Port Marigny TND Master Plan and Guiding Principles

Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15 CHARRETTE DATES 04.07.15 - 04.13.15

Mandevi l le, Louis iana

Master Plan and Guiding Principles

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Port Marigny TNDA T r a d i t i o n a l N e i g h b o r h o o d D e v e l o p m e n t Master Plan and Guiding PrinciplesSubmitted to comply with the requirement that a Pattern Book be submitted to the S ite Plan Review Committee for the City of Mandevi l le, Louis iana.

Owner: Pittman Assets

Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15


A. GENERAL:

Ti t le Sheet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Guiding Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Terms and Def ini t ions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4-8 Regional Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Exis t ing Condit ions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10-11

B. DESIGN VISION:

Design Vis ion Ti t le Sheet . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Town Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Concept Renderings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14-18

C. URBAN REGULATING STANDARDS:

Urban Regulat ion Standards Ti t le Sheet . . . . . . . . 19 Urban Regulat ion Instruct ions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Urban Regulat ing Plans Urban Regulat ing Master Plan . . . . . . . . . . . . . . . . . . 21 Neighborhood Zones (Center, Mixed Resident ial , and Edge) . . . . . . . . . . . . 22 Land Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 Lot Type Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Densi ty Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 Open/Green Space Requirements . . . . . . . . . . . . . . . . . 26 Tree Preservat ion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Park Area Si te Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Flood Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Common and Private Space. . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Phasing Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 Bui lding Type Guidel ines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Neighborhood Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Mixed Resident ial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Neighborhood Edge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35

D. THOROUGHFARE STANDARDS:

Thoroughfare Standards Ti t le Sheet . . . . . . . . . . . . . . . . . . . 36 Vehicular Vehicular Network and Street Types . . . . . . . . . 37 On-Street Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 S treet Sect ions and Detai ls . . . . . . . . . . . . . . . . . . . . 39-45 Pedestr ian Five Minute Walk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 Three Minute Walk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Fencing & Porch Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

E. ARCHITECTURAL STANDARDS:

Archi tectural Standards Ti t le Sheet . . . . . . . . . . . . . . . . . . . 49 General Regulat ions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50-51 Archi tectural Typologies Classical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52-53 Colonial Classical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54-56 Colonial Farmhouse . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57-60 Colonial Cot tage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61-62 Acadian Farmhouse/Plantat ion . . . . . . . . . . . . . . . . 63 French Colonial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64-65 Commercial /Mixed-use . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 Vernacular French . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Northshore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68

F. DESIGN REVIEW:

Design Review Ti t le Sheet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69 Process Checkl is t . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 Design Review Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 Form A Sketch Review Applicat ion . . . . . . . . . . . . . . . . . . . . . 72 Form B Construct ion Document Review Applicat ion. . . . . 73 Form C Materials Lis t . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 Design Review Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75

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THE FUNDAMENTALS OF NEW URBANISM

The method in which so many of our local ordinances are actualized effects every aspect of our daily lives and, therefore, directly affects our human behavior. Port Marigny TND believes that our built environment not only affects the visual aspects of our life, but allow the patterns and types of choices we make as a result. This direct interdependence to the access of our daily, individual “life essentials” is worthy of monumental consideration.

Human response has been conditioned over the last fifty years to revolve around the automobile. While this has afforded great convenience, it has also managed to take the “humanness” out of our communities and civility out of our lives. The complexity of healthy town planning requires a thorough and diverse approach to properly address the process of problem identification and appropriate solution orientation.

DESIGN PRINCIPLES

The best examples of developments that offer a sense of security, human relevance and comfort to the resident are found in older towns - more specifically, small Southern towns. The way these small towns developed more than one hundred years ago were a matter of what made sense: what best accommodated the daily life of the individual. These towns were not concerned with the demands of the automobile but with the simple needs of the person.

Public gathering places, front porches and tree lined sidewalks emerged not from zoning ordinances but as obvious needs to be fulfilled. There were no case studies or paradigms to guide our fore-fathers in the planning of their community; they used common sense. They sought to find direct solutions to address the daily life functions of the people as well as to find relief from the climatic conditions of the region. They then constructed these structures in such a fashion to remain timelessly pleasing to the eye.

THE MASTER PLAN

The Master Plan of Port Marigny seeks to define the community by means of strategies, drawings, and covenants. The Master Plan is the framework from which all growth shall be defined and nurtured. The purpose for such documents is to ensure that the original intent of the community is maintained throughout its construction, thereby stabilizing the historical integrity and functional continuity of the town.

