Blanco Design Guidelines Draft - Section 5

8/7/2019 Blanco Design Guidelines Draft - Section 5

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Design Standards for the City of Blanco, Texas X

s e c t i o n5. Design Standards and Guidelines for Historic

Commercial District5.1. Historic Commercial Building Types and

Styles5.1.1. One-part Commercial Block5.1.2. Two-part Commercial Block

5.1.1. One-Part Commercial Block5.1.1.1. Observations

a. The one-part commercialblock began to appear inthe 1850s and was mainlyused as retail space orbanks.

5.1.1.2. Characteristicsa. Area between cornice and

windows for signageb. Simple, one-story box with

a decorated facade andsimplied sides and rear

c. Decorated cornice orparapet

d. Large plate glass window


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X Mainstreet Architects Inc.

s e c t o n 5.1.2. Two-Part Commercial Block

5.1.2.1. Observationsa. The two-part commercial

block is the most commonbuilding type used forsmall and moderate sizecommercial buildings inthe country. This type wasconstructed from the 1850sto the 1950s. Facadesreect the public rst ooruse and private second ooruse.

5.1.2.2. Characteristicsa. Decorative cornice or

parapetb. Horizontal division of two-

story building into twodistinct zones public andprivate

c. Masonry as the principalfacade material

d. Large openings at rst oorpublic area, small openingsat second oor private area


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s e c t i o n5.2. Components of Historic Commercial Buildings

5.2.1. Storefronts5.2.2. Canopies and Awnings5.2.3. Upper Floor Windows5.2.4. Cornice and Roof Lines5.2.5. Alley Facades and Sides

5.2.1. Storefronts5.2.1.1. Observations

a. Commercial storefrontstypically consist of a baseor kick plate at the groundlevel with large xedwindows above.

b. These large windowexpanses invite shoppers tolook in and allow the naturalday-lighting of the interior.

c. Additional lighting andventilation are provided

through the transomwindows above.

d. These three-part divisionsof a kick plate, windows,and transom must bepreserved.

e. Kick plates were originallyconstructed to raise thestorefront and reduce thechance of damage. Theyserve the same purposetoday.

f. The entrances to historicbuildings are often recessedor set back from the faceof the building to drawpeople into the building,allow space for entering,and provide protection fromnatural elements.

g. Entrances are proportionalto t within the overallorganization of the

storefront. The entranceheight is equal to the top ofthe display windows.

h. Historic doors generallyhave a large glass panelsto let you see inside. Theyalso have a kick platesimilar in design andproportion to the kick platealong the front of the store.

Wooden storefront with recessed entrance

Three-part division storefront

Similar kick plate on doors and front of store


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s e c t o n

5.2.1.2. Recommendationsa. Display windows must

remain transparent and notbe altered in size.

b. Transoms must not becovered over or painted out.

c. Entrances should not bechanged. They shall notbe removed to create moreinterior space, nor shallthey project out beyond thecommon wall.

d. If an entrance was notrecessed originally, it mustnot be changed. Entranceheights must also beretained and should not belowered.

e. If historic wood doors are

beyond repair, replace themwith wood doors of thesame dimensions.

f. Doors are frequentlyinstalled in pairs. Historicdoors must be retained andrepaired if necessary.

g. Do not replace doubledoors with one large singledoor or reduce the openingto accommodate a new,standard size door.

h. Aluminum doors that wereoriginal to the building shallbe replaced with aluminumdoors, if they are missing ordamaged beyond repair.

i. Aluminum doors and framesare not appropriate wherewood doors were originallyinstalled.

5.2.2. Canopies and Awnings

5.2.2.1. Observationsa. Canopies are commonon historic commercialbuildings. They are asignicant horizontalelement of the buildingblock and create a commonhuman scale.

b. Some of the canopies inBlanco are hung from the

Transoms should not be covered over or painted out.

Historic doors must be retained and repaired whennecessary.

Canopies hung using rods


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s e c t i o nbuilding using rods, and are

not original, but were addedat a later date. While othersare supported by poles orcolumns.

