t i o n

A

INTRODUCTION

Vision

Design Parameters

This project was developed through the initiative of the City of Gadsden and the Airport Board. Concern for the continued out-migration from the City and few opportunities for new home construction, these agencies identified a suitable tract of land for purchase and set out to develop a plan for providing new residential opportunities within the City limits of Gadsden. Their desire was to create a public-private partnership to develop a mixeduse new community based on the principles of Smart Growth, Sustainable Development, and Traditional Neighborhood Design.

The design team was, from the beginning, impressed with the natural character and intrinsic beauty of the site. The gently sloping land is ideally suited for the development of smaller lots and parks based on the patterns of 19th century communities. All significant natural features of the site were identified for preservation.

Large mature trees, ponds and lakes, as well as the open meadows were characteristics that had to survive development to save the quality and nature of the site. The concept to provide a more rural-like setting is appropriate to the quality and characteristics the team discovered in the historic neighborhoods of downtown Gadsden.

And most importantly, the new housing has to be affordable.

Vision & Design Parameters INTRODUCTION

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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1

T h e C h a r a c t e r o f t h e Si t e The project site is approximately 397 acres located within the City limits of Gadsden and Rainbow City, Alabama. It sits just southeast of the Gadsden Airport at the intersection of Airport and Steele Station Roads. The area has a suburban character and rural farm-like setting with open meadows, mature trees, low volume two-lane roads, and fenced pastures. The site has easy access to Interstate 59 with a 45 minute commute to Birmingham, and a short commute to downtown Gadsden.

The natural, open park-like character of the property conveys a feeling of a relaxed-informal country setting that is a respite from the fast-paced atmosphere of the city. Approximately 133.7 acres of the property is north of Steele Station Road, and 263.3 acres are situated south of Steele Station Road. The property is primarily open meadows characterized by gently sloping land, punctuated with mature trees, and several farm ponds. The far south east portion of the property is wooded.

The Character of Gadsden Due to the proximity of site to the City of Gadsden, it is important to ref lect the character of Gadsden within the new development. Some of the distinguishing elements found throughout the City of Gadsden are street trees, sidewalks, front porches, and lush foundation plantings. Replicating these elements will create a timeless setting and enhance the beauty of the area.

T h e C h a r a c t e r o f t h e Si t e & G a d s d e n INTRODUCTION

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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2

Regional Context I-5

9

Huntsville

I-759

Gadsden Atlanta

The site is located in Gadsden, Alabama, which is in the east central region of Alabama and is the county seat of Etowah County. Located approximately 80 miles west of Atlanta, Georgia, and 50 miles northeast of Birmingham, the Gadsden region is in the Coosa River Basin, the Oak-Pine Forest Association, the Alabama Valley and Ridge, and the Cumberland Plateau physiographic region.

The local population is about 40,000. Founded in 1871 and known as “The City of Champions,” Gadsden is in the process of re-inventing itself after the economic downturn of the steel and rubber industry. The Airport Authority is currently developing a new industrial park adjacent to the airport, and a runway expansion is planned to accommodate large commercial jet traffic.

Project Site

Birmingham

H

Regional Context Map

ig

h

y wa

41

1

Stre et Network

Regional Context INTRODUCTION

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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3

I-5

I-5

9

9

Regional Context

I-759

I-759 L ake B l ack Cre e k

H Ne e l y He n r y L ake

Project Site

Project Site

H

ig

hw

ay

The project site is in close proximity to several natural water features as well as some local parks. The site is also within a reasonable driving distance from existing schools and municipal buildings. The Gadsden area supports two fine local golf courses, the Center for Cultural Arts, Noccalula Falls Park and the recently redeveloped historic downtown commercial district. The City of Gadsden is experiencing a rebirth.

41

1

Pa rks & Wa ter way s

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ig

hw

ay

41

1

Sch o o l s & Mu n icip al Buil d ing s

Regional Context INTRODUCTION

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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4

Si t e C o n t e x t The site for this new residential community has tremendous natural beauty and character. The rolling topography, mature trees, large ponds, and open green spaces create a perfect setting for this new residential community.

Stands of trees are dispersed throughout the site and have been incorporated into the design. The open fields are contrasted by a dense woodland located at the southeast corner of the site.

Aerial photograph of the existing project site

Ov

er

d

Po

lin

es

a ti o n R d S te e le S t

m

le

Site Infrastructure & Utilities

y

Rd

Ove rhea d Pow erli nes

Lu

Vegetation & Waterways

Air por t Rd

Chateau Ch a ro l ais L ake

a he

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This composite map shows the vegetation, waterways, infrastructure, and utilities overlaid on one another to show how the site constraints work together

Si t e C o n t e x t INTRODUCTION

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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5

s e c t i o n

B

© 2004 LaQuatra Bonci Associates.

COMMUNITY FRAMEWORK

Master Plan This new residential community capitalizes on the inherent beauty of the site. The design was governed by the existing ponds and tremendous vegetation found throughout the property.

As a result of preserving several existing landscape features, the plan lent itself to six distinct neighborhoods. Each neighborhood has its own unique character due to the existing vegetation and ponds located within each area. In addition to the residential neighborhoods, a village center, community center, and civic spaces will serve the social needs of this community.

Linking all of these elements together is an extensive park and open space system focused on pedestrian circulation throughout the community.

Master Plan

COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

1

Residential Village Center Community Center Civic Spaces Parks & Open Spaces

Land Uses There are five land uses within this new residential community. The five land uses are categorized as residential, village center, community center, civic spaces, and parks and open spaces. By providing different uses within one community it offers variety and options to the residents. This, in turn, will facilitate a dynamic environment that will attract all types of people and businesses.

The various lot sizes, rental opportunities, and unique landscape qualities of the residential neighborhoods will offer a wide variety of choices to prospective homeowners and renters.

Since the village center is designed for mixed uses, apartments and townhouses are placed adjacent to the small retail area to create an intimate setting focused on pedestrian circulation, but is also conducive to vehicular circulation. Located on the site of the existing farm house, the community center will serve the social needs of this diverse community; while the civic spaces will serve the educational and safety needs of the community. Finally, the parks and open spaces, which consist of 96.5 acres, will serve the recreational needs of the community. These green spaces serve as the backbone of this development. The strength and beauty created by this extensive parks and open space system will provide the community with a timeless quality and make it a desirable place to live.

Land Use

Area

%

Residential Village Center Community Center Civic Spaces Parks & Open Spaces Streets

185.4 16.1 3.2 20.7 96.5 75.1

46.7% 4.0% 0.8% 5.2% 24.3% 18.9%

Totals

397.0

100%

Land Uses

COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

2

Northwest Northeast Southwest Southeast Woodland

Neighborhoods As a result of the design’s sensitivity to nature and open spaces, this plan has intrinsically developed into six neighborhoods. All six neighborhoods work together to create a cohesive community, but all possess unique qualities that set them apart from each other. The size of lots, the density of tree cover, and the proximity of a water feature are just a few examples of how each neighborhood varies from the next. In addition to having access to and being linked together by the open space system, each neighborhood has a park space nestled into its core.

Furthermore, each neighborhood consists of a variety of lot types, which will ensure a diverse community and setting.

Village Center

Neighborhood

Units

%

Acres

%

Density

Northwest Northeast Southwest Southeast Woodland Village Center

142 110 189 118 149 230

15.1% 11.7% 20.1% 12.6% 15.9% 24.5%

33.8 37.4 38.9 43.8 124.8 20.0

11.3% 12.5% 13.0% 14.7% 41.8% 6.7%

4.2 2.9 4.9 2.7 1.2 11.5

Totals

938

100%

298.7

100.0%

3.1

Neighborhoods COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

3

Townhouse Lots Duplex Lots Garden Lots Cottage Lots Village Lots

Residential Uses Eleven different lot and unit types exist within the new community. The variety this creates offers a unique opportunity for residents to change their living situations without leaving the community. The difference in lot sizes also allows people with various income levels to enjoy and share all of the amenities this new community has to offer. The different lot types also help preserve and enhance the natural features of the site, since each lot type has a set of guidelines governing its design and development. For example, based on the lot guidelines outlined in section D, the manor and estate lots have more room to preserve existing trees and natural features than a garden lot. Therefore, the garden lots are found primarily in the open fields and the estate lots are found primarily in the wooded areas.

Manor Lots Estate Lots Woodland Manor Lots Woodland Estate Lots Village Townhouse Units Village Apartment Units

Product Type

NW

NE

SW

SE

Woods Village

Total

%

Townhouse Duplex Garden Cottage Village Manor Estate Woodland Manor Woodland Estate Village Townhouse Village Apartment

14 8 33 35 35 17 0 0 0 0 0

0 0 24 23 24 16 23 0 0 0 0

37 20 34 38 37 1 0 0 0 22 0

0 0 18 39 39 12 0 10 0 0 0

0 0 0 4 4 54 4 37 46 0 0

0 0 0 0 0 0 0 0 0 80 150

51 28 109 139 139 100 27 47 46 80 150

5.4% 3.0% 11.6% 14.8% 14.8% 10.7% 2.9% 5.0% 4.9% 10.9% 16.0%

Total Units

142

110

189

118

149

230

938

100%

Area (acres) Net Gross Density (units/acre)

33.8 4.2

37.4 2.9

38.9 4.9

43.8 2.7

124.8 1.2

20.0 11.5

298.7 2.4

Residential Uses COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

4

Northeast Park

Northwest Park

Village Green

Parks & Open Spaces The master plan includes recreational amenities and open spaces that will contribute to both the desirability and livability of the new community. The intent of the park and public open space network is to provide a variety of spaces for family and community oriented recreation.

The plan equitably distributes 96.5 acres of park land throughout the community so that each resident is within a short walk of a neighborhood park. The parks will vary in size to accommodate a number of different amenities. They will also vary in character to promote distinctive place-making. The parks are designed to provide a diverse set of passive recreational opportunities including walking paths, play areas, and community gathering spaces.

Parks will be connected to houses and each other by an interconnected network of sidewalks and pathways, encouraging residents to walk. For park users who choose to drive, parking will be provided on-street or in nearby surface lots.

Southwest Park

Southeast Park Woodland Meadow Park

Parks & Open Spaces COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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5

Parks & Open Space Guidelines These images ref lect the standard of site furnishing and elements that will give the community a rich, unified landscape vocabulary. The quality and durability of the landscape details and site furnishings are essential to providing the community with a unique sense of place.

There will be varied combinations of park and open space plantings throughout the neighborhood including shade trees, ornamental trees, shrubs, meadow, and ornamental garden plantings. In addition, each park and public open space component will have a native plant palette to compliment the adjacent woodlands and water edge plantings to ensure diversity and species distribution.

