STAPLES CORNERGUIDING PRINCIPLES & URBAN DESIGN CONCEPT

Guiding Principles:

Safety• Connectivity• Preservation & Renewal• Compatibility & Continuity• Community Identity• Sustainability•

Staples Corner Urban Design Study

Lane & intersection re-confi guration for enhanced

traffi c fl ow.

Maintain & improve existing shopping

center, with landscaping & facade improvement.Infi ll & more permeable surfaces on adjacent lot.

Sidewalks & bike lanes

connect residential neighborhoods & school

with commercial hub, park & athletic complex, creating mutual benefi ts for visitors,

schools & businesses.

Trails interconnect residential,

commercial & recreational areas.

Maintain or provide space for

redevelopment of longstanding

businesses.

Work with/around natural topography & wooded areas to maintain originality,

views & minimize site disturbances.

Signage, existing mature trees,

installation & maintenance of new landscaping &

infrastructure underscore visual appeal of the scenic

& historic roads.

Internal loops

alleviate congestion at the MD

424/MD 450 intersection.

Parking & gathering/rec

area along trail.

Entrance markers/public art announce

the neighborhood commercial hub, create

awareness & sense of place.

20’ setback in the neighborhood commercial hub

to create consistent building frontage, customer-friendly, accessible design

& a sense of place. Placement & bulk of buildings complement semi-rural character & existing scales &

businesses while allowing for growth.

Plazas provide designated space

for public gatherings, farmers markets/

community events & temporary merchandise

display.

Scenic & Historic Route

Visual Connection

Entrance Marker/Public Art

Sidewalks, high visibility crosswalks &

well lit spaces improve pedestrian safety.

Infrastructure & parking areas

are shared among buildings & businesses/

offi ces.

LegendExisting Building (Primary Structure)

Proposed Building

Bldg Height 3-4 Floors (45’)

Bldg Height 2-3 Floors (35’)

Small Business District

Public Open Space (includes sidewalks & landscaping)

Plaza/Gathering Place

Parking (dark)/Circulation (light)

Existing Wooded Area

Pedestrian/Bike Trail

Street/Bike Lane/Landscaping Strip/Sidewalk

“Shared Resources/Parking Areas” reduce

curb cuts, facilitate shared services, infrastructure &

networking among small businesses and

customers.

Landscape areas along

roads & parking areas can integrate LID techniques

& devices to manage stormwater sustainably.

“Shared Resources/Parking Area” & Pedestrian Circulation

Area of preferred placement for (new) primary structures. Desired setback is 30’. Closer proximity to

the road benefi ts businesses & preserves semi-rural

character and natural areas for recreational or passive uses.

STAPLES CORNERURBAN DESIGN CONCEPT HIGHLIGHTS

Staples Corner Urban Design StudyScenic & Historic Route

Visual Connection

Entrance Marker/Public Art

LegendExisting Building (Primary Structure)

Proposed Building

Bldg Height 3-4 Floors (45’)

Bldg Height 2-3 Floors (35’)

Small Business District

Public Open Space (includes sidewalks & landscaping)

Plaza/Gathering Place

Parking (dark)/Circulation (light)

Existing Wooded Area

Pedestrian/Bike Trail

Street/Bike Lane/Landscaping Strip/Sidewalk

“Shared Resources/Parking Area” & Pedestrian Circulation

STAPLES CORNERNEIGHBORHOOD COMMERCIAL HUB PERSPECTIVES

Staples Corner Urban Design Study

PHOTOMONTAGE

before

after

SECTION 1(MD 424 facing south)

18’ 27’18’10’-11’ per lane

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5’

Bik

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4’

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4’

Vehicular Lanes

Average Dimensions

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7’

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4’

Public Semi-Public/PlazaOpen SpaceShopping Center

Driving Aisle Parking

SECTION 2(MD 424 facing north)

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20’ 20’5’10’-11’ per lane

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5’

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4’

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Vehicular Lanes Open SpaceOpen Space

Average Dimensions

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7’

SECTION 3(MD 450 facing east)

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20’ 20’5’10’-11’ per lane

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5’

Vehicular Lanes Open SpaceOpen Space

Average Dimensions

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6’

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6’

SECTION 4(MD 450 facing west)

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30’ 5’10’-11’ per lane

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5’

Vehicular Lanes Gas StationOpen Space

Average Dimensions

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6’

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Plaza

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KEY MAP

PHOTO

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STAPLES CORNERUD GUIDELINES & FEATURES

Staples Corner UD Study

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KEY MAPP

1 Neighborhood Commercial Hub2 Small Business District

General Guidelines (examples)

Design Features (examples)

BUILDING MATERIALS & COLORSRed brick is predominant material, • enhanced by siding applications similar to those of Staples Corner Shopping Center. Colors other than red brick should generally not exceed 30% of façade area seen from the streets. Use accent colors to enhance variety among buildings. Introduce accent materials (i.e. glass, metal frame, synthesized wood • materials) and incorporate innovative design solutions.