5.2.2.2. Recommendationsa. Many of the pipe columns

still present today wereoriginal to the building, andmust not be changed. Ifthey are beyond repair ormissing, they should bereplace with pipe columnsof the same proportions.

b. Canopies must bemaintained if still in placeand consideration mustbe given to reinstalling acanopy if there is evidence

that one previously existed.c. Canopies and awnings

must be installed at aheight consistent withother historic canopies andappropriate for the specicbuilding. This will continuethe horizontal organizationalready established.

d. Bubble awnings, awnings ofshiny plastic, and awningswith internal lighting are notappropriate.

e. Awnings and canopies mustnot conceal the characterdening features of historicstorefronts.

5.2.3. Upper Floor Windows5.2.3.1. Observations

a. Older buildings arerecognized by theirindividual window openings

with arches above them,whereas in buildings of theearly 1900s, windows wereplaced in banks of two orthree where technologyallowed for larger openings.

5.2.3.2. Recommendationsa. Many windows have hood

moldings or decorative tops

Hood moldings on windows

Canopies and awnings should align at a consistentheight.

If evidence exists of a removed canopy, considerationshould be given to reinstalling it.


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s e c t o n made of stone brick or other

materials. These moldingsmust be retained and notremoved.

b. Most window openings aretall and narrow. Theseopenings must not bemodied to install new,smaller windows, or largerones.

c. The majority of windowsalong the upper oors ofthe commercial buildingsappear to be punched orconstructed as individualunits in the wall of thebuildings.

d. Most of the commercialwindows are wood framedand double hung, meaning

both sashes move up anddown. Wood windowsmust be maintained and notreplaced by aluminum orvinyl windows.

5.2.4. Cornices and Roof Lines5.2.4.1. Observations

a. The roof line of a historiccommercial building isusually detailed to create acrown or cornice.

b. The roof line of acommercial building istypically not seen from thefront or sides of a buildingdue to a parapet or wall thatextends above the roof linein order to conceal it. Theroof line is usually visiblefrom the alley.

5.2.4.2. Recommendations

a. The roof line must not bemodied from the original.b. Parapets must be retained

and maintained. Propermaintenances of the roofand parapet walls will helpprevent roof leaks.

c. If the original cornice anddetail are missing, replacethe detailing to match the

Tall, narrow windows that appear to be punched out

Detailed cornice at roof line

Missing cornice and details should be replaced to match theoriginal design when enough evidence exists


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s e c t i o noriginal design, if there is

enough information to doso.

d. If newer materials coverthe original cornice details,it is recommended thatthese materials be carefullyremoved to reveal theoriginal design whenrehabilitation is undertaken.

e. Mechanical equipment,when placed on the roof,should not be visible withinthe line of sight.

5.2.5. Alley Facades and Sides of Buildings5.2.5.1. Observations

a. The sides and rearelevations of most historiccommercial buildings were

often constructed of adifferent material than themore prominent materialsused on the front facade.The number, size, andamount of detail on thewindows differ dependingon which elevation they arelocated.

5.2.5.2. Recommendationsa. Alley and side facades

must respect their simpleoriginal design and must notbe dressed up to createa false impression or falsehistory.

b. Some corner buildings wereconstructed with two frontsto face both streets. Both ofthese facades must retaintheir prominence.

c. Historically, alley entrances

to buildings are utilitarianand not of architecturalsignicance. As parkingbecomes more availablefrom the rear or alley of thebuilding, these entrances tothe building may become amore prominent access tothe building. However, thisentrance shall not compete

Roof-top mechanical equipment should not be visiblewithin the line of sight.

Alleys and side facades should not create a falsehistory by being dressed up.

The alleys and side facades should be respected fortheir simple original design.


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s e c t o n with the front entrance.

5.3. Characteristics of the Historic CommercialBuildings5.3.1. Building Alignment5.3.2. Rhythm and Visual Continuity5.3.3. Ground Floor Rhythm5.3.4. Horizontal Organization5.3.5. Upper Floor Organization5.3.6. Common Building Heights

5.3.1. Building Alignment5.3.1.1. Observations

a. Buildings in the HistoricCommercial District havea consistent alignment orhave a common setbackensuring that the frontwall of all buildings isconstructed along the same

line.b. Historic buildings that are

not in the downtown squarealso have a setback fromthe street which must berespected.

5.3.1.2. Recommendationsa. This common line of

construction shall berespected and maintainedto give the appearance of acommon wall.

b. Construction shall notrecede from this commonsetback and no part ofthe building shall projectbeyond this line exceptcanopies, awnings, andsignage.

c. If the entrance to a buildinghas been modied,consideration should

be given to returningthe entrance and wallof alignment back to itsoriginal position if futurealterations are made.

d. New construction mustfollow the historic buildingline.