Curving pergola provides shade

Multi-purpose green anchored by pavilion Wood split-rail fence example

Open-air pavilion with seating

Metal bench example

Park light fixture example

Litter receptacle example

Multi-purpose trail landscaped with native plants

Illustrative wall, pier, and fence design combinations

Parks & Open Space Guidelines COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

6

Northwest Park

Northeast Park

Southwest Park

This elliptical shaped 1.1 acre neighborhood park, located at the center of the Northwest Neighborhood, contains a passive landscape composed of mature trees interspersed with pockets of informal lawn areas. The park is bounded by walkways that connect to the pedestrian network. The ends of the park will be denoted by decorative piers with fences and clusters of ornamental plantings.

Northeast Park, a 0.3 acre neighborhood park located at the western entrance to the Northeast Neighborhood, contains a formal landscape composed of two open lawn areas with planting beds marking the edges.

The park is fronted by Manor houses to the east and framed by dense masses of mature shade trees to the west. The large, open lawns can be used by residents for informal recreation.

This linear 0.9 acre neighborhood park, located in a wide median adjacent to the large lake in the Southwest Neighborhood, contains a passive landscape composed of a central lawn area with a pavilion strategically placed at the center. The park is bounded by walkways that connect directly to the Elementary School to the west and a large passive open space system to the east.

Type

Neighborhood Park

Type

Neighborhood Park

Type

Neighborhood Park

Size

1.1 acres

Size

0.3 acres

Size

0.9 acres

Active Uses

Playground

Active Uses

Informal Recreation

Active Uses

Playground, Informal Recreation

Features

Pavilion, Walks, Seating Areas, Shade Trees, Ornamental Planting, Lawn Areas

Features

Pergola, Walks, Seating Areas, Shade Trees, Ornamental Planting, Lawn Areas

Features

Pavilion, Walks, Seating Areas, Shade Trees, Ornamental Planting, Lawn Areas

Neighborhood Parks COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

7

Southeast Park

Woodland Meadow Park

Village Green

Southeast Park, a 2.2 acre neighborhood park located in the middle of the Southeast Neighborhood, is composed of a formal, square park connected to the lake by a triangular open lawn. The square contains a passive, formal landscape composed of a multi-purpose lawn bounded by a circular walk with planting beds marking the edges. The park’s terminus is highlighted by a formal garden overlooking the lake.

This rectilinear 5.5 acre community park, located in a wide median at the entrance to the Woodland Neighborhood, contains an active landscape composed of a multi-purpose soccer field and ball field. At the north end of the park is a square, open lawn with a pavilion at the center. Walkways radiate from the pavilion to a perimeter walk system that connects to the pedestrian network.

Village Green, a 0.5 acre neighborhood square located in the Village Center, contains a formal landscape composed of a central open lawn area. In the middle of the park is a massive specimen tree, possibly the largest shade tree on the site. The corners of the park will be denoted by decorative piers with fences and ornamental planting. Moveable furniture will be placed in the lawn under the tree for use by the community.

Type

Neighborhood Park

Type

Community Park

Type

Community Green

Size

2.2 acres

Size

5.5 acres

Size

0.5 acres

Active Uses

Informal Recreation

Active Uses

Multi-Purpose Soccer Field, Ball Field, Half-Court Basketball, Playground

Active Uses

None

Features

Formal Garden, Overlook, Walks, Seating Areas, Shade Trees, Ornamental Planting, Lawn Areas

Features

Pavilion, Walks, Seating Areas, Shade Trees, Ornamental Planting, Lawn Areas

Features

Formal Garden, Walks, Seating Areas, Shade Trees, Ornamental Planting, Lawn Areas

Neighborhood Parks COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

8

Phase

Residential Program

Retail/Office Program

Village Center

Phase I (Year 1)

A 50 Townhouses

None

Phase II (Year 3)

B 80 Apartments with Clubhouse

D 4,000 sf Retail (ground floor) E 8,000 sf Office (ground & second floor)

Phase III (Year 8)

C 100 Townhouses

F 3,000 sf Office (ground floor) G 9,000 sf Retail (ground floor) & 9,000 sf Office (second floor)

The 20.0-acre Village Center is inf luenced by the architectural character of the existing farm structures and horse pens as well as their relationship to the surrounding landscape. Located in the same general area as the existing barns, low, metal roofed buildings are placed around a central core of parking, eliminating the view of parking lots from Steele Station Road. This commercial area is situated on a natural rise, and overlooks the development. Walkways link the Village Center with the rest of the community and promote a pedestrian friendly atmosphere.

Village Green

A

C

Clubhouse

B

B G Fire House

F

E

C

Formal village square with central fountain

D oad tion R a t S e l Stee

Typical retail building elevation

Village Center COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

9

Program

Community Center

Building Boat Houses Outdoor Pool Playground Multi-Purpose Lawn Trails Parking Lot

Located on 3.2 acres at the main north entrance, the community center will provide a focal point for social and recreational activities in the community. The building is located on the site of the former residence, and takes full advantage of the views towards open space and a large pond. A small gazebo, and fishing pier are planned for passive outdoor activities. Pedestrian walkways provide easy access to adjacent townhomes and single family residences. The community center will also contain several active recreational areas, such as a pool facility. The building architecture will ref lect the appropriate character of the area and mark your arrival at the main community entrance and common green.

Outdoor pool

Playground in wooded setting

Community Center elevation

Community Center COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

10

Fire House

Elementary School

A fire station is proposed on a 1.7 acre site at the intersection of Steele Station Road and Airport Road. An identifier for the community and an asset to public safety, the station provides an additional opportunity to establish the architectural character of the new community.

A school is an important part of all communities and neighborhoods. A 19.0 acre site at the western corner of the property is reserved for a new elementary school. Identified in the program phase of the project, this school will be needed in the future to fulfill the expected demands of increased enrollment. The proposed site for the school fronts on a common green and a boulevard street along an east west axis through the site.

Sidewalks are provided to promote a pedestrian friendly atmosphere and provide students with a safe route to and from school. In addition to open lawn areas, the school site also provides active recreational areas, such as a soccer field, basketball courts, and ball fields.

Civic Spaces COMMUNITY FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

B

11

© 2004 LaQuatra Bonci Associates.

s e c t i o n

C

STREET FRAMEWORK

Street Connections t le S e e St

ad Ro n atio

Airport Road Westminster Drive

n Road Steele Statio

In addition to creating a pedestrian friendly atmosphere, it important to create efficient and effective vehicular traffic patterns. Since this development is part of a greater system of streets that already exist throughout the region, it is crucial to provide easy access to and from the site. Due to the density and intensity of this new development, it is important to create multiple access points. This will disperse the traffic volumes throughout the site and eliminate any bottlenecks that would arise from limited ingress and egress. The southeast neighborhood and the woodland neighborhood have the potential to connect with Westminster Drive in the future, while the southwest neighborhood has the potential to connect with Lumley Road. Airport Road will also serve as a collector road for this new residential community.

One day this community may be surrounded by other new residential developments. If this occurs it is important for both communities to become connected to one another. Therefore, the purple lines shown on the plan depict the preferred locations for future connections. However, these connections only need to occur if another residential community is created on the adjacent property.

Lumley Road

Existing Community Street Neighborhood Street Connections (to existing developments)

Potential Neighborhood Connections (to future developments)

Street Connections STREET FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

C

1

Entry Street Village Street Open Space Street

Street Framework An interconnected pattern of different street types, each with a unique character, will serve the transportation needs of the community. With sidewalks or trails on or adjacent to all streets, the 75.1 acre street network will become the armature for the pedestrian network.

This framework connects the residential neighborhoods to the parks and open spaces within the community and beyond.

Park Street

In order to create pedestrian-friendly streets that support a compact neighborhood, all neighborhood streets will be designed for lower traffic speeds.

Woodland Street

Street types in the community will include Entry, Village, Open Space, Park, and Woodland Streets and Lanes. On-street parking is provided on most streets to accommodate additional resident and visitor parking.

Lane

Each street will be planted with a specific tree variety to provide a distinct character and scale for all streets in the community. In addition, neighborhood parks and common open spaces will have a native plant palette to compliment the streetscape plantings.

Street Framework STREET FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

C

2

Entry Street 50’ R/W

24’ Two Way Travel Lanes

4’

9’

Shoulder

4’ Shoulder

9’ Swale

This will be a low-speed street providing primary access to the community from the existing street network. Adjacent land uses include common open space. On-street parking will be prohibited.

Swale

Village Street 50’ R/W

5’

7’

8’

18’

7’

5’

Shoulder

Verge

Parking

Two Way Travel Lanes

Verge

Shoulder

Setback Varies

This will be a small-scale, low-speed street providing access to residential areas and parks.

Adjacent land uses typically include single-family detached and attached units on both sides.

On-street parking will be permitted only on one side of the street. The majority of streets in the community will be Village Streets.

Movement Design Speed R/W Width Travel Lanes On-Street Parking Travel Lane Width Parking Lane Width Edge Condition Verge Sidewalk Landscape

Free 25 MPH 50 feet Two way with two lanes Prohibited 12 feet each lane N/A 4-foot gravel shoulder both sides 9-foot swale both sides None inside R/W Trail outside R/W either side Random or uniform park trees both sides

Movement Design Speed R/W Width Travel Lanes On-Street Parking Travel Lane Width Parking Lane Width Edge Condition Verge Sidewalk Landscape

Free 25 MPH 50 feet Two way with two lanes Parallel on one side 9 feet each lane 8 feet Rolled curb both sides 7 feet both sides 5 feet both sides Uniform street trees both sides

Setback Varies

Street Diagrams-Entry & Village Streets STREET FRAMEWORK

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

C

3

Open Space Street 50’ R/W

This will be a low-speed street providing unique addresses for residences fronting on common open spaces. Adjacent land uses include singlefamily detached and attached units on one side and open space on the other. On-street parking will be permitted on the house side only.

Movement Design Speed R/W Width Travel Lanes On-Street Parking Travel Lane Width Parking Lane Width Edge Condition Verge Sidewalk

7’

8’

18’

Parking

Two Way Travel Lanes

4’

8’

Shoulder

5’ Sidewalk

Setback Varies

Verge

Landscape

Swale

Open Space Varies

Park Street This will be a low-speed couplet providing unique addresses for residences fronting on neighborhood park spaces. Adjacent land uses include single-family detached and attached units on one side and park spaces on the other.

On-street parking will be permitted on the house side only.

40’ R/W min.

Movement Design Speed R/W Width Travel Lanes On-Street Parking Travel Lane Width Parking Lane Width Edge Condition Verge Sidewalk

7’

8’

12’

Parking

One Way Travel Lane

4’

9’

Shoulder

Sidewalk

5’

Verge

Landscape

Setback Varies

Swale

Free 25 MPH 50 feet Two way with two lanes Parallel on house side 9 feet each lane 8 feet Rolled curb house side 4-foot gravel shoulder open space side 7 feet house side 8-foot swale open space side 5 feet house side Trail outside R/W open space side Uniform street trees house side Random park trees open space side

Free 25 MPH Varies by location, 40 feet minimum One way couplet with two lanes Parallel on both sides 12 feet each lane 8 feet Rolled curb house side 4-foot gravel shoulder park side 7 feet house side 9-foot minimum swale park side 5 feet house side Sidewalk outside R/W park side Uniform street trees house side Random or uniform park trees park side

Park Varies

Street Diagrams-Open Space & Park Streets STREET FRAMEWORK

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

C

1 4

9’ Swale

4’

20’ Two Way Travel Lanes

4’

9’

Shoulder

4’

Shoulder

Setback Varies

Sidewalk

50’ R/W

Swale

Setback Varies

Woodland Street This will be a low-speed street providing unique addresses for residences in a woodland setting. Adjacent land uses include singlefamily detached units, parks, and common open spaces. Street widths are kept to a minimum to preserve adjacent forested areas.