The drawings will illustrate the standardized governing architectural styles and scale for the different types of structures. Any variations would be allowed only upon review by an architectural Design Review Board. The intent is not to create “cookie cutter” housing by any means, but rather to reflect a regional and historical benchmark.

Street sections and utility requirements will also be addressed in the drawings and in the covenants. Street sections refer to the spatial relationships of the buildings to the sidewalk, the trees to the road and ultimately to the pedestrian. Waivers and variances on the typical local setbacks are adopted to further enhance the character of the community.

Plazas, public buildings and parks will be an integral part of the Master Plan. Some plazas will serve as additional parking while other squares will remain strictly pedestrian. The public buildings and gathering halls will service social, cultural and religious activities or can be reserved by individuals for private use by the residents. Parks and linear green space will be woven within the development lending themselves to diversity and security.

THE CODE

This Document, as a guideline, is intended to outline the requirements for a new traditional neighborhood community. The City of Mandeville will need to coordinate the required variances to its current zoning/planning criteria with this document and review them with the planner.

To the extent this ordinance does not specifically address components or requirements of the City of Mandeville zoning and/or land use ordinances, the existing ordinances shall control. To the extent there is a conflict, these requirements shall control. It being understood that these requirements shall be deemed approved assembly of products waivers on conflicting requirements provided by existing City of Mandeville ordinances.

The codes adopted for the neo-traditional community are specific to the indigenous character of this development ensuring continuity and harmony. Most municipalities have utility and setback regulations based on the old subdivision models of the 1940’s and 50’s. These regulating standards will not support the neo-traditional model and must be revised.

Some of the elements that are universally addressed in the master planning phase are the control of building techniques, materials, on street parking and utility line placement. Equally as important is the flow of traffic through a network of interconnecting street grids. The idea is to eliminate dead-end roads and cul-de-sacs which limit access and breed confusion.

The disbursement of housing types will be of prime consideration. Affordable housing will not be placed in tracts or segregated locations. Instead, alternative options such as garage apartments rentals or apartments over retail or office spaces will be allowed. This mixed use code structure will allow for flexibility as well as provide unique opportunities for single income housing.

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As used in this Master Plan and Guiding Principles, any capitalized terms not defined below shall have the meanings indicated in the Declaration of Covenants, such definitions being incorporated herein and made a part hereof. In addition, the following terms shall have the meanings indicated below:

THE TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND)

1) The traditional neighborhood shares the following conventions:

a) The neighborhood is physically understood and limited in scale.

b) Residences, shops, workplaces and civic buildings are located in the neighborhood all in close proximity.

c) A hierarchy of streets serve the needs of the pedestrians and the automobile equitably.

d) Physically defined squares and parks provide places for formal social activity and recreation.

e) Private buildings on a clear edge delineate the public space from the block interior.

f) Civic buildings and squares reinforce the elements of the neighborhood becoming symbolic of community identity and providing places of purposeful assembly for social, cultural, and religious activities.

2) Traditional neighborhoods promote social objectives.

a) By bringing within walking distances most of the activities of daily living, including dwelling, shopping and working; the elderly and the young gain independence of movement.

b) By reducing the number and length of automotive trips, traffic congestion is minimized and road construction is limited. By organizing appropriate building densities public transit becomes a viable alternative to the automobile.

c) By providing defined public spaces such as streets and squares, citizens come to know each other and to watch over their collective security. d) By providing a full range of housing types and work places, age and economic class are integrated and the bonds of an authentic community are formed.

e) By providing suitable civic buildings, democratic initiatives are encouraged and the balanced evolution of society is secured.

SPECIAL DEFINITIONS

* Important, Read these definitions before an attempt is made to apply these guiding principles.

Alley: A traditional, walkable thoroughfare serving the pedestrian mobility and access needs at the rear of residential units in other than the town center. Other functions include trash removal and utility service. Utilities are usually placed in lanes. Drainage runs to swales with grass areas at the edges of the travel way. Pavement is generally 9 to 10 feet wide with two way “yield street” traffic flow at 15 mph. Windows facing the lane help maintain security. Garage apartments can help provide this added security. (HPE).

Alley Zone: The Alley Zone includes the areas between the alley pavement and the rear garden wall or other structure. Landscape improvements in the Alley Zone are an important part of the community and are subject to the requirements of the Landscape Standards. Maintenance of landscaping in the Alley Zone is the responsibility of the adjacent Homeowner.