5.3.2. Rhythm and Visual Continuity

A common setback must be retained within theHistoric Commercial District.

A consistent alignment should be maintained within theHistoric Commercial District.

If an entrance has been modied, returning it to itsoriginal design should be considered.


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s e c t i o n

The repetition of doors and windows creates apattern between structural bays.

The tradition of repeating parts should bemaintained.

5.3.2.1. Observationsa. Most commercial buildings

in the Historic District haveelements in common whichcreate a rhythm and visualpattern. Some elementsinclude windows, doors,columns, piers, awnings,canopies, etc.

5.3.2.2. Recommendationsa. The majority of these

buildings were designedon a strong architecturaltradition of repeating parts.This tradition must bemaintained.

b. While all buildings do nothave identical details, thevisual continuity and rhythmremains.

c. These characteristics mustbe retained.

d. Modications that previouslyinterrupted that rhythmshould be removed duringrenovations to restorethe visual continuity.For example removing apreviously installed slipcover or fake facade.


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s e c t o n

The regularity of doors and windows should beretained.

5.3.3. Ground Floor Rhythm5.3.3.1. Observations

a. Each bay, or structuralwidth, generally has glassdoors and windows betweenstructural piers, creating asolidto-void pattern. Thispattern may deviate slightlyfrom building-to-building,but maintains an overallrhythm of the ground oor.

b. A characteristic common tomany commercial buildingsis the recessed entrance.This recessed space addsto the rhythm of the buildingface and to the block ofbuildings. This rhythm isalso experienced by thepedestrian walking down

the block.

5.3.3.2. Recommendationsa. The regularity of doors and

windows across a buildingsfacade creates a rhythm atthe ground oor which mustbe retained.

5.3.4. Horizontal Organization5.3.4.1. Observations

a. Downtown commercialbuildings have a commonhorizontal organization inthe heights of storefronts,

canopies, etc.b. Horizontal organizationseparates the rst oorstorefront use from theprivate second oor ofcesor living spaces.

c. Horizontal bands are clearlyseen in the front facades ofhistoric buildings.

d. The rst oor typically has

The rhythm of the buildings is experienced by thewalking pedestrian.


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s e c t i o n

The common height of storefronts and canopiesshould be retained.

The private use of the upper oors is evident in thesmaller expanse of windows.

more openings and greaterattention to detail than thesecond oor.

e. In two story buildings,the horizontal bonding ororganization continues withthe rooine and windows.

5.3.4.2. Recommendationsa. These horizontal

organizations should bemaintained, uninterruptedby signage, canopies,awnings, etc.

5.3.5. Upper Floor Organization5.3.5.1. Observations

a. Given the more private useof the upper oors, thereare smaller expanses ofwindows and more denedopenings than the groundoor storefront. Thesedistinct upper oor windowopenings establish a patternand rhythm of solid-void-solid with the adjacent wallsurface.

b. These distinct windowopenings have consistentproportions that create acommon rhythm across thebuilding block.

c. Windows are verticallyproportioned, usually talland thin. The windows are

normally made of woodand both top and bottomportions open for ventilation.Each window frequently hasa decorative top piece.

d. Older buildings are usuallyrecognized by theirindividual window openingsand arches on the topwhereas buildings of the


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s e c t o n early 1900s placed windows

in pairs or in banks of threewhen technology wouldallow a larger opening.

5.3.6. Common Building Heights5.3.6.1. Observations

a. The two-story buildingshave a consistent heightand similar cap detailon the front facade.Some buildings have aconstructed cornice ofmasonry while others havea pressed-metal cornice.

b. One story buildingsgenerally have morevariation in the height anddetail of the facade cornice.

c. Roofs are nearly at and

are hidden behind theparapet wall of commercialbuildings.

d. Side wall and rearelevations are not asdetailed as the frontelevation, but may havesome form of cap or detail.

5.3.6.2. Recommendationsa. To alter this cap or detail by

addition or subtraction is notappropriate and will alter thehorizontal organization.