On-street parking will be prohibited.

20’ R/W

Lane

Varies

3’

14’

3’

Setback

Two Way Yield

Verge

Setback

Verge

This street will be a narrow route providing primary access to offstreet residential parking. Lanes are designed to accommodate trash collection and utilities. Adjacent land uses include single-family detached and attached units on both sides. On-street parking will be prohibited.

Varies

Movement Design Speed R/W Width Travel Lanes On-Street Parking Travel Lane Width Parking Lane Width Edge Condition Verge Sidewalk Landscape

Free 15 MPH 50 feet Two way with two lanes Prohibited 10 feet each lane N/A 4-foot gravel shoulder both sides 9-foot swale both sides 4 feet on one side Random street trees both sides

Movement Design Speed R/W Width Travel Lanes On-Street Parking Travel Lane Width Parking Lane Width Edge Condition Verge Sidewalk Landscape

Yield 10 MPH 20 feet Two way Prohibited 14 feet N/A No curb or swale, inverted road crown 3 feet both sides None Lawn on both sides

Street Diagrams-Woodland Street & Lane STREET FRAMEWORK

© 2004 LaQuatra Bonci Associates.

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Character of a typical Village Street

Street Character The typical character of new streets in the community will draw on the character of the great streets found in nearby communities. The street patterns will align themselves with the inherent landscape features of the site. Entry drives through open space will be understated in character with narrow cartways, grass-lined shoulders, street trees, and naturalistic plantings.

Village streets will have rolled curbs, sidewalks, grass verges, and uniform tree plantings. Street edges along parks and open spaces will also have grass-lined shoulders to integrate the park landscape into the streetscape. Woodland drives will have narrow cartways that minimize tree clearing in the forest. Simple landscape elements on individual lots can define the edges of the street, including hedgerows, fences, and low walls.

Character of a typical Woodland Street

Street Character STREET FRAMEWORK

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Street Design Elements Streetscape elements will be developed with respect to those already found in other nearby communities. These elements will include light posts, street signage, walls and piers, sidewalks and pathways, fences, and hedgerows.

Street sign example

Pendant-top light example

Post-top light example

S t r e e t Tr e e P a l e t t e Sustainable native trees are planned along the edges of streets and pedestrian pathways. A partial list would include:

Place-name sign example

Maples Willow Oak Red Oak Linden Elms Crape Myrtle For more detailed plant information refer to Section F, Landscape Guidelines.

Illustrative traffic sign, street sign, post-top light, and pendant-top light

Mature street trees in verge

Street Design Elements STREET FRAMEWORK

Š 2004 LaQuatra Bonci Associates.

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© 2004 LaQuatra Bonci Associates.

s e c t i o n

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LOT GUIDELINES

L o t Ty p e s

Townhouse Lots

The guidelines in this section define the different lot types available in the community and also contain specific requirements that describe how houses and buildings shall be placed on the lot.

Duplex Lots Garden Lots

There are a variety of lot types ranging from 16 feet to 170 feet. Lot designations include Townhouse, Duplex, Garden, Cottage, Village, Manor, Estate, Village Townhouse, and Village Apartments. Small single-family lots include Townhouse, Duplex, and Garden, medium lots include Cottage and Village, and large lots include Manor and Estate. Multi-family areas are made up of Village Townhouse and Apartment buildings. Single-family lots are mixed throughout the community, while the majority of multifamily units are located in the Village Center.

Cottage Lots Village Lots

Townhouses & Duplexes

Gardens

Manor Lots Estate Lots Woodland Manor Lots

Following the description of general lot guidelines common to most lots, more specific requirements for each lot type are presented.

Woodland Estate Lots Village Townhouse Units Village Apartment Units Cottages

Manors

Villages

Woodland Manors

Estates

Woodland Estates

L o t Ty p e s LOT GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Lane Loaded Lots Lane Property Line

Drive Loaded Lots

Each lot in the community is comprised of setback lines and placement zones, which vary depending on the lot type and access condition, and determine how houses and buildings shall be placed.

Lane Rear Yard Setback

The Front Yard, along the street which the house has its address, is the area from the Front Property Line to the Front Setback Line. The Corner Yard, adjacent to the intersecting cross street, is the area from the Corner Property Line to the Corner Setback Line. The main body of the house may not be located in the Front and Corner Yard. However, porches and bay windows can encroach into these areas.

Side Yard Setback

Corner Yard Setback Zone

Corner Yard Setback

Lane Yard Setback

Private Yard

The Front Yard Setback Zone is a defined area where the front house facade must be located. The Corner Yard Setback Zone is a defined area where the corner house facade must be located.

The Side Yard is the area from the Side Property Line to the Side Setback Line. The house, including porches, bay windows, and chimneys, may not be located in the Side Yard.

Front Yard Setback Zone Front Yard Setback

Typical Corner Lot

General Lot Guidelines

Front Property Line

For lane-served lots, the Lane Yard is the area from the Lane Property Line to the Lane Setback Line. For drive-served lots, the Rear Yard is the area from the Rear Property Line to the Rear Setback Line. The house and garages may not be located in the Lane or Rear Yard.

Typical Lot

The Private Yard is the internal area bounded by all the defined setbacks lines and zones.

Typical lot plans showing setbacks and zones

Lane Loaded Lots

Drive Loaded Lots

Typical lot plans showing placement of houses on lots

General Lot Guidelines LOT GUIDELINES

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Gadsden MASTER PLAN

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Specific Guidelines

Lane Loaded Lots

Side Yard Setback

10’ 5’

5’ 15’ 10’

Lane

Lane Yard Setback

Corner Yard Setback Corner Yard Setback Zone

5’

Rear Property Line

Front Yard Setback

Private Yard

Front Yard Setback Zone

Front Property Line

Townhouse & Duplex Lot plans showing setbacks and zones

Lane Loaded Lots

Townhouse & Duplex Lot plans showing placement of houses on lots

Lot Size-Townhouse Lots must be served by lanes. Interior unit lot widths are 16 feet minimum to 24 feet maximum. End unit lots are typically 32 feet wide. Corner unit lots are typically 37 feet wide.

Lots are typically 100 feet deep.

Lane Yard Setback There must be a minimum 5-foot setback from the lane property line to the house. Garages shall be placed either 5 feet from the lane property line or 20 feet or greater to allow for a parking pad in front of the garage.

Lot Size-Duplex Lots must be served by lanes. Unit lots are typically 30 feet wide.

Building lots are typically 60 feet wide. Corner unit lots are typically 40 feet wide. Corner building lots are typically 70 feet wide. Lots are typically 100 feet deep.

Front Yard Encroachments Porches may extend into the front yard up to 8 feet. Bay windows may extend up to 2 feet into the front yard.

Front & Corner Yard Setbacks There must be a minimum 15-foot setback from the front property line to the house facade. A minimum 10-foot setback must be maintained from the corner property line to the house.

Front & Corner Yard Setback Zones The front house facade shall be located within the 10-foot deep front yard setback zone. The corner house facade shall be located within the 5-foot deep corner yard setback zone.

Parking & Garage Requirements One interior or exterior parking space per unit is required.

Garages can be attached to or detached from the house.

Garages doors must face the lane. Parking pads for one or two vehicles may be used in lieu of a garage. A two-car, detached garage may be shared between adjacent, attached units.

Paving, Fencing & Landscape Requirements Fencing in the side yard is recommended for privacy between attached units. See Section F, Landscape Guidelines.

Side Yard Setbacks There shall be a minimum 5-foot setback from the side property lines to buildings on end unit lots. A minimum of 10 feet between buildings is required.

Typical Townhouse elevation

Typical Duplex elevation

To w n h o u s e & D u p l e x L o t s LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

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Specific Guidelines

Lane Loaded Lots

Lane

Front & Corner Yard Setbacks There must be a minimum 15-foot setback from the front property line to the house facade. A minimum 10-foot setback is required from the corner property line to the house.

10’ 5’

5’ 15’ 10’

Side Yard Setback

Lane Yard Setback

Corner Yard Setback Corner Yard Setback Zone

5’

Rear Property Line

Lot Size Lots must be served by lanes. Lots are typically 45 feet wide by 100 feet deep. Corner lots are typically 55 feet wide.

Private Yard

Front Yard Setback

Front & Corner Yard Setback Zones The front house facade shall be located within the 10-foot deep front yard setback zone. The corner house facade shall be located within the 5-foot deep corner yard setback zone.

Front Yard Setback Zone

Side Yard Setbacks There shall be a minimum 10-foot setback from the house side property line and 5-foot setback from the garage side property line to buildings. A minimum of 15 feet shall be required between buildings.

Front Property Line

Lane Yard Setback There shall be a minimum 5-foot setback from the lane property line to the house. Garages shall be placed either 5 feet from the lane property line or 20 feet or greater to allow for a parking pad in front of the garage.

Front Yard Encroachments Porches may extend into the front yard up to 8 feet. Bay windows may extend up to 2 feet into the front yard.

Parking & Garage Requirements One interior parking space is required. Garages can be attached to or detached from the house. Garages doors must face the lane.

Paving, Fencing & Landscape Requirements See Section F, Landscape Guidelines.

Garden Lot plans showing setbacks and zones

Lane Loaded Lots

Garden Lot plans showing placement of houses on lots

Typical one-story Garden house elevations

Typical two-story Garden house elevations

Garden Lots LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Lane Loaded Lots Rear Property Line

Side Yard Setback

Private Yard

10’ 5’ Front Yard Setback Zone

20’

15’

10’ 10’

Specific Guidelines Lot Size Lane-served lots are typically 55 feet wide by 120 feet deep.

Corner lots are typically 65 feet wide. Driveway-served lots are typically 65 feet wide by 120 feet deep.

Lane

Lane Yard Setback

5’ Corner Yard Setback Zone

Corner Yard Setback

Drive Loaded Lots

Front Yard Setback

Front Property Line

Lane & Rear Yard Setbacks There must be a minimum 5-foot setback from the lane or rear property line to the house. Garages shall be placed either 5 feet from the lane property line or 20 feet or greater to allow for a parking pad in front of the garage.

Front & Corner Yard Setbacks A minimum 20-foot setback shall be required from the front property line to the house facade. There shall be a minimum 10-foot setback from the corner property line to the house.

Front Yard Encroachments Porches may extend into the front yard up to 8 feet. Bay windows may extend up to 2 feet into the front yard.

Front & Corner Yard Setback Zones The front house facade shall be located within the 15-foot deep front yard setback zone. The corner house facade shall be located within the 10-foot deep corner yard setback zone.