Apartments: A dwelling not coinciding with an individual lot such that the lot is shared with other apartments and/or another use category.

Auxiliary Structure: Buildings used for uses other than housing; i.e. greenhouses, garden structures, sheds, etc. The architectural character including colors, details, and materials shall match that of the principle structure.

Back yard: (Private Yard) The area(s) that are at the back of a building, normally separated by building and/or garden wall from the street and alley. These areas are generally landscaped for the enjoyment of the individual landowner and as such, when garden walls are present, are not subject to all of the requirements imposed on the more public landscapes in the community. (Landscape Standards)

Balustrade: An entire railing system along the edge of a balcony, including a top rail and its balusters and sometimes a bottom rail.

Bay: A part of a structure as a building that is marked off by vertical elements.

Bay Window: A recess or opening in a wall, or an extension of a building wing.

Bikeways: Thoroughfares dedicated specifically to, or available for, bicycle use. The general network of thoroughfares, if correctly dimensioned, is generally usable by cyclists sharing lanes with motor vehicles moving slowly. Specialized accommodation is required only where the speed of traffic precludes sharing. (Duany Plater-Zyberk & Company, F2)

Block: The aggregate of lots and allies circumscribed by public use tracks, generally streets.

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Boulevard/Avenue: A principal traditional thoroughfare designed to encourage pedestrian mobility and connecting centers within communities. Avenues and boulevards generally serve multiple land uses and have center medians, street trees, sidewalks and parallel parking. Buildings are near the sidewalk to optimize pedestrian access and mobility. Auto mobility is secondary. (HPE)

Building Cover: The horizontal land area occupied by a building at finished grade, excluding open porches, loggia, projections, and overhangs of less than two feet.

Bungalow Court: A semipublic landscaped area between front yard lot lines for homes that face one another without a street or alley between them. Bungalow courts provide access via sidewalks to the front of homes that do not front on a street.

BTL: Built-to-line.

Carport: An open air structure with a weatherproof roof to shelter automobile no more than one story in height.

Chamfered: A right angle corner cut symmetrically at forty-five degrees.

Charleston Side Yard: This is a residential building type that occupies one side of a lot leaving a generous side yard for placement of a garden or providing front access to outbuildings behind. This house type responds to climatic orientation with a one- or two- story porch oriented with respect to prevailing winds and sun. The landscape treatment of side yard area should reflect the importance of the interior-exterior relationship.

Civic Building Reservation: The systematic reservation of sites for civic buildings. Civic sites should be associated with honored locations at plazas or squares, or at the termination of vistas. (Duany Plater-Zyberk & Company, M4.4)

Civic Uses: Premises used by organizations considered to support the common good and therefore accorded special treatment within traditional neighborhood developments. Civic Uses include educational, cultural, social, service, and religious not-for-profit organizations. (Duany Plater-Zyberk & Company, M4.4)

Cladding: Exterior surface material of a building.

Clapboard Siding: A siding commonly used as an exterior covering on a building of frame construction applied horizontally and overlapped with the grain running lengthwise, thicker along the lower edge than along the upper edge.

Classical Proportions: A series of ratios developed over the course of centuries and believed to result in pleasing proportions for buildings and building elements. Based on Greek and Roman principles, various systems for classical proportions were developed and modified through the centuries. In the United States, there are a number of publications with these principles including The American Vignola.

Classical Orders: The design of systems of columns and cornices derived from Ancient Roman and Greek precedence defined by the trivialis and modified through the ages by Italian, French, Spanish, and English Architects. This system of columns controls the dimensions of the cornices they carry. Columns within Port Marigny TND are based upon Claude Perrault’s ordinance of the five types of columns are Tuscan, Doric, Ionic, Corinthian and Composite.

Colonnade: A roofed structure supported by columns.

Commercial Street: Appropriate for commercial buildings at Center and Core Zones. Trees are confined by individual planters, creating a sidewalk of maximum width, with areas accommodating street furniture. ( Duany Plater-Zyberk & Company, G1.2)

Commercial Use: A general category of building use which includes office, retail, and manufacturing uses but excludes residential, lodging, and civic. (Duany Plater-Zyberk & Company, M4.4)

Corinthian: Designating the most ornate of the three classical orders of Architecture marked by a slender fluted column having an ornate bell shaped capital decorated with acanthus leaves.

Corner Lot: A lot situated at the juncture of two or more streets.