5.4. Signage and Historic Commercial DistrictBuildings5.4.1. Signage and Historic Buildings5.4.2. Number, Size and Illumination of Signs5.4.3. Prohibited Signs5.4.4. Incidental Signs5.4.5. Menu Signs5.4.6. Special Purpose/Temporary Signs

5.4.7. Illegal Placement5.4.8. Noncompliance

5.4.1. Signs and Historic Buildings5.4.1.1. Observations

a. Signage has long been apart of historic buildings.

b. Historic buildings were oftendesigned with built-inlocations for signage.

Two-story buildings have a consistent height whileone-story buildings vary.

Side walls should retain their modest appearance.

Historic photograph of The Blanco News building.


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s e c t i o nc. Historically, painted

advertising often appearedon the walls of buildings.The signage is an importantpart of historic anddevelopment of commercialbuildings and businesses.

d. Display windows act assignage by allowing thepasser-by to look into thestorefront.

e. There are minor and majorsign locations on mostbuildings. Doors andwindows offer a location fora minor sign such as streetaddress number or tenantname.

5.4.1.2. Recommendations

a. Primary designconsiderations for signagemust address size, scale,height, color, and locationso as to be harmonious withthe buildings and overallhistoric characteristics ofthe district.

b. All signage must relate to abusiness or service withinthe historic building.

c. A well-designed storewindow display can saymore about the occupantthan words in a sign. Avoidlling the display windowwith additional signage andblocking the view inside.

d. Painting new signs onbuildings is acceptableprovided that the sign meetsother signage criteria andis in scale with the building.

An acrylic latex paint shouldbe used for signage painteddirectly on masonry.

e. Construct the sign of themost durable material thatone can afford.

f. Signage needs to besecurely anchored to thebuilding or canopy but mustnot be anchored in such a

Store window displays can say more about theoccupant than additional signage.

Transom with appropriate minor signage

Historic photograph of Blanco building with paintedadvertising.


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s e c t o n way as to cause damage

to the historic buildingmaterial.

g. Avoid damaging, disguring,or covering architecturalfeatures and detailswith signs. If the wall ismasonry, install the signin mortar joints which caneasily be repointed.

h. Blade signs, or two-sidedhanging signs are anappropriate signage typeand are often installed froma canopy for the pedestrianto view.

i. An appropriate position forsmall blade signs is aboveor near the entrance. Forlarger signs, place them

higher and centered onthe facade unless cornerplacement is more suitable.

j. Hanging signs undercanopies, or blade signs,must have at least eight(8) feet of height clearancefrom sidewalk.

k. Window signs may behung inside a front windowor painted on the glass.A traditional form ofplacement used both onground oor and second-story windows.

l. Neon signage may behistorically appropriate oncertain styles or periodsof historic buildings, suchas buildings constructed inthe early twentieth centuryand later. However, neonsignage is not appropriate

for all buildings. Do notinstall where neon was notoriginal to building.

m. All signage must be kept ingood maintenance and shallbe kept free of all debrisand other refuse.

n. Plastic signs, either lightedfrom the back or internallyin at plastic panels, are not

Plastic signage is not appropriate in the downtowndistrict.

Eight (8) feet of height clearance from sidewalk mustbe provided when hanging signs under canopies.

Blade signage is an appropriate signage type


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s e c t i o nappropriate on any building

in the downtown district.o. Identify built-in locations

and try to work within themfor any new signage.

p. Avoid listing all services orproducts on a sign as theviewer will get lost in theinformation.

q. Painted advertising shall notbe removed or painted over.

r. Refer to the City ofBlanco Sign Ordinancefor additional signagerequirements andrestrictions. All signagemust have prior approvalof the Historic PreservationCommission.

5.4.2. Number, Size and Illumination of Signs5.4.2.1. Recommendations

a. For buildings housing onebusiness or service, one(1) major sign and one(1) minor signs will bepermitted for each facadewith a public entrance tothat business. No sign shallexceed fty (50) squarefeet.

b. For buildings housingmore than one businessor service, each businessor service shall have nomore than one (1) majorand one (1) minor signs,with no sign exceedingfty (50) square feet. Thetotal number of signs shallbe kept to a minimum.Developing a signage planfor a multi-tenant building

is required for meeting thatrequirement.c. The total area of all signage

shall not exceed thirty-six (36) square inchesper running foot of storefrontage for each facade,for a total of no more thanfty (50) square feet. Ifthe facades proportions

The historic built-in locations should be identiedand worked within for signage.