Parking & Garage Requirements Two interior parking spaces are required. Garages can be attached to or detached from the house. Garages doors must face the lane.

Side Yard Setbacks There shall be a minimum 10-foot setback from the house side property line and 5-foot setback from the garage side property line to buildings. A minimum of 15 feet is required between buildings.

Paving, Fencing & Landscape Requirements See Section F, Landscape Guidelines.

Cottage Lot plans showing setbacks and zones

Lane Loaded Lots

Cottage Lot plans showing placement of houses on lots

Drive Loaded Lots

Typical Cottage house elevations

Cottage Lots LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Lane Loaded Lots Rear Property Line

Side Yard Setback

Private Yard

10’ 5’

10’ 10’

Front Yard Setback Zone

15’ 20’

Specific Guidelines Lot Size Lane-served lots are typically 65 feet wide by 120 feet deep.

Corner lots are typically 75 feet wide. Driveway-served lots are typically 75 feet wide by 120 feet deep.

Lane Lane Yard Setback

5’ Corner Yard Setback Zone

Corner Yard Setback

Drive Loaded Lots

Front Yard Setback

Front Property Line

Lane & Rear Yard Setbacks There must be a minimum 5-foot setback from the lane or rear property line to the house. Garages shall be placed either 5 feet from the lane property line or 20 feet or greater to allow for a parking pad in front of the garage.

Front & Corner Yard Setbacks A minimum 20-foot setback is required from the front property line to the house facade. There shall be a minimum 10foot setback from the corner property line to the house.

Front Yard Encroachments Porches may extend into the front yard up to 8 feet. Bay windows may extend up to 2 feet into the front yard.

Front & Corner Yard Setback Zones The front house facade shall be located within the 15-foot deep front yard setback zone. The corner house facade shall be located within the 10-foot deep corner yard setback zone.

Parking & Garage Requirements Two interior parking spaces are required. Garages can be attached to or detached from the house. Garages doors must face the lane.

Side Yard Setbacks There shall be a minimum 10-foot setback from the house side property line and 5-foot setback from the garage side property line to buildings. A minimum of 15 feet is required between buildings.

Paving, Fencing & Landscape Requirements See Section F, Landscape Guidelines.

Village Lot plans showing setbacks and zones

Lane Loaded Lots

Village Lot plans showing placement of houses on lots

Drive Loaded Lots

Typical Village house elevations

Village Lots LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

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Lane Loaded Lots

Side Yard Setback

10’

5’

Corner Yard Setback Zone

15’

Private Yard

10’ 5’ Front Yard Setback Zone

25’

Front Yard Setback

Front Property Line

Manor Lot plans showing setbacks and zones

Lane Loaded Lots

Manor Lot plans showing placement of houses on lots

Specific Guidelines Lot Size Lane-served lots are typically 75 feet wide by 120 feet deep.

Corner lots are typically 85 feet wide. Driveway-served lots are typically 85 feet wide.

Lane Lane Yard Setback

20’

Corner Yard Setback

Rear Property Line

Drive Loaded Lots

Lane & Rear Yard Setbacks There shall be a minimum 5-foot setback from the lane or rear property line to the house. Garages shall be placed either 5 feet from the lane property line or 20 feet or greater to allow for a parking pad in front of the garage.

Front & Corner Yard Setbacks A minimum 25-foot setback is required from the front property line to the house facade. There shall be a minimum 15foot setback from the corner property line to the house.

Front Yard Encroachments Porches may extend into the front yard up to 8 feet. Bay windows may extend up to 2 feet into the front yard.

Front & Corner Yard Setback Zones The front house facade shall be located within the 20-foot deep front yard setback zone. The corner house facade shall be located within the 10-foot deep corner yard setback zone.

Parking & Garage Requirements Two interior parking spaces are required. Garages can be attached to or detached from the house. Garages doors must face the lane.

Side Yard Setbacks For lane-served lots, there shall be a minimum 10-foot setback from the house side property line and 5-foot setback from the garage side property line to buildings with a minimum of 15 feet between buildings. For drive-served lots,a minimum 10-foot setback is required from side property lines to buildings with a minimum of 20 feet between buildings.

Paving, Fencing & Landscape Requirements See Section F, Landscape Guidelines.

Drive Loaded Lots

Typical Manor house elevations

Manor Lots LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

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Drive Loaded Lots

Corner Yard Setback

Corner Yard Setback Zone

Side Yard Setback

25’

Rear Property Line

15’

10’

10’

Private Yard

Front Yard Setback Zone

20’ 25’

Rear Yard Setback

Specific Guidelines Lot Size Lots must be served by drives. Lots are typically 100 feet wide by 150 feet deep. Corner lots are typically 110 feet wide.

Front & Corner Yard Setbacks A minimum 25-foot setback is required from the front property line to the house facade. There shall be a minimum 15foot setback from the corner property line to the house.

Front & Corner Yard Setback Zones The front house facade shall be located within the 20-foot deep front yard setback zone. The corner house facade shall be located within the 10-foot deep corner yard setback zone.

Front Yard Encroachments Porches may extend into the front yard up to 8 feet. Bay windows may extend up to 2 feet into the front yard.

Parking & Garage Requirements Two interior parking spaces are required. Garages can be attached to or detached from the house. Garages must be placed behind the house or behind the front house facade at least 16 feet.

Paving, Fencing & Landscape Requirements See Section F, Landscape Guidelines.

Side Yard Setbacks There shall be a minimum 10-foot setback from side property lines to buildings. A minimum of 20 feet is required between buildings.

Front Yard Setback

Front Property Line

Estate Lot plans showing setbacks and zones

Rear Yard Setbacks There shall be a minimum 25-foot setback from the rear property line to buildings.

Drive Loaded Lots

Estate Lot plans showing placement of houses on lots

Typical Estate house elevations

Estate Lots LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Drive Loaded Lots Rear Property Line

40’

Drive Loaded Lots Rear Yard Setback

Private Yard

20’

Front Yard Setback Zone

50’

40’

Front Yard Setback

Front Yard Setback Zone

Front Yard Setback

Front Property Line

Front Property Line

Woodland Manor Lot plan showing setbacks and zones

20’

40’

60’

Private Yard

Side Yard Setback

Rear Yard Setback

Side Yard Setback

30’

Rear Property Line

Woodland Manor Lot plan showing placement of house on lot

Woodland Estate Lot plan showing setbacks and zones

Woodland Estate Lot plan showing placement of house on lot

Front & Corner Yard Setbacks There shall be a minimum 50-foot setback from the front property line to the house facade for Woodland Manor Lots. A minimum 60-foot setback is required for Woodland Estate Lots.

Rear Yard Setbacks There shall be a minimum 30-foot setback from the rear property line to buildings for Woodland Manor Lots. A minimum 40-foot setback is required for Woodland Estate Lots.

Paving, Fencing & Landscape Requirements See Section F, Landscape Guidelines.

Front Setback Zone For both Woodland Manor and Estate Lots, the front house facade shall be located within the 20-foot deep front yard setback zone.

Front Yard Encroachments No encroachments into the front yard are permitted.

Woodland Preserve Lots Woodland Preserve Lots are variations of drive-served Manor and Estate Lots that are defined as having at least 50% forest coverage. These lots are unique because of their specific landscape setting and additional guidelines must be carefully followed to preserve as many trees as possible and to limit site disturbance on each lot. To this end, additional lot area is required to protect existing vegetation while still allowing for limited house construction within forested locations.

Lot Size Woodland Manor Lots are typically 145 feet wide by 170 feet deep. Woodland Estate Lots are typically 160 feet wide by 200 feet deep.

Side Yard Setbacks For both Woodland Manor and Estate Lots, a minimum 40-foot setback is required from side property lines to buildings. There shall be a minimum of 80 feet between buildings.

Parking & Garage Requirements Two interior parking spaces are required. Garages can be attached to or detached from the house. Garages can be placed behind the house, behind the front house facade, or in line with the front house facade.

Woodland Preserve Lots LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

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P la n s h owin g V il l a g e Town h o u s e Un it s

P lan showi ng V il lage Ap ar t me nt Un it s

V i l l a g e To w n h o u s e & A p a r t m e n t U n i t s These units are located in the Village Center and are designed to compliment the retail component. Units should be creatively arranged on the site to provide common garden spaces. Village Townhouses and Village Apartments can be served by shared surface parking, garage courts, or by garages internal to the units that are accessed from the rear.

Lot Size There is no required lot size since these units will be rental or condominium products.

Front & Corner Yard Setbacks There shall be a minimum 10-foot setback from the front property line to the building facade. A minimum 5-foot setback is required from the corner property line to the building.

Front & Corner Yard Setback Zones The front building facade shall be located within the 10foot deep front yard setback zone. The corner building facade shall be located within the 5-foot deep corner yard setback zone.

Side Yard Setbacks Since these units will be rental or condominium, there is no required side yard setback. There shall be a minimum of 10 feet between buildings.

Rear Yard Setback There shall be a minimum 5-foot setback from the rear property line to any building.

Front Yard Encroachments Porches may extend into the front yard up to 5 feet. Bay windows may extend up to 2 feet into the front yard.

Main Body & Side Wing Limitations See Section E, Architecture Guidelines.

Paving, Fencing & Landscape Requirements Fencing is recommended for privacy between attached units. Privacy fencing is also required to screen parking, utility, trash, and recycling areas from public view. See Section F, Landscape Guidelines.

Parking & Garage Requirements Two interior or exterior parking spaces per unit are required. Garages can be attached to or detached from the building. Garages doors may not face streets. Surface parking spaces may be used in lieu of a garage.

V i l l a g e To w n h o u s e & A p a r t m e n t U n i t s LOT GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Lane Loaded Lots Drive Loaded Lots Parking Court Lots

Lot Access Condition Residential lots can be accessed by vehicles by means of a rear lane or a front or side access drive. Townhouse, Duplex, and Garden Lots can only accessed by vehicles using a rear lane, which provides a continuous streetscape that is not interrupted by driveway curb cuts.

Cottage, Village, and Manor Lots, have both rear lane and front drive access conditions.

Estate Lots are only accessed by a drive off the street. Common Village Townhouse and Apartment lots can only be accessed by vehicles in the rear via shared parking areas or by garages internal to the units.

Lot Access Condition LOT GUIDELINES Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Product

Lot Width

Lot Depth

Lot Setbacks

Access Condition

Encroachments

Front

Corner

Si d e

Rear

Alley

Driveway

Off-Street Parking

100’

15’ min.

10’ min.

5’ min.

5’ min.

yes

no

1-2

Porches may extend 8’ into the Front Yard and bay windows may extend 2’ into the Front Yard

n/a

100’

15’ min.

10’ min.

5’ min.

5’ min.

yes

no

1-2

Porches may extend 8’ into the Front Yard and bay windows may extend 2’ into the Front Yard

55’

n/a

100’

15’ min.

10’ min.

5’ or 10’

5’ min.

yes

no

1-2

Porches may extend 8’ into the Front Yard and bay windows may extend 2’ into the Front Yard

55’

65’

65’

120’

20’ min.