Cornice: An ornamental molding at the meeting of the roof and wall, usually consisting of bed molding, soffit fascia and crown molding.

Cottage House: A relatively small single family detached house on a small lot, usually with rear loaded parking. Cottage houses can be grouped, facing a mews, small common or green in a court. A cottage court is often, but not always, arranged in a U-shape. Units are separated from the common area only by a sidewalk, path or non-vehicular way. Parking is from rear lanes, alleys or in a common, rear loaded lot. (Zimmerman/Volk Associates, Inc.)

Courtyard: An open space surrounded by walls and buildings measured 12’-0” at its minimum depth.

Courtyard Apartment Building: A pedestrian oriented equivalent to conventional garden apartments, either for rent or for sale A courtyard building is three or more stories, and can be combined with nonresidential uses on the ground floor. The building can be configured in a U-shape or open square, with parking integral to the building, below grade, or in an open lot to the rear. The courtyard apartment building has a relatively shallow setback from the street; in town center or urban locations, the structure is built to the sidewalk edge and, to provide privacy and a sense of security, the first living floor is elevated significantly above grade. (Zimmerman/Volk Associates, Inc.)

Curb Radius: The curved edge of the street at an intersection measured at the inner edge of the outer most curb.

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Deck: Any wooden platform without a solid roof structure.

Dentil: One of a series of small rectangular blocks forming an architectural molding or projecting beneath a cornice.

Dooryard: The yard outside the front or rear door of a house.

Doric: The column and entablature developed by the Dorian Greeks. Sturdy in proportion with a simple cushion capital.

Dormers: A structure projecting from a sloping roof usually housing a window or ventilating louver.

Drive: A special traditional thoroughfare serving pedestrian mobility, similar to a Street, with developed, urban character on one side and natural area on the other (such as a Playa, wetland or wooded area). Auto mobility is secondary. (HPE) Driveway: A vehicular access way within a private lot connecting a garage to a thoroughfare. (Duany Plater-Zyberk & Company, F6.1)

DRB: Design Review Board.

Eaves: The lowest overhanging part of sloping roof.

Edge House: A large single family detached house designed for an edge or boulevard condition, often with front loaded parking. As with the neighborhood house, the garage, attached or detached, is set well back from the front façade. (Zimmerman/Volk Associates, Inc.)

Facade: The front most component of a facade which includes porches, galleries, arcades, etc. used to establish the edge of a setback parallel to a frontage line.

Fascia: The wall of a building parallel to and corresponding to a frontage line.

Fence: A semi-transparent property edging, 2’-6” to 3’-6” high, made of painted wood, ornamental iron, masonry, a combination of the above, or a hedge generally used to separate the front yard (semi-public) from sidewalk (public) area.

Footprint: The total area of structure as measured at the ground level. When enclosed space is located above a porch or cantilevered out from the lower floor, the footprint of heated and cooled space shall include the enclosed space on the upper level.

Frieze: A plain or decorated horizontal part of an entablature between the architrave and cornice.

Frontage Line: (Right-Of-Way, syn.) The lot line which coincides with the street track.

Front Yard: The area between the property line and the front of the house, including the areas on each side back to the garden wall. On corner lots with a side yard that faces the street, the side yard area between the property line and the side of the house and/or garden wall or fence, shall be defined as Front Yard for the purpose of landscape treatments. Front yards, while privately owned and maintained are an important part of the community character and, as such, are strictly regulated by the landscape code.

Gable: The vertical triangular portion of the end of a building having a double sloping roof from the level of the cornice or eaves to the ridge of the roof.

Garage: An enclosed structure to shelter automobile(s).

Garden Structure: Pavilions, gazebos, harbors, pergolas, and other similar structures no more than one story in height. (See Urban Regulations)

Garden Wall: An opaque wall not exceeding seven feet in height, made of masonry, stucco, and/or ornamental steel, or a combination of the above, generally used to separate sideyards or a back yard (private) from the street or alley (public) area.

Green: A medium sized public space available for unstructured recreation, circumscribed by building facades, its landscape consisting of grassy areas and trees, naturalistically disposed and requiring only limited maintenance. Green could include any amenities that support recreational use intended. (Duany Plater-Zyberk & Company, E1)

Hipped Roof: A roof which slopes upward from all four sides of a building requiring a hip rafter at each corner.

Ionic: The classical order of Architecture designated by the Ionic Greeks, characterized by its capital with large volutes. Entablature usually contains a continuous frieze, and dentils in the cornice. Ionic details are typically elegant and less heavy than Doric.