STOREFRONTS & CANOPIESDesign storefronts with see-through mate• rials for no less than 50% of the total 1st fl oor front wall area. Incorporate eye-catching design elements & avoid blank walls.Use canopies on storefront doors and windows; design and color of canopies • may vary by buildings as ownerships may change over time.Shading elements are integral parts of buildings and are encouraged as part • of green building practice.

SIDEWALKS & TRAILSProvide concrete sidewalks with a • minimum width of 5’. Provide asphalt pedestrian/bicycle trails interconnecting Staples Corner areas • and surroundings.Wider sidewalks (6-10’) & sidewalk accents (paving details & imprints) are • encouraged in the Neighborhood Commercial Hub.

LANDSCAPING & LID APPLICATIONSDesign & maintain landscaping along streets to provid• e interest & buffer zones. Preservation of healthy, existing trees/natural landscape takes priority over new plantings. New plantings should feature native, non-invasive species. Consider spacing & pattern of placement (opposite or staggered).Integrate LID techniques such as permeable pavements (i.e. for parking • areas), continuous root zones between planting beds, gutter fi lters & bioretention cells.Light to medium canopy trees where retail & dining uses/displays are • especially encouraged. Structured landscaping with planting beds for trees & groundcover, tree grates & LID devices. Seasonal plantings are encouraged & should be coordinated for all tree spaces within each quadrant. Dense canopy trees to create green connectors that link parts of community. • Landscaping is less structured & focuses on providing appealing and easy to maintain buffers between heavy traffi c corridors and properties/pedestrians while providing a transition in view between the zones.

FURNITUREPlace benches at p• rimary building entrances, drop-off zones, and congregation points/plazas; trash receptacles along sidewalks and trails, at street corners, building entrances, food services, and other congregation points; bicycle racks in highly visible locations.Selection of street furnishings should be consistent with other streetscape • elements (i.e.lighting poles). Continuous placement of these features will visually connect the Neighborhood Commercial Hub with the SB District. Place furnishings in “Shared Resources Areas” where feasible.• Max 4’ high fences with open design. Materials should complement primary • structure & placement coordinated with neighboring properties. No chain link fencing.

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Reno’s Restaurant

SIGNSAll signs sh• ould be well-designed, visually attractive, and refl ect a common theme for Staples Corner. May be placed on the ground near MD 424 & MD 450 & complement design/materials of the main structure. Self-standing pole signs & large illuminated signs are discouraged.Develop Staples Corner Coordinated Sign • Program to include: (a) • wayfi nding signs (b) • informational & temporary signs Address the location, size, height, number, • color, material & illumination.

PUBLIC ARTPlace public art (i.e• . sculptures & fountains at key locations of the public-private realm to mark special places for residents & visitors and enhance pedestrian activities and experiences. Place entrance markers to Neighborhood • Commercial Hub such as near the proposed trail crossing at MD 450. Art work should originate from community • ideas and be compatible with the scale and character of Staples Corner.

LIGHTING & UTILITIESProvide adequate lighting for a sens• e of safety & to enhance pedestrian experience throughout the area. Selection of lighting fi xture should be consistent along the streets and help to create an identity for the area.Consider pedestrian level lighting for all 4 • quadrants to distinguish this area as the center & create an appealing and comfortable space for people to walk and gather.Long-term planning efforts should consider • the undergrounding of all utility lines.

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PLACEMENT & SETBACKPreserve natural features, correspond • with the surrounding structures.Develop contiguous properties together; attach single use establishments.• 20’ front line setback.• Place retail/services/professional offi ce uses on 1st & 2nd fl oors along the street front. • Locate main building entrances along street frontage & toward internal loops/plazas.• Orient pedestrian friendly uses toward internal open public spaces or at corners where • landscaping provides buffers from traffi c.30’ front line setback for principal structures •

HEIGHT & MASSING New development should respec• t existing buildings; provide appropriate tapering 45’-60’ building height with 45’ max. on properties bordering SB District. Stepback • above 2nd level for 60’ tall structures. 40’ building height for principal structures.•

ARCHITECTURAL STYLEMaintain/complement community’s dist• inctive character featuring unique and colonial architectural styles (window/entrance framing, horizontal expression, pitch roof etc.).Residential appearance (i.e. peaked roofs, cornices and eaves, chimneys, door and • window openings and projections, porches, dormers & awnings).

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PUBLIC OPEN SPACES & PLAZASGenerous open space with landscaping, sidewalk• s/trails, or plazas of varying sizes.Plazas may consist of various pavement treatments • or lawn areas, featuring water fountains, public art, benches, fl ower containers, fl ags and banners, partial roof structures, or pavilions.Parking/gathering area, possibly w/ pavilion/outdoor • recreation equipment, in SW quadrant at beginning of the (fi tness) trail.

PARKINGOff-street parkin• g within 600’ of the use, preferably in joint use parking & loading areas: convenient, shaded, screened & well-lit; incorporate LID devices & permeable surface materials.Off-street parking in rear or side yards, preferably • in “Shared Resources Areas” to reduce curb cuts, facilitate shared services, infrastructure, & networking among small businesses and customers.

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