10’ min.

5’ or 10’

5’ min.

yes

yes

2

Porches may extend 8’ into the Front Yard and bay windows may extend 2’ into the Front Yard

V i lla g e

65’

75’

75’

120’

20’ min.

10’ min.

5’ or 10’

5’ min.

yes

yes

2

Porches may extend 8’ into the Front Yard and bay windows may extend 2’ into the Front Yard

Ma nor

75’

85’

85’

120’

25’ min.

15’ min.

Lane=5’ or 10’ Drive=10’ min.

5’ min.

yes

yes

2

Porches may extend 8’ into the Front Yard and bay windows may extend 2’ into the Front Yard

Ma nor Woodland

n/a

145’

145’

170’

50’ min.

n/a

40’ min.

30’ min.

no

yes

2

No encroachments into the Front Yard are permitted

Est ate

n/a

110’

100’

150’

25’ min.

15’ min.

10’ min.

25’ min.

no

yes

2

Porches may extend 8’ into the Front Yard and bay windows may extend 2’ into the Front Yard

Est a te Woodland

n/a

160’

160’

200’

60’ min.

n/a

40’ min.

40’ min.

no

yes

2

No encroachments into the Front Yard are permitted

V i lla g e Townhouse

n/a

n/a

n/a

n/a

10’ min.

5’ min.

10’ btw bldgs

5’ min.

n/a

n/a

2

Porches may extend 5’ into the Front Yard and bay windows may extend 2’ into the Front Yard

V i lla g e Apartment

n/a

n/a

n/a

n/a

10’ min.

5’ min.

10’ btw bldgs

5’ min.

n/a

n/a

2

Porches may extend 5’ into the Front Yard and bay windows may extend 2’ into the Front Yard

Mid-Block

Corner

Driveway

16’-24’ End Lots= 32’

37’

n/a

Duplex

30’

40’

Ga rd e n

45’

Cott a g e

Townh ous e

Lot Guideline Summary LOT GUIDELINES

© 2004 LaQuatra Bonci Associates.

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s e c t i o n

E

© 2004 LaQuatra Bonci Associates.

ARCHITECTURE GUIDELINES

To w n h o u s e s The master plan creates a vibrant series of neighborhoods by proposing a strategy to include mixed-use, mixed-income through the inclusion of a variety of housing types. One of the housing types illustrated in the master plans is the Townhouse model. The townhouse building type is strategically placed within the master plan to enclose spaces and create a continuous street edge to enable a slightly more urban village neighborhood.

Townhouse buildings should be designed as a composition rather than a series of connected individual dwellings

This townhouse building uses simple two-story stoop and porch elements to add vertical interest to the overall massing

A simple massing of brick townhouses with various entry and porch elements is an appropriate design solution

New townhouses created within the master plan must be designed to enhance the public realm and must blend with the traditional architectural character of the City of Gadsden. Vehicular access will always be achieved at the rear of the townhouse dwelling unit. A minimum of two parking spaces per dwelling unit shall be provided. Rear service lanes or alleys shall be screened from pedestrian view to the extent possible and shall be screened by building facades, fences, walls and/or landscaping.

Setbacks for townhouse dwelling units vary and should be determined based upon the placement within the master plan. Setbacks have been determined by several factors including placement adjacent to, and framing of open spaces. Adequate space has been provided for stoops porches, stairs and landscape plantings to soften the character of the facades along the street.

The overall building mass of a series of townhouse dwellings should be designed as a composition rather than a series of connected individual dwellings. Buildings should have a simple massing, articulated with a base, middle and top. The scale of the townhouse buildings should be compatible with the scale and character of the surrounding single-family homes.

End townhouse dwellings at corners shall address the corner and are allowed to have front entrances along the end elevation. End townhouse dwellings should be designed to "feel" like single-family houses. The maximum height for townhouse buildings is 3 stories.

A combination of architectural elements including materials, porches, dormers, and chimneys enhance the character of this townhouse

Stoops are located opposite to each other to maximize a shared entry walk area to individual townhouse units

The wrap-around porch of this townhouse addresses the corner lot location

Windows and doors must be vertical in proportion and based on time-tested traditional architectural styles. Pane sizes and proportions must be consistent on different windows and doors used throughout the house. Use of special windows, including bays, bows, dormers, fanlights, and paired or grouped windows are encouraged, but must be used in proper situations based upon classic design principles. Grouped windows must be separated by a minimum of 5 ½" between windows. Factory manufactured grouped windows are unacceptable.

Suitable materials for all facades include brick, stucco, wood or composition siding with beveled, shiplap or beaded lap profiles.

These townhouses create a continuous edge to frame a public open space

Party walls are used here to define and separate smaller individual units within a large row of townhouse buildings

This townhouse building uses larger porches on end units to anchor the corners and simplify massing

To w n h o u s e s

ARCHITECTURE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Duplexes The master plan creates a vibrant series of neighborhoods by proposing a strategy to include mixed-use, mixed-income through the inclusion of a variety of housing types. One of the housing types illustrated in the master plans is the Duplex model. The duplex building type is strategically placed within the master plan to transition from the slightly more urban village neighborhood to a single family character.

This modest duplex building has simple massing and a central window and dormer layout that highlights the individual stoops

Duplex units can be designed to appear as a large single family house

Architectural character, detailing and quality materials create an appropriately scaled duplex building

Duplexes created within the master plan must be designed to enhance the public realm and must blend with the traditional architectural character of the historic areas of the City of Gadsden. In most cases, vehicular access will be achieved at the rear of the duplex dwelling unit. A minimum of two parking spaces per dwelling unit shall be provided. Rear service lanes or alleys shall be screened from pedestrian view to the extent possible and shall be screened by building facades, fences, walls and/or landscaping.

Setbacks for duplex dwelling units vary and should be determined based upon the placement within the master plan. Setbacks have been determined by several factors including placement adjacent to, and framing of open spaces and the transition to single family houses along the streetscape. Adequate space has been provided for stoops porches, stairs and landscape plantings to soften the character of the facades along the street.

The overall building mass of a series of duplex dwellings should be appropriate to their location within the master plan and designed as a composition based on the character of a single family house. Buildings should have a simple massing, articulated with a base, middle and top. The scale of the duplex buildings should be compatible with the scale and character of the surrounding single-family homes. Duplex dwellings at corners shall address the corner and are allowed to have front entrances along the end elevation. The "end" conditions or corner locations of duplex dwellings should be designed to "feel" like single-family houses. The maximum height for duplex buildings is 2 1/2 stories.

A Gadsden example of a brick duplex with simple massing and separate entries

The “big house” concept can allow duplex buildings or multiple dwellings to exist within the context of single family homes

This duplex building is more individualized by simple paint color and window detailing

Windows and doors must be vertical in proportion and based on time-tested traditional architectural styles. Pane sizes and proportions must be consistent on different windows and doors used throughout the house. Use of special windows, including bays, bows, dormers, fanlights, and paired or grouped windows are encouraged, but must be used in proper situations based upon classic design principles. Grouped windows must be separated by a minimum of 5 ½" between windows. Factory manufactured grouped windows are unacceptable.

Suitable materials for all facades include brick, stone, stucco, wood or composition siding with beveled, shiplap or beaded lap profiles.

Duplex buildings can be designed to blend with larger homes by emulating their scale, proportion and detailing

This small scale duplex takes on the character of a single-family home, while providing separate and distinct entries to each dwelling

This classic example of Gadsden’s architectural character with modest scale blends with surrounding single family homes

Duplexes

ARCHITECTURE GUIDELINES

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Gardens & Cottages The overall scale, proportion, character and massing of the Cottage and Garden homes shall be compatible with the variety of housing types outlined in the master plan. The Cottage and Garden Lots are strategically located within the master plan to transition from areas of greater density to a more rural character. The homes, while on smaller lots, shall maximize the useable area of the lot and enhance the public realm.

Proper proportions allow this relatively small house to have a grand stature on the street

This house illustrates good proportions and with the gable end turned towards the street it makes for an attractive public appearance

This house illustrates good use of materials and color to accentuate the open gable and bracket detail at the eave

There will be a variety of architectural styles appropriate with the traditional architectural character of the City of Gadsden. Vehicular access to Cottage and Garden Lots will be achieved from either the front or rear of the lot depending upon the lot placement within the master plans. Some lots have alleys, others do not. Garages shall always be located towards the rear of the lot regardless of access and should be minimized in scale to not overwhelm the "cottage" nature of the individual home designs. A minimum of two parking spaces per dwelling unit shall be provided with additional parking spaces accommodated adjacent or within a garage structure. Parking shall be screened from pedestrian view to the extent possible and shall be screened by building facades, fences, walls and/or landscaping.

Setbacks for Cottage and Garden Lots vary and should be determined based upon the placement within the master plan. Setbacks have been determined by several factors including placement adjacent to, and framing of open spaces. Adequate space has been provided for stoops porches, stairs and landscape plantings to soften the character of the facades along the street.

A wrap-around porch adds useable outdoor space and an attractive image to the street

The use of the pediment on the main body of the house adds a feeling of importance to a cottage style home

This well proportioned “craftsman” style house has a simple open gable massing with a grand front porch and port-cochere

The intent of the master plan is to create a neighborhood streetscape of well-designed, properly proportioned homes which blend together and compliment each other. Individual homes shall be designed as a part of an overall composition and no one home should attempt to stand-out or "overpower" the others. Buildings should have simple massing with appropriate uses of materials, details, and color. Corner lots shall address the corner with the use of porches, proper fenestration and other appropriate means. Blank walls at corners are inappropriate. Houses shall be oriented towards the street, both functionally and visually with the primary orientation directed towards the major street. The maximum height for Cottage and Garden Lot buildings is 2 stories.

Windows and doors must be vertical in proportion and based on time-tested traditional architectural styles. Pane sizes and proportions must be consistent on different windows and doors used throughout the house. Use of special windows, including bays, bows, dormers, fanlights, and paired or grouped windows are encouraged, but must be used in proper situations based upon classic design principles. Grouped windows must be separated by a minimum of 5 ½" between windows. Factory manufactured grouped windows are unacceptable.

Suitable materials for all facades include brick, stucco, wood or composition siding with beveled, shiplap or beaded lap profiles.

This house illustrates a properly detailed bay window with “Victorian” elements in a cottage-sized home

Straightforward massing with appropriate use of scale, details, materials, and color make for an attractive appearance on a corner lot

This “tudor” style house uses steeply pitched gable roofs to add massing interest, while using masonry and stucco to highlight elements

Gardens & Cottages ARCHITECTURE GUIDELINES

© 2004 LaQuatra Bonci Associates.

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Villages & Manors The overall scale, proportion, character and massing of the Village and Manor lot homes shall be compatible with the variety of housing types outlined in the master plan. The Village and Manor lots are strategically located within the master plan and comprise a majority of the lot types. The Village lots are the "bread and butter" housing type and link the building lot size and square footage house range between Cottage and Estate lots. The houses shall be designed to be compatible in scale with all housing types within the master plan. The homes will range from 1 to 2 ½ stories and will be designed to address and enhance the streetscape.