Light: An aperture through which daylight is admitted into the interior of a building. A pane of glass, a window, or compartment of a window.

Live Work Unit: A rear yard, fully mixed-use building type with one dwelling above or behind a commercial space. (Duany Plater-Zyberk & Company J2)

Loggia: A roofed but open gallery or arcade along the front or side of a building often at an upper level.

Lot: A separately platted portion of land containing a use held privately.

Lot Line: The boundaries that legally and geometrically demarcate the edges of parcels held in private ownership and intended primarily for the construction of buildings. (Duany Plater-Zyberk & Company, H2.2)

Lot Width: The dimension of the frontage line (the lot boundary that coincides with the principal fronting thoroughfare). (Duany Plater-Zyberk & Company, H2.2)

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Main Body: The largest part of the front fascia. It includes the front door of the house.

Main Street: A traditional, pedestrian serving thoroughfare with features that encourage pedestrian movement, serving a compact mix of land uses and potentially including retail, office and residential. Main Streets have parallel parking on both sides and, where the uses are more compact and activity is more intense, angle (or diagonal) parking is specified. Buildings front the sidewalk to optimize pedestrian access to commercial establishments. Motor vehicle mobility is important, but subordinate to pedestrian mobility. (HPE)

Mansion Apartment Building: A small scale, two- or three-story apartment building, often with a street façade resembling a large detached house. Shall have no more than 8 units per building. (Zimmerman/Volk Associates, Inc.)

Meeting Hall: A building equipped by design for public assembly.

Mixed Residential: The sector that is mixed in function, but principally residential. It has a generalized character, and is usually the largest area of the neighborhood. (Duany Plater-Zyberk & Company, C3.2)

Multifamily Residential: Any dwelling structure consisting of more than one dwelling unit.

Muntin: A secondary framing member to hold panes for windows, window walls, or glazed doors.

Natural Area: Waterways, wetlands, and nature preserves to be preserved and perpetuated.

Neighborhood Center: The dense multifunctional social condenser of a neighborhood. It is usually at a city location, within walking distance of the surrounding, primarily residential areas. (Duany Plater-Zyberk & Company, C3.2)

Neighborhood Edge: The least dense, most purely residential sector of the neighborhood. The size varies in proportion depending on whether the model is more rural (village-like) or more urban (town-like). (Duany Plater-Zyberk & Company, C3.2)

Neighborhood House: A two story, single family detached house relatively close to the street with attached, detached, or open parking; whether rear loaded or not set well back from the façade. (Zimmerman/Volk Associates, Inc.)

Neighborhood Proper: The built-up area of a TND including blocks, streets, squares, and parks.

Ogee Gutters: A double curve formed by a union of a convex and concave line resembling an S-shape.

Open Space: Area free of buildings that, together with a well designed system of thoroughfares, provides a public realm at all scales of urbanism, from the region to the block. (Duany Plater-Zyberk & Company, E1)

Out Looker: A member which projects and supports that part of the roof construction beyond

Park: An outdoor public tract naturalistically landscaped, not more than ten percent paved and surrounded by the frontage line of lots on at least fifty percent of its perimeter. Parks may contain wetlands and could include any amenities that support recreational use intended.

Parkway: (Tree Zone) The area between the property line and back of street curb along all streets, this zone is typically located in public right-of-way and is not part of the lot. This area generally consists of regularly spaced canopy-type street trees, ground cover, street lighting, signage, monumentation and utilities where required. These provide a consistent edge treatment, shade and enhancement for the public streets in the community. Maintenance of the Parkway/Tree Zone shall be the responsibility of the Homeowner’s Association, except as otherwise determined by the Developer.

Patio: A hard surfaced area without a solid roof structure.

Pediment: A wide, low pitched gable surrounding the fascia of a Grecian styled building.

Pergola: An open air garden structure with a trellis roof.

Porch, Gallery, Veranda: A covered outdoor area attached to a house.

Portal: A large and imposing doorway entrance or gate.

Portico: A walkway or porch with a roof supported by columns, often at the entrance of a building.

Preserve: Open space that is permanently protected from development.

Primary Residence: The primary dwelling structure on a lot.

Privacy Fence: See Garden Wall.

Private: That which is neither public nor civic.

Private Yard: See definition of Back Yard. (Landscape Code)

Reserve: A designation applied to areas intended for temporary preservation until release for urbanization. A release is the process of redesignating reserved land for urbanization according to established criteria.