A multi-tenant building must develop a signage plan.

Avoid listing all services on the signage.


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s e c t o n support additional signage,

the Historic PreservationCommission may approveit.

d. When computing the areaof a sign, the measurementshall include all borders.Bracing and supportstructures are not includedin guring the area. In thecase of channel letter signs,the determining area shallbe the smallest rectanglethat will contain all thewriting. For signs with morethan one (1) sign face, suchas double-faced, back-to-back, overhanging andprojecting signs, each sideof the sign shall be included

in total allowable signagearea.

e. Signs that direct the readerto a specic place or alonga specic course, suchas entrance, exit, andhandicap access, shallnot count toward the totalallowable signage area.Emergency signs areexempt.

f. Sign illumination may beprovided by the following (1)indirect, internal, or bare-bulb lighting, provided thereis no resulting glare, (2)indirect lighting employinga hood or diffuser, or (3)internal illumination usingopal glass or anothertranslucent material(excluding plastic) thattransmits an equal or lesser

amount of light. Glare isdened as an illuminationlevel of at least six (6) lux atthe property boundary. Allillumination must be steadyand stationary.

5.4.3. Prohibited Signs5.4.3.1. Recommendations

a. Billboards, junior billboards,

Handicap access signage does not count toward totalallowable signage.


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s e c t i o nportable signs (including

torpedo signs), pole signs,electric (or plastic) signs,cloud buster balloons,inatable device signs, andadvertising benches.

b. Digital or LED-lighted signs,including those with rotatingor ashing lettering orimages.

c. Roof-mounted signs, or skysigns, except for landmarksigns or those approved bythe Historic PreservationCommission.

d. Any sign abandoned formore than six (6) months ordamaged beyond fty (50)percent of its replacementvalue shall be removed,

along with their supports,brackets and braces.

5.4.4. Acceptable Sign Styles5.4.4.1. Recommendations

a. Flush-mounted wall signs:Use type fonts traditionallyseen in the area; try to limitthe number of colors tothree; and, when possible,mount the sign so that italigns with others on theblock.

b. Directory signs: These caninclude an assortment ofsmall individual signs ofcommon size, proportion,and orientation, as wellas, professional-styledirectories.

c. Ground signs or free-standing, monument-stylesigns: If small in scale, notaller than six (6) feet and

causing minimal visualinterference with thestructure, are appropriatefor houses used forcommercial purposesas well as for churches,community centers andsimilar structures.

5.4.5. Incidental Signs

Ground signs should be an appropriate scale.

Only landmark signage and those approved by theHistoric Preservation Commission are permissibleroof-mounted signage.

Pole signs are considered prohibited signage.


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s e c t o n 5.4.5.1. Recommendations

a. Allowable incidental signs,including those carryingbusiness hours and streetnumbers, must conform tohistoric-district standards.They are not included inthe total allowable signagearea.

5.4.6. Menu Signs5.4.6.1. Recommendations

a. Menu boards shall belimited to no more thanthree hundred sixty (360)square inches, with nomore than one (1) perestablishment. The menumay be displayed insidethe window adjacent to

the main entrance. It ispermissible for the name ofthe restaurant to be placedon the menu, but not on themenu board. The businesslogo shall be considered asign.

5.4.7. Special Purpose/Temporary Signs5.4.7.1. Recommendations

a. All special purpose signsshall receive prior approvaland shall be removedwithin twenty-one (21) daysof such approval unlessa different display periodis specied. Banners,pennants and most agsare considered specialpurpose signs and areappropriate for advertisingand decoration onlyduring special events or

celebrations.

5.4.8. Illegal Placement5.4.8.1. Recommendations

a. Commercial signs, posters,decals or advertisementsmay not be tacked, nailed,pasted, or taped to anyportion of the exterior of thebuilding, with the exception

Temporary posters placed on the inside of storefrontsshould be promptly removed following the event.

Temporary signage must receive prior approval

Example of appropriate menu signage


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Design Standards for the City of Blanco Texas X

s e c t i o nto temporary posters placed

on the inside window, whichmust be removed within48 hours of the end of theevent.

5.4.9. Noncompliance5.4.9.1. Recommendations

a. Any legally erected signthat falls out of compliancebecause of revisionsto these standardsshall be considered fornonconforming status.

Documents

Blanco Design Guidelines Draft - Section 5