The use of a pediment at the raised front porch entry adds a feeling of importance to this simple Village home.

This Village home has an asymmetrical massing with a strong, unifying pedimented porch that spans the front facade.

The full width front porch on a simple building mass creates an outdoor “entry room.”

There will be a variety of architectural styles appropriate with the traditional architectural character of the City of Gadsden. Vehicular access to Village and Manor Lots will be achieved from either the front or rear of the lot depending upon the lot placement within the master plans. Some lots have alleys, others do not. Garages shall always be located towards the rear of the lot regardless of access. A minimum of two parking spaces per dwelling unit shall be provided with additional parking spaces accommodated adjacent or within a garage structure.

Parking shall be screened from pedestrian view to the extent possible and shall be screened by building facades, fences, walls and/or landscaping.

Setbacks for Village and Manor Lots vary and should be determined based upon the placement within the master plan. Setbacks have been determined by several factors including placement adjacent to, and the framing of open spaces, enhancements and transitions along the streetscape and variations in the character of 'feeling" of any given area of the master plan.

Village and Manor lots are located in more dense and more rural locations within the master plan. Lot landscaping will respond to lot character and adjacent lot conditions. Adequate space has been provided for stoops porches, stairs and landscape plantings to soften the character of the facades along the street.

A two-part massing creates a useable front porch without having to be part of the entry sequence.

A properly detailed and proportioned home with subtle use of color variation is always welcome to the streetscape.

This “front entry” garage home minimized the impact of the garage along the street by setting it back from the front wall of the house.

The intent of the master plan is to create a neighborhood streetscape of well-designed, properly proportioned homes which blend together and compliment each other. Individual homes shall be designed as a part of an overall composition and no one home should attempt to stand-out or "overpower" the others. Buildings should have simple massing with appropriate uses of materials, details, and color. Corner lots shall address the corner with the use of porches, proper fenestration and other appropriate means. Blank walls at corners are inappropriate. Houses shall be oriented towards the street, both functionally and visually with the primary orientation directed towards the major street. The maximum height for Village and Manor lot buildings is 2 1/2 stories.

Windows and doors must be vertical in proportion and based on time-tested traditional architectural styles. Pane sizes and proportions must be consistent on different windows and doors used throughout the house. Use of special windows, including bays, bows, dormers, fanlights, and paired or grouped windows are encouraged, but must be used in proper situations based upon classic design principles. Grouped windows must be separated by a minimum of 5 ½" between windows. Factory manufactured grouped windows are unacceptable.

Suitable materials for all facades include brick, stucco, wood or composition siding with beveled, shiplap or beaded lap profiles.

Simple massing with appropriate scale, detail, and proper use of materials are key elements for a Village home.

A well-proportioned porch with multiple columns adds a sense of stature to a simple building mass.

A wrap-around porch and proper architectural character and details continue along the front, side, and rear elevations on corner lots.

Villages & Manors ARCHITECTURE GUIDELINES

© 2004 LaQuatra Bonci Associates.

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Estates The Estate lots are the largest of all lot types established in the master plan. It is anticipated that Estate lots will contain the largest houses, but their overall design must be compatible with other adjacent lot types. The Estate lots are located in areas of the master plan determined to be the most "rural" in character or requiring the greatest sensitivity to grading or tree preservation areas. Although located on the largest lots, the house placement is critical on each lot, and must respect the overall setback and public realm enhancements.

A classic Gadsden home illustrates the historic character and quality of a true Estate lot."

Appropriate materials, colors, and massing add the overall elegance of an Estate Lot.

A wrap-around porch maximizes the useable outdoor space in a natural setting.

The widest range of architectural styles is anticipated in the Estate lot areas. All architecture must be compatible and consistent with the traditional architectural character of the historic areas of the City of Gadsden. Vehicular access to Estate Lots will be achieved primarily from the front of the lot or a side street when located at a corner and depending upon the lot placement within the master plan. Garages must be setback beyond the front facade of the Main Body of the house as illustrated in the site design guidelines. A minimum of two parking spaces will be accommodated within a garage and additional garage spaces are permitted when properly designed. Whenever possible, garage doors will be oriented toward the side of the lot or screened from pedestrian view to the extent possible by building facades, fences, walls and/or landscaping.

Setbacks for Estate lots vary and should be determined based upon the placement within the master plan. Setbacks have been determined by several factors and shall maintain a more rural character within the neighborhood. While a strict adherence to the "build to" line is not as critical as more dense areas of the master plan, a general "street line" should be maintained.

House placements which attempt to severely alter or create large, disproportionate setbacks will be denied.

A more casual elegance with appropriate massing and materials can be appropriate for some Estate Lots.

It will be appropriate for some Estate Lots to accommodate a house with the main living level above a lower level.

This classic two-story home with one-story porch is a welcome addition to an Estate Lot.

The intent of the master plan is to create a neighborhood streetscape of well-designed, properly proportioned homes which blend together and compliment each other. Individual homes shall be designed as a part of an overall composition and no one home should attempt to stand-out or "overpower" the others. Buildings should have simple massing with appropriate uses of materials, details, and color. Corner lots shall address the corner with the use of porches, proper fenestration and other appropriate means. Blank walls at corners are inappropriate. Houses shall be oriented towards the street, both functionally and visually with the primary orientation directed towards the major street. The maximum height for Estate lot buildings is 3 stories.

Windows and doors must be vertical in proportion and based on time-tested traditional architectural styles. Pane sizes and proportions must be consistent on different windows and doors used throughout the house. Use of special windows, including bays, bows, dormers, fanlights, and paired or grouped windows are encouraged, but must be used in proper situations based upon classic design principles. Grouped windows must be separated by a minimum of 5 ½" between windows. Factory manufactured grouped windows are unacceptable.

Suitable materials for all facades include brick, stone, stucco, wood or composition siding with beveled, shiplap or beaded lap profiles.

The architectural detailing, scale, and character continue from the front to the side street regardless of the material change.

A classic garden home illustrates the historic character and quality of a true Estate Lot.

Estate lot homes shall be designed to complement each other and orient towards a street or public open space regardless of variations in massing, materials, or colors.

Estates

ARCHITECTURE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Civic Architecture The overall scale, proportion, character and massing of Civic buildings are based on vernacular architecture but are not subject to the height limits and massing guidelines for individual homes in the master plan. Civic sites are strategically located within the master plan to enhance the public realm and reinforce the organization of the plan.

There will be a variety of architectural styles appropriate with the traditional architectural character of the City of Gadsden. Vehicular access to Civic sites will be achieved from either the front or rear of the lot depending upon the lot placement within the master plan. Parking lots to the rear or side of the building are preferred. Parking shall be screened from pedestrian view to the extent possible and shall be screened by building facades, fences, walls and/or landscaping.

Setbacks for Civic sites vary and should be determined based upon the placement within the master plan. Setbacks have been determined by several factors including placement adjacent to, and framing of open spaces. Adequate space will be provided for pedestrian accessibility through ramps, porches, and stairs. Landscape plantings are to soften the character of the facades along the street.

The intent of the master plan is to create a neighborhood streetscape of well-designed, properly proportioned homes which blend together and compliment each other. Civic buildings are to be among the most important structures in the plan. Buildings should have simple massing with appropriate uses of materials, details, and color. Corner lots shall address the corner with the use of porches, proper fenestration and other appropriate means. Blank walls at corners are inappropriate. Civic buildings shall be a maximum of four stories. Architectural embellishments may exceed the total number of stories and do not have a maximum height limit.

Windows and doors must be vertical in proportion and based on time-tested traditional architectural styles. Pane sizes and proportions must be consistent on different windows and doors used throughout the building. Use of special windows, including bays, bows, dormers, fanlights, and paired or grouped windows are encouraged, but must be used in proper situations based upon classic design principles. Grouped windows must be separated by a minimum of 5 ½" between windows. Factory manufactured grouped windows are unacceptable.

Suitable materials for all facades include brick, stone, stucco, wood or composition siding with beveled, shiplap or beaded lap profiles.

Civic Architecture ARCHITECTURE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

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Dormer & Eave Guidelines The dormers and roof of a structure are an important part of the overall massing of a home. The style and detailing of these elements shall be consistent with the historic architectural character of the City of Gadsden and the principal structure. The roof eaves of the homes shall provide minimal protection from the weather with overhangs that are properly detailed.

Appropriate

Inappropriate

Appropriate

Inappropriate

Window types, style and trim detailing shall be compatible with the principal building design and architectural character of the dormers.

Grouped windows in dormers shall be individually mulled and have consistent trim details throughout the principal structure. Eaves shall have returns without "porkchop" designs. Fascia trim and entablature shall turn the corner to the secondary façade. Eave return caps shall be no more than a 3/12 slope and shall be built with an approved roofing material.

Eave Cap too high

Eave should always be appropriately trimmed and return around the corner and “die” into the wall

Inappropriate

Inappropriate

Eave Return Cap should be no more than 3/12 slope

“Porkchop” Eave is not permitted

24” min.

Appropriate

9’-0” to 10’-0” min.

9’-0” min.

Note: Appropriate Cap Slope

Architectural Styles ARCHITECTURE GUIDELINES

© 2004 LaQuatra Bonci Associates.

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EQ

Window & Door Guidelines

EQ

The primary entrance to a home shall be appropriately scaled to the overall massing of the house. Overscaled and deeply recessed entries are not appropriate. The style and detailing of the door shall be within the architectural character of the City of Gadsden and the principal structure. The entries to the homes shall provide minimal protection from the weather, be it recessed or covered by porches.

Inappropriate

Appropriate

Shutters shall be correctly sized and mounted to properly enclose the window opening

Shutters shall be equal to half the window opening. Tie-backs or “Shutter Dogs” shall be required

Appropriate

Inappropriate

Appropriate

Appropriate

Inappropriate

Inappropriate

Window types, style and trim detailing shall be compatible with the principal building design and architectural character. Windows shall be vertically proportioned and vertically aligned in the facade. Head heights shall align horizontally and shall be architecturally detailed with the overlying building material, whether it be stone, brick or siding. Window size, style and type shall be consistent throughout the building.

Shutters are to be used when appropriate to the style and window spacing of the façade. Shutters shall be sized to match the window opening and shall be mounted on hinges and attached with tie-backs or shutter dogs. Decorative shutters that do not match the window opening size and are directly fastened are inappropriate. Shutters used for grouped windows are inappropriate.

Appropriate

Vertical panes are shown in transom

2’-6” to 6’-2” First Floor

2’-6” to 5’-2” Upper Floors

3’-0” to 6’-2” First Floor

3’-0” to 5’-2” Upper Floors

Appropriate window sizes and proportions

3’-4” to 6’-2” First Floor

3’-4” to 5’-2” Upper Floors

Inappropriate

Architectural Styles ARCHITECTURE GUIDELINES

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Porch & Column Guidelines The primary entrance to a home shall be appropriately scaled to the overall massing of the house. Porches are an outdoor extension of the living space of the house and should be adequate depth for seating and circulation to and from the residence. Wrap-around porches are an excellent way to capture prominent views, maximize a corner lot condition and extend the outdoor living space. Overscaled and deeply recessed entries are not appropriate.