Setback: The placement of a building or structure from property line to exterior of wall. Roofs are permitted to overhang setback by 24” at all setbacks including a “0” lot line.

Shared Parking: Where day, night, or weekday/holiday schedules allow for the use of parking spaces by more than one user such as with meeting halls, religious buildings, and dwelling retail combinations.

Side Yard Setback: The minimum distance from the side property line adjacent to another lot or public right-of-way to any part of the house or ancillary structure.

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Single Family Dwelling: A dwelling consisting of one dwelling unit.

Square: An outdoor public tract spaciously defined by its surrounding buildings as a room that is defined by its walls, and adjacent to streets on at least two sides. Squares shall be partially paved and surrounded by shop front use or row house use lots on at least sixty percent of its perimeter. One third of the sixty percent may be substituted by a natural spatial border such as a water front for at least one side. Commercial uses shall be permitted on all of the surrounding lots.

Stairs: a flight of steps for the purpose of accessing floors or levels beyond the first floor.

Stoops/Steps: a short flight of steps for the purpose of accessing the first floor or level.

Story: A habitat level within a building no more than fourteen feet in height from finished floor to finished ceiling.

Street: A general, traditional thoroughfare serving pedestrian mobility, with two or four travel lanes and parking generally on one or two sides. Motor vehicle mobility is vital, but subordinate to pedestrian mobility. In low volume areas requiring very distinct speed control, yield streets are specified where two opposing vehicles meeting would require one to slow and pull aside. Green Streets have added separation via wider planting strips. (HPE)

Street Edge: A masking structure stretching along the frontage line or coplanar with the facade, designed to remedy a gap of spatial definition or to mask parking. A street edge shall consist of one or a combination of the following: a solid masonry wall, matching the finish of the principal structure; a fence not less than 50% opaque; or a dense hedge (Duany Plater-Zyberk & Company H2.1)

Street Lamps: A light standard between eight and fourteen feet in height equipped with an incandescent or metal halide light source.

Street Vista: The view framed by buildings at the termination of the axis of a street.

Street Wall: A masonry wall no less than seventy-five percent opaque built along the frontage line and between seven and fourteen feet in height. Any opening must be gated. The percent opaqueness shall be calculated including all openings.

Terrace: An upper level outdoor living area without a solid roof.

Through Street: Through streets may provide primary access to and/or border but not pass through a neighborhood proper. In the event through streets border or pass through a neighborhood proper, there shall be between the frontage line and the street lanes a sidewalk of not less than six feet, at least one lane of parking, at least one ten foot travel lane and a planted area with trees planted no further than fifty feet apart. Through streets will generally be constructed in accordance with the existing city/parish road and street regulations as supplemented by the Port Marigny TND street plat.

Tower: A small room, porch, or deck which protrudes from the maximum height allowed for a residence.

Townhouse: A residential dwelling attached to a similar dwelling.

Tract: A separately platted portion of land containing a use held in common.

Transom: A small hinged window above another window or door. The horizontal cross piece to which such a window is hinged.

Tree (Shade): A tree of wide canopy resistant to root pressure of proven viability in the region no less than four inch caliper and eight foot vertical clear trunk at the time of planting.

Tree (Street): A tree resistant to root pressure of proven viability in the region no less than four inch caliper and eight foot vertical clear trunk at the time of planting.

Tree Lawn: See definition of Parkway.

Utility Alcove: A utility niche located on lots, intended for use by public utilities (see plat).

Village House: A one and a half or two-story single family detached house on a small lot, often with rear loaded parking. Parking must be rear loaded on lots narrower than 50 feet. (Zimmerman/Volk Associates, Inc.)

8

Te r m s a n d D e f i n i t i o n sC o n t i n u e d

ATe

rms

an

d D

efi

nit

ion

s



MONROE ST

FLORIDA STMONROE STCA

USE

WAY

U.S.190

NEW ORLEANS

COVINGTON

MANDEVILLE HISTORIC DISTRICT

9

C o n t e x t M a p

AR

eg

ion

al M

ap

/ V

icin

ity

Ma

p



MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

10

E x i s t i n g C o n d i t i o n s

AEx

isti

ng

Co

nd

itio

ns

SITE MANDEVILLE ELEMENTARY SCHOOL EXISTING RIGHT OF WAY

EXISTING SERVITUDES EXISTING POND EXISTING WETLAND



E x i s t i n g C o n d i t i o n sC o n t i n u e d

11

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

9’BFE

10’BFE

11’BFE

12’BFE

MONROE ST

MASS

ENA S

TKLEBE

R ST

MARINERS BLVD

LAM

BERT

ST

AEx

isti

ng

Co

nd

itio

ns

SPECIAL FLOOD HAZARD AREA

EXISTING VEGETATION VE-ZONE

BASE FLOOD ELEVATION




12

BD

esi

gn

Vis

ion

Port Marigny TNDA T r a d i t i o n a l N e i g h b o r h o o d D e v e l o p m e n t Design Vision

