Appendix Item AStreetscape Character Areas and Design Guidelines

1

Streetscape Character Areas and Design GuidelinesThe primary sources of guidance for streetscape design are the Main Street Plan (2013) and the Zoning Code Update (2013). The Main Street Plan provides design recommendations and a plan for phased improvement to Main Street. The Zoning Code Update pro-vides specific regulations that will shape future development such as height, setbacks, and frontage improvements. The key areas of each plan relating to pedestrian infrastructure are discussed below.

Main Street Plan The Main Street Plan recommends that Downtown sidewalks should be wide enough to accommodate amenities such as landscaping, seating areas, trash cans, and bike parking. The Downtown core should include the greatest concentration of furnishings, plantings, lighting, and gate-way monumentation. The streetscape palette will soften outside of the downtown area; while the elements will remain the same, the density will decrease, with ornamental beds, boulders and accent lighting re-duced to intersections, transit stops, and boundaries between sub-areas.

Recent investments in streetscape improvements, such as the new gateway monument signs, new signage, lights, banners, and bus shelters shows the the Town is committed to improving the pedes-trian experience and working toward developing a unique iden-tity for Mammoth Lakes. Streetscape improvements should be strategically located and continuous throughout the Downtown.

1. Street Lighting

Existing pedestrian pole lighting will provide the most substantial light-ing within Downtown. Lighting is one of the most important methods for creating character and sense of place within a streetscape environment.

Commercial Zoning Code Update

Main Street Plan

2

As a mountain resort town, protection of the dark skies is critical, and new streetscape improvements reflect a soft and subdued approach to lighting.

2. LED Lighting

LED lights can be utilized to create glowing accents on boulders, shrubs, and ornamental grasses.

3. Street Furnishings

Recommended streetscape furnishings were chosen primarily for their ability to withstand climatic extremes. All streetscape furnishings should be constructed of powder-coated steel, and the trash and recycling cans should be bear-proof. The furnishings should fit with the ‘village in the trees’ character.

a. Trash and Recycling Receptacle

Bear-proof trash/recycling cans with a pinecone graphic will be installed along Main Street. To customize the bear-proof trash/recycling cans, a pinecone-type graphic will be designed and installed on each face of the unit, mimicking the pinecone topper of the gateway monuments.

b. Benches

Brown powder-coated recycled steel benches will have a modern wood-en-slat appearance. The benches will be constructed from powder-coat-ed steel.

c. Bicycle Racks

Bike racks will be powder-coated steel in the same style family as the specified benches. These will fit in with the urban landscape and in-clude artistic designs.

d. Bus Stop Shelter

New bus stop structures will be located on both sides of Main Street and

Trash and Recycling Receptacles

Benches

Street Lighting

LED Lighting

3

Old Mammoth Road. Enhanced bus stops and shelters will encourage residents and visitors to use public transportation. The existing stops lack amenities and are not connected to sidewalks. Riders must wait on unpaved areas for the bus or, when snow is present, on the shoulder of Main Street.

e. Banners

Banners should be colorful, fun, and simple to quickly convey a mes-sage. Text should be limited to one-third of the banner area to create a more attractive and dramatic design. Event banners should be removed within 1-3 days of the completion of the event. Fabric banners should be made of high quality fabric, and removed immediately when loose, frayed, or faded.

Commercial Zoning CodeThe Town’s zoning regulations shape development on private proper-ties, providing a key tool for implementation of the community’s vi-sion. Zoning regulations address a range of development considerations such as permitted uses (residential, hotel, commercial, etc.), building height, and parking.

The Town is currently updating its zoning regulations to encourage development that promotes a vibrant downtown. Along Main Street, the updated regulations will promote pedestrian-oriented development, support economic growth and sustainability, increase density and vital-ity, maintain views and minimize shading, and reduce the role of cars.

1. Commercial Districts

The commercial areas are where pedestrian facilities and furnishings should be concentrated. The commercial areas are designated by three districts, the Downtown District, Old Mammoth Road (OMR) District, and Mixed Lodging/Residential (MLR) District. The regulations such as density, height, and setbacks vary by district. Below is a brief sum-

Bicycle Racks

BannersGateways

Bus Stop Shelter

4

mary of each district.

a. Downtown District (D)

Downtown (D) District is intended to provide a thriving mix of residen-tial, non-residential, and lodging uses and a distinctive gateway entry into town, with a focus on ground-level commercial uses and active frontages. The development standards are intended to concentrate de-velopment along Main Street with a focus on active street frontages and the buildings that frame the street and provide an animated, pedestri-an-friendly environment with high visual quality.

b. Old Mammoth Road (OMR) District

The Old Mammoth Road (OMR) District is intended as an arts and culture district oriented toward medium scale commercial development along Old Mammoth Road, emphasizing community serving retail, art-ist galleries, office, and service uses. It is intended to encourage a mix and intensity of uses in a pedestrian-scaled environment at a scale and form that is appropriate to its neighborhood context and adjacent resi-dential uses and forms.

c. Mixed Lodging/Residential (MLR) District.

The Mixed Lodging/Residential (MLR) District is intended to allow a variety of lodging, residential, and non-residential uses to encourage a mix of uses and emphasize transient occupancy.

2. Specific Requirements

a. Maximum Block Length

Block length is limited to 350 feet measured from curb edge to curb edge. A block length up to 600 feet shall only be allowed when a mid-block pedestrian connection is provided or the Community and Econo-nomic D

Downtown Commercial Districts

5

irector finds that:

1. It is not feasible or practical to provide a mid-block pedestrian con-nection due to the location and configuration of the lot; and

2. Safe and convenient pedestrian connections are provided throughout the site and provisions are made to accommodate cross-access to/from to pedestrian areas that may be developed on adjacent properties.

b. Architectural Articulation

Buildings shall include sufficient architectural design features to create visual interest. Compliance with this requirement shall be evaluated by the Community & Economic Director in the review process.

c. Pedestrian-Friendly Design Features

Building frontages along designated active frontages shall be designed to enhance the storefront character of retail areas. Storefronts consist of detailed and composed facades with individual windows set in well detailed frames. Frontages should incorporate features that contribute to pedestrian comfort and interest, such as awnings, recessed entries, arcades, hanging lights, and bracket hung signs. Architectural and orna-mental features shall not impede pedestrian routes.

d. Arcades

The minimum depth of an arcade shall be five feet clear, measured from the back face of the columns to the ground floor facade.

e. Building Design

Buildings shall be well designed to create a pedestrian-friendly envi-ronment and support a vital and active public realm. Buildings shall appear integrated with the natural features and existing buildings in the districts; complement the Eastern Sierra Nevada Mountain setting; and contribute to the Town of Mammoth Lakes’ “village in the trees” iden-

Pedestrian Friendly Design Features

Block length is limited to 350 feet measured from curb edge to curb edge

6

tity.

f. On-site pedestrian circulation and access must be provided accord-ing to the following standards

1. Internal Connections

A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

2. To Street Network

Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary build-ing entry or entries to a public sidewalk on each street frontage. On sloping sites, the walkway between the building and the sidewalk or other public outdoor area shall be designed as usable open space with generously sized steps and landings, with features such as low risers and wide treads, and any planter boxes that include seating ledges.

3. To Adjacent Properties

Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.

4. To Transit

Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.

5. Pedestrian Walkway Design

• Walkways shall be a minimum of six feet wide, shall be hard-sur-faced, and paved with permeable materials.

Arcades

Access to Street Network

7

Access to Street Network Sloping Sites