Porch configuration and column order shall be compatible with the principal building design and architectural character. Columns shall be vertically proportioned and appropriately located in relation to the porch beams and f loor.

This is an excellent example of correct column location for this porch. Notice how the neck of the column is aligned with the face of the beam above.

This “Tuscan” order column is well proportioned with column diameter, base and location from edge of porch. Notice the drain openings in the base of the column to prevent the material from rotting.

This two-story porch has excellent vertical proportions and correctly detailed columns and railings. Notice the pilasters at the building wall.

Face of Column Shall align with face of frieze board or beam

Column Pilaster

Appropriate Porches shall have columns and pilasters at building walls. Porch railings shall have pickets equally spaced in smaller increments.

Appropriate

Inappropriate

Correct alignment of beam and neck of column. Column base is properly detailed for drainage.

Improper alignment of beam and neck of column. Column base is improperly detailed for drainage.

Inappropriate No pilasters shown at wall. Column location with respect to beam is incorrect. Porch railing picket spacing is to large. No porch undercroft material shown.

Architectural Styles ARCHITECTURE GUIDELINES

© 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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s e c t i o n

F

© 2004 LaQuatra Bonci Associates.

LANDSCAPE GUIDELINES

Introduction to Landscape Guidelines The guidelines in this section illustrate key elements and design strategies for landscaping private lots in the new community. Landscape plantings should compliment the architectural style of the house and respect how the house addresses the street, as typically seen in Gadsden and surrounding towns. The landscapes of individual lots should be designed using simple forms and aesthetic combinations of plant material in rich, vertical layers. The use of native plants is highly recommended to anchor the lot in its native context while reducing the need for excessive watering and maintenance by the homeowner.

This section begins with defining the general planting guidelines for all lots, and then presents more specific requirements for each lot type. Guidelines for front, corner, side, lane, and rear landscape zones and suggestions for the private landscape zone will be illustrated. The section will end with defining the diverse plant palette for trees, shrubs, ground covers, and f lowers.

Planting Design Approach The landscape of individual lots shall be a mixture of deciduous and evergreen plant material. At a minimum, 50% of the plants for all lots shall be evergreen (refer to Lot Landscape Palette for approved plant species). In general, the plant material distribution for all lots shall be 50% shrubs, 25% groundcover, and 25% perennials or annuals. Simple plant palettes that use masses of theme plants are highly recommended.

Shade and ornamental trees shall be placed to compliment existing trees and architectural features of the house and to provide shade for exterior use spaces.

Shrub plantings shall be placed to accent the architectural features of the house, such as porches, walks, and windows. Large or medium evergreen shrubs can be used to frame the porch as it meets the main body of the house. Small shrubs can border walks and steps. Building corners can be softened with medium or large shrubs. Hedges along the front property line are encouraged to reinforce the separation between the public sidewalk and front yard (refer to Front Yard Landscape Zone page).

Groundcovers can be used to unify planting beds. Evergreen groundcovers shall be placed on slopes graded greater than 2 feet horizontal to 1 foot vertical (2:1). For lots that have a fence located behind the public sidewalk, a 12- to 18-inch strip planted with groundcover is recommended (refer to Front Yard Landscape Zone page).

Perennial and annual f lower beds shall be integrated into all plantings to add color and variety in the landscape.

Landscape Guidelines for Individual Lots LANDSCAPE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Lane Loaded Lots Lane

Drive Loaded Lots Lane Yard Landscape Zone

Rear Yard Landscape Zone

Planting Zones Each lot in the neighborhood is comprised of landscape zones which will require different planting requirements depending on the lot type and whether it is served by a lane or drive. Planting zones vary from house to house.

Private Yard Landscape Zone (by owner)

The Front Yard Landscape Zone is the area from the front property line to 5 feet beyond the front facade of the house between both side property lines. Depending on lot type, a percentage of the front yard landscape zone shall be planted in with materials other than lawn.

Side Yard Landscape Zone

The Lane Yard Landscape Zone is the area from the lane property line to 5 feet beyond the facade of the garage between both side property lines for lots served by lanes. At a minimum, 40% of the lane yard landscape zone for all lots shall be planted with materials other than lawn.

The Rear Yard Landscape Zone is the area from the rear property line to the rear setback line for lots, excluding Woodland Lots, served by drives. This zone may be planted at the homeowner's discretion.

Front Yard Landscape Zone

The Corner Yard Landscape Zone is the area between the front yard and lane or rear yard landscape zones on the street side of corner lots. At a minimum, 30% of the corner yard landscape zone for all corner lots shall be planted with materials other than lawn.

The Side Yard Landscape Zone is the area between the front yard and lane or rear yard landscape zones. This zone may be planted at the homeowner's discretion.

Typical lot plans showing landscape zones

The Private Yard Landscape Zone is the internal area bounded by all other landscape zones. This zone may be planted at the homeowner's discretion.

Lane Loaded Lots

Drive Loaded Lots

Lane

Typical lot plans showing landscape zones with planting overlay

General Planting Guidelines LANDSCAPE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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To w n h o u s e L o t s

Duplex Lots

Garden Lots

In addition to the General Landscape Guidelines described on page F-2, Townhouse Lot landscapes shall meet the following criteria:

In addition to the General Landscape Guidelines described on page F-2, Duplex Lot landscapes shall meet the following criteria:

In addition to the General Landscape Guidelines described on page F-2, Garden Lot landscapes shall meet the following criteria:

Specific Requirements For interior unit lots, a minimum of one ornamental tree shall be planted on the lot.

For end unit lots, a minimum of one shade tree and one ornamental tree shall be planted on the lot.

Specific Requirements A minimum of one shade tree and one ornamental tree shall be planted on the lot.

Specific Requirements A minimum of one shade tree and one ornamental tree shall be planted on the lot.

Front Yard Landscape Zone A minimum of one ornamental tree shall be located in this zone.

50% of the area shall be planted with materials other than lawn.

Front Yard Landscape Zone A minimum of one ornamental tree shall be located in this zone.

50% of the area shall be planted with materials other than lawn.

Corner Yard Landscape Zone A minimum of one additional shade or ornamental tree shall be planted in this zone.

Corner Yard Landscape Zone A minimum of one additional shade or ornamental tree shall be planted in this zone.

Lane Yard Landscape Zone A minimum of one shade tree per lot pair shall be located in this zone.

Lane Yard Landscape Zone A minimum of one shade tree shall be located in this zone.

Front Yard Landscape Zone For end unit lots, a minimum of one ornamental tree shall be located in this zone.

For interior unit lots, 60% of the area shall be planted with materials other than lawn.

For end unit lots, 50% of the area shall be planted with materials other than lawn.

Corner Yard Landscape Zone For end unit lots, a minimum of one additional shade or ornamental tree shall be planted in this zone.

Lane Yard Landscape Zone For interior unit lots, a minimum of one ornamental tree shall be located in this zone.

To w n h o u s e , D u p l e x & G a r d e n L o t s LANDSCAPE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Cottage Lots

Village Lots

In addition to the General Landscape Guidelines described on page F-2, Cottage Lot landscapes shall meet the following criteria:

In addition to the General Landscape Guidelines described on page F2, Village Lot landscapes shall meet the following criteria:

Specific Requirements A minimum of one shade tree and two ornamental trees shall be planted on the lot.

Front Yard Landscape Zone A minimum of one ornamental tree shall be located in this zone.

40% of the area shall be planted with materials other than lawn.

Corner Yard Landscape Zone A minimum of one additional shade or ornamental tree shall be planted in this zone.

Lane Yard Landscape Zone A minimum of one shade tree shall be located in this zone.

Specific Requirements A minimum of two shade trees and two ornamental trees shall be planted on the lot.

Front Yard Landscape Zone A minimum of one shade tree and one ornamental tree shall be located in this zone.

40% of the area shall be planted with materials other than lawn.

Corner Yard Landscape Zone A minimum of one additional shade or ornamental tree shall be planted in this zone.

Lane Yard Landscape Zone A minimum of one shade tree shall be located in this zone.

Cottage & Village Lots LANDSCAPE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Manor Lots

Estate Lots

In addition to the General Landscape Guidelines described on page F-2, Manor Lot landscapes shall meet the following criteria:

In addition to the General Landscape Guidelines described on page F-2, Estate Lot landscapes shall meet the following criteria:

Specific Requirements A minimum of two shade trees and three ornamental trees shall be planted on the lot.

Specific Requirements A minimum of two shade trees and three ornamental trees shall be planted on the lot.

Front Yard Landscape Zone A minimum of one shade tree and one ornamental tree shall be located in this zone.

30% of the area shall be planted with materials other than lawn.

Front Yard Landscape Zone A minimum of one shade tree and two ornamental trees shall be located in this zone.

20% of the area shall be planted with materials other than lawn.

Corner Yard Landscape Zone A minimum of one additional shade tree and one ornamental tree shall be planted in this zone.

Corner Yard Landscape Zone A minimum of one additional shade tree and one ornamental tree shall be planted in this zone.

Lane Yard Landscape Zone For lots with lane access, a minimum of one shade tree and one ornamental tree shall be located in this zone.

Rear Yard Landscape Zone For lots other than Woodland Lots, a minimum of two additional shade trees and two ornamental trees shall be planted in this zone.

Woodland Manor Lot

Woodland Estate Lot

Rear Yard Landscape Zone For lots with drive access, other than Woodland Lots, a minimum of two additional shade trees and one ornamental tree shall be planted in this zone.

Manor & Estate Lots LANDSCAPE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Woodland Protection Lots

Woodland Manor Lots

The lot development guidelines must be carefully followed to preserve as many trees as possible and to limit site disturbance on each lot in the community. Techniques, such as preserving specimen trees within the building zones, layout and placement of house and driveway to minimize site grading, and proper site contouring, are critical to integrating the house to the site.

Woodland Estate Lots

Lot Preservation Zones Preservation zones have been established to retain the existing, wooded character of each lot. The rear and side yards must be preserved to provide an adequate buffer between adjacent lots. The front yard shall be 70% preserved and the building zone must be 25% preserved.

The total clearing for any Woodland Preserve Lot can not exceed 25% of the total lot area. Prior to any construction activity, the existing vegetation, especially specimen trees, must be documented.

Typical section through a Woodland Lot

Woodland Protection Lots-General Guidelines LANDSCAPE GUIDELINES

Š 2004 LaQuatra Bonci Associates.

Gadsden MASTER PLAN

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Si t e P r e p a r a t i o n

Rough Grading

House Construction

Lot Landscaping

Prior to site disturbance, the limits of the house, site amenities, and proposed grading activities must be staked out in the field to identify the minimal limit of tree clearing required within the building zone. Large specimen trees within the area to be selectively cleared must be preserved. Once a location for the driveway is determined, clearing must be limited to 15 feet from the centerline.