© COPYRIGHT 2015 06.25.15

Port Marigny TNDA Traditional Neighborhood Development



13

LAKE

PO

NTC

HARTRAIN

KLEBER ST.

MO

NR

OE ST.

MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE

SUNSETPOINT

MANDEVILLEELEMENTARY

To w n P l a n

BTo

wn

Pla

n

Lot dimensions may vary. Refer to plan.SUMMARY TABLE # UNIT TYPE192 Live-Work52 Townhouse 25’x 105’ +/- 28 Manor House (Condo) 70’x 120’ - 150’ +/-57 Cottage 35-40’x 95’-115’ +/-48 Neighborhood House 50’-55’ x 110’-115’ +/-52 Large Village House 70’x 120’ +/-

429 TOTAL UNITS

60,000 sf Commercial (Retail & Office) 120 rooms Hotel

150 Boat Slips


Mandevi l le, Louis iana 14

A e r i a l Vi e w o f P o r t M a r i g n y

BA

eri

al V

iew

of

the

Se

ttle

me

nt

alo

ng

Sh

oe

Cre

ek

These illustrations are intended to convey the conceptual strategies of land development for the Port Marigny TND. Changes can and will be promulgated to accommodate the Town Founder’s desires. These changes can be made at anytime by the Town Founder without approval and without cause.



B

V i e w f r o m M a r i n a W a l k

Vie

w o

f th

e T

ow

n S

qu

are




BV

iew

of

Ne

igh

bo

rho

od

Pla

za

V i e w o f N e i g h b o r h o o d P l a z a




V i e w o f N e i g h b o r h o o d H o m e s

BV

iew

of

Edg

e H

om

es




B

V i e w o f P r i m a r y A c c e s s R o a d ( M o n r o e S t . )

Vie

w o

f M

ixe

d R

esi

de

nti

al H

om

es





19

CU

rba

n R

eg

ula

tin

g S

tan

da

rds

Port Marigny TNDA T r a d i t i o n a l N e i g h b o r h o o d D e v e l o p m e n t Urban Regulating Standards

Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15



20

CU

rba

n R

eg

ula

tin

g I

nst

ruc

tio

ns

U r b a n R e g u l a t i n gI n s t r u c t i o n s

0 BT

L10

BTL

10 B

TLFr

ont

0 BT

L0

BTL

5 BT

LLe

ft 0

BTL

0 BT

L5

BTL

Righ

t10

BTL

10 B

TL10

BTL

Rear

0 BT

L 10

BTL

10 B

TLFr

ont

0 BT

L0

BTL

5 BT

LLe

ft 0

BTL

0 BT

L5

BTL

Righ

t10

BTL

10 B

TL10

BTL

Rear

10 B

TLFr

ont

5Le

ft 5

Righ

t

10 B

TLFr

ont

5Le

ft 5

Righ

t

3 BT

LFr

ont

0 BT

LLe

ft0

BTL

Righ

t5

or 1

5 BT

LRe

ar @

Alle

y @

Bac

k-ou

t Par

king

(Opt

ion

A)

20Re

ar @

Alle

y @

Bac

k-ou

t Par

king

(Opt

ion

B)5

BTL

Rear

@ A

lley

@ A

ll ot

her S

truct

ures

10 m

inRe

ar @

Non

Alle

y 7.

5 BT

L10

BTL

15 B

TLFr

ont

5 m

in

5 m

in

5 m

inM

inim

um S

ide

(Lef

t & R

ight

)5

min

5

min

5

min

Hom

e W

idth

(Min

. - M

ax.)