Once only the necessary trees have been cleared, preliminary grading activities can begin. Trees to be preserved within the building zone must be carefully protected prior to site disturbance with proper techniques. Grading operations must be limited to only the building and driveway zones. Also, the house and site amenities must be carefully positioned within the building zone to balance cut and fill on the lot.

The house and related site amenities must be carefully constructed so that adjacent vegetation is not disturbed. Terrace walls that retain grade may be required to provide adequate outdoor living spaces while limiting disturbance within the building and driveway zones. The use of walls, steps, and slopes to preserve existing trees will give newly constructed houses a timeless, enduring environment.

The re-establishment of vegetation on the lot is a critical element to maintaining the existing landscape character of the forest. Only plant varieties indigenous to the region may be planted in this area. The reforestation zone requires a minimum 75% plant coverage with a mixture of 70% deciduous and 30% evergreen material. The restricted planting areas in the front and rear yards can be designed to the homeowner's preferences and landscaped using non-native, non-invasive plant species that are sensitive to the surrounding forest community.

W o o d l a n d P r e s e r v e L o t s - C o n s t r u c t i o n Te c h n i q u e s LANDSCAPE GUIDELINES

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Front & Corner Yard Landscape Zones

Typical picket fence elevation

Picket fence detail

Picket fence screening drive

Fence & planting at public sidewalk

Fences, Walls & Hedges The front yards of houses will be the defining landscape element of the community. Fences and walls, 24 to 36 inches high, and hedges are encouraged to define the transition from the street to the front yard. Houses located on corners should have a 72-inch high privacy fence or hedge, from the main body of the house to the garage, in the corner yard to screen the private yard from the street. Privacy fences shall be 100% opaque at the bottom 48 inches and at least 50% opaque at the top 24 inches. Fences should be constructed out of a natural material such as wood. Chain link fences are not permitted.

Walls should be constructed out of brick or stone. The design of fences and walls should respond to the architectural character of the house. A 12- to 18inch strip planted with groundcover is recommended at the base of fences and walls to integrate them into the landscape.

Walkways Paving is an important element of any lot landscape. Concrete is the minimum standard for walkway paving that leads from the public sidewalk to the front porch. Exposed aggregate concrete, brick, and stone are highly encouraged.

Drives Drives on all lots shall be 10 feet maximum in width. A minimum of 3 feet is required between the house and drive to be used for planting purposes.

Drives can be paved in concrete, brick, gravel, or asphalt. The use of tire strips, 2 feet in width, in lieu of a fully paved drive are encouraged to reduce visual impact on the lot. Drive aprons, the area between the street and public sidewalk, should be constructed using materials that match or compliment the public sidewalk. Hedges or fences, 24 to 36 inches high, are recommended to help screen the drive from the street.

Typical stone wall elevation

Picket fence & planting

Hedgerow at public sidewalk

Stone wall & planting at public sidewalk

Front & Corner Yard Landscape Zones LANDSCAPE GUIDELINES

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Si d e , L a n e , & R e a r Y a r d

Fence/Wall Foundation Planting

Hedgerow

Landscape Zones

Typical rear & side yard fence

Lane Yard Landscape Zone For most lots, excluding Estates which are served only by drives, lanes will define the rear property line. The lane yard landscape zone is intended to be landscaped with a rich palette of plantings, fencing, and lighting to enhance the appearance of lanes. Each house is encouraged to construct a 72-inch high privacy fence along the lane with an entry gate for pedestrian access.

Privacy fences shall be 100% opaque at the bottom 48 inches and at least 50% opaque at the top 24 inches. The base of the fence can be landscaped with shrubs, groundcovers, and perennials. To maintain a clear zone for emergency vehicles, lawn is the only permitted landscaping between the rear property line and lane paving. At a minimum, 40% of the lane yard landscape zone for all lots shall be planted with materials other than lawn.

Lawn in Lane R/W

Rear Yard Privacy Fence

24 inch high, 50% opacity

Typical Lane diagram

Typical rear yard fence

48 inches high, solid

Typical 72-inch high privacy fence

Side Yard Landscape Zone Fences in the side yard landscape zone, used to secure the private yard landscape zone, shall be between 48 and 72 inches high and connect to the main body of the house in a location that complements the architecture. Privacy fences, 72 inches high, shall be 100% opaque at the bottom 48 inches and at least 50% opaque at the top 24 inches. Fences should be constructed out of a natural material such as wood. Chain link fences are not permitted. Only plant material shown on the lot landscape palette can be installed in the side yard landscape zone.

Rear Yard Landscape Zone For lots served by drives, excluding Woodland Lots, the rear yard landscape zone is reser ved for screening the private yard from adjacent lots.

Homeowners are encouraged to construct a 72-inch high privacy fence or hedge in the rear yard landscape zone to screen the private yard from surrounding lots. Privacy fences shall be 100% opaque at the bottom 48 inches and at least 50% opaque at the top 24 inches. Fences should be constructed out of a natural material such as wood. Chain link fences are not permitted.

The base of the fence can be landscaped with shrubs, groundcovers, and perennials. Planting shade and ornamental trees is highly recommended to define the private yard and provide shade.

Typical privacy fence

Si d e , L a n e , & R e a r Y a r d L a n d s c a p e Z o n e s LANDSCAPE GUIDELINES

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Private Garden Landscape Zone Garden Design Private gardens can range from naturalistic landscape plantings to more formal, traditional gardens that ref lect the homeowner's individual taste and desires. The use of landscape furnishings, such as benches, fountains, planters, and garden structures, should be consistent with the architectural character of the house. Photographs on this page illustrate how private gardens can be designed in a variety of ways.

Plant Material Only plant material shown on the lot landscape palette can be installed in the private yard landscape zone.

Patio & Walkway Paving Lot owners can express their individuality in the private yard landscape zone, where surfaces can be softer in appearance. Concrete is the minimum standard for paving walkways, patios, and terraces. Exposed aggregate concrete, brick, stone, gravel, and other porous paving materials are highly encouraged.

Pools In- or above-ground pools are permitted on Village, Manor, and Estate Lots only because of typical spatial standards. The design and construction of pools shall meet the minimum standard of safety as dictated by local municipal codes.

Typical brick paving pattern (herringbone)

Typical brick paving pattern (basket weave)

Cut stone paving

Random stone paving

Exposed aggregate concrete paving

Gravel paving

Lot plan outlining typical extent of private garden zone

Private Garden Landscape Zone LANDSCAPE GUIDELINES

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L a n d s c a p e P a l e t t e : Tr e e s

Street Trees Maples Willow Oak Red Oak Linden Elms Crape Myrtle Trees:Walkways & Sidewalks (Height.<25’ ) Yoshino Cherry Japanese Cherry Sweetbay Magnolia Crape-myrtle Nellie Stevens Holly Serviceberry Japanese Maple

Trees: Medians < 15' Wide,Side Yards, Lanes (Height 25' - 50') Sassafras Carolina Cherry Laurel Chinese pistachio Flowering Crab Apple Saucer Magnolia American Holly Golden-Rain-Tree Carolina Silverbell Hawthorn Foster Holly Kousa Dogwood Flowering Dogwood Eastern Redbud American Hornbeam River Birch Red Maple Paperbark Maple

Trees: Medians > 15' Wide,Front Yard, Corner Yard & Rear Yard (Height 50'<) Sugar Maple Pecan Atlas Cedar Deodar Cedar Yellowwood Japanese Cryptomeria Leyland Cypress Beech White Ash Maidenhair, Ginkgo Honeylocust Kentucky Coffee Tree Eastern Red Cedar Sweet-gum Southern Magnolia Dawn Redwood Oriental Spruce Longleaf Pine Scotch Pine Loblolly Pine Virginia Pine London Plane-Tree Sergeant Cherry White Oak Scarlet Oak Water Oak Bur Oak Willow Oak Red Oak Bald Cypress Carolina Hemlock American Linden Canadian Hemlock

Trees: Parking Areas & Driveways Red Maple American Hornbeam Common Hackberry Atlas Cedar Eastern Redbud Flowering Dogwood Kousa Dogwood Hawthorn Maidenhair, Ginkgo Honeylocust Carolina Silverbell Golden-Rain-Tree Crape-Myrtle American Holly Foster Holly Saucer Magnolia Dawn Redwood Longleaf Pine Loblolly Pine Virginia Pine Chinese Pistachio Carolina Cherry Laurel Japanese Cherry Bald Cypress American Linden Japanese Zelkova

Lot Landscape Palette LANDSCAPE GUIDELINES

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Landscape Palette: S h r u b s , Pe r e n n i a l s , G r o u n d c o v e r

Shrubs: Sidewalks & Walkways Boxwood Winter Daphne Dwarf Gardenia Carissa Holly Curlyleaf Ligustrum Nandina Otto Laurel Indian Hawthorn Rosemary Japanese Skimmia Spiraea Sparkleberry Blackhaw Viburnum Weigela Shrubs: Sidewalk Edges 4' - 15' Wide, Side Yard & Lane, Medians <15 Abelia Azalea Barberry Butterfly Bush Evergreen Bittersweet Burning Bush

(Con’t) Shrubs: Sidewalk Edges 4' - 15' Wide, Side Yard & Lane, Medians <15 Beautyberry Camellia Rockspray Cotoneaster Siberian Dogwood Apple hawthorn Dwarf Fothergilla Loblolly Bay Hydrangea Dwarf Horned Holly Japanese Holly Juniper Mugo Pine Scarlet Firethorn Yeddo-Hawthorn Rhododendron Rose Spiraea Sparkleberry Blackhaw Viburnum Weigela

Shrubs: Front Yard & Corner Yard, Rear Yard, Medians > 15' Wide Carolina Allspice Witch-hazel Rose-of-Sharon Star Magnolia Wax-Myrtle Fragrant Tea Olive Sweet Mockorange Pomegranate Vanhoutte Spirea Chinese Snowball Shrubs: Foundation & Fence Boxwood Flowering Quince Camellia Winter Daphne Forsythia Dwarf Gardenia Carissa Holly Dwarf Yaupon Holly Curlyleaf Ligustrum Nandina Otto Laurel Indian Hawthorn Rosemary Japanese Skimmia Chinese Snowball

Shrubs: Parking Areas Azalea Barberry Boxwood Camellia Winter Daphne Burning Bush Forsythia Loblolly Bay Dwarf Horned Holly Japanese Holly Dwarf Yaupon Holly Juniper Curlyleaf Ligustrum Nandina Mugo Pine Indian Hawthorn Otto Laurel

Perennials Astilbe Dianthus Candytuft Thrift Daylily Hosta Shasta Daisy Black-eyed Susan

Vines Periwinkle Clematis Carolina Jessamine English ivy Climbing Hydrangea Virginia creeper Climbing Rose Confederate Jasmine

Ornamental Grasses Blue Fescue Fountain Grass Japanese Blood Grass Evergreen Groundcover Creeping Juniper Lilyturf Mondo Grass

Lot Landscape Palette LANDSCAPE GUIDELINES

© 2004 LaQuatra Bonci Associates.

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