5 or

15

5 or

15

5 or

15

Rear

@ A

lley

@ B

ack-

out P

arki

ng (O

ptio

n A

)20

BTL

20 B

TL20

BTL

Rear

@ A

lley

@ B

ack-

out P

arki

ng (O

ptio

n B)

5 BT

L5

BTL

5 BT

LRe

ar @

Alle

y @

All

othe

r Stru

ctur

es10

min

10 m

in10

min

Rear

@ N

on A

lley

7.5

BTL

10 B

TL15

BTL

15 B

TLFr

ont

5 m

in

5 m

in

5 m

in

7.5

min

Le

ft5

min

5

min

5

min

7.

5 m

in

Righ

t5

or 1

5 5

or 1

5 5

or 1

5 5

or 1

5 Re

ar @

Alle

y @

Bac

k-ou

t Par

king

(Opt

ion

A)

2020

2020

Rear

@ A

lley

@ B

ack-

out P

arki

ng (O

ptio

n B)

5 BT

L5

BTL

5 BT

L5

BTL

Rear

@ A

lley

@ A

ll ot

her S

truct

ures

10 m

in10

min

10 m

in10

min

Rear

@ N

on A

lley

(NO

N W

ATE

RFRO

NT)

7.5

BTL

10 B

TL15

BTL

15 B

TLFr

ont

5 m

in

5 m

in

5 m

in

7.5

min

Le

ft5

min

5

min

5

min

7.

5 m

in

Righ

t5

or 1

5 5

or 1

5 5

or 1

5 5

or 1

5 Re

ar @

Alle

y @

Bac

k-ou

t Par

king

(Opt

ion

A)

2020

2020

Rear

@ A

lley

@ B

ack-

out P

arki

ng (O

ptio

n B)

5 BT

L5

BTL

5 BT

L5

BTL

Rear

@ A

lley

@ A

ll ot

her S

truct

ures

10 m

in10

min

10 m

in10

min

Rear

@ N

on A

lley

(NO

N W

ATE

RFRO

NT)

15 B

TLFr

ont

7.5

min

Le

ft7.

5 m

in

Righ

t5

or 1

0Re

ar @

Alle

y @

Bac

k-ou

t Par

king

(Opt

ion

A)

20Re

ar @

Alle

y @

Bac

k-ou

t Par

king

(Opt

ion

B)5

BTL

Rear

@ A

lley

@ A

ll ot

her S

truct

ures

10 m

inRe

ar @

Non

Alle

y (N

ON

WA

TERF

RON

T)

Wat

er F

ront

age

Com

mer

cial

Hor

izon

tal P

lacem

ent

BTL:

Bui

ld T

o Li

ne

(man

dato

ry)

Building Types

Live

wor

k

NG

I

T

he N

eighb

orho

od E

dge

(NE

) is t

he le

ast d

ense

, pur

ely re

siden

tial,

and

char

acte

rized

prin

cipall

y by

it’s

rura

l cha

ract

er. G

ener

ally

mor

e lu

xurio

us se

tbac

ks a

t its

fron

tage

, sid

es, a

nd re

ar re

sults

in b

lock

s of l

ow-d

ensit

y ed

ge y

ard

treat

men

t.

T

his D

esig

n Co

de c

reat

es a

n ad

ditio

nal t

ype

of re

fined

div

ision

with

in e

ach

of th

e in

divi

dual

desc

ribed

zon

es. F

or e

xam

ple,

in th

e N

eighb

orho

od G

ener

al is

the

Neig

hbor

hood

Gen

eral

I (N

G-I

), N

eighb

orho

od G

ener

al II

(NG

-II)

and

Neig

hbor

hood

Gen

eral

III (

NG

-III

). T

hese

fu

rther

serv

e to

supp

ort a

n ad

ditio

nal d

evice

, whi

ch fu

rther

alte

rs th

e pl

acem

ent o

f bui

ldin

gs o

n a

lot,

prod

ucin

g va

ryin

g pl

anni

ng te

xtur

es a

nd u

rban

beh

avio

r. R

efer

ence

is m

ade

to th

e U

rban

Regu

lation

Instr

uctio

ns i

n th

is de

sign

code

for c

larifi

catio

n.

Nei

ghbo

rhoo

d Co

ntex

t Zon

es

NC

IN

CII

NE

IIN

EI

Lofts

(25

x 10

5)

POR

T M

AR

IGN

YU

R B

A N

R

E G

U L

A T

I O

N

I N S

T R

U C

T I

O N

S

The

Des

ign

Code

for P

ort M

arig

ny is

dev

elope

d ar

ound

The

Tra

nsec

t, a

syst

em o

f lan

d cla

ssifi

catio

ns d

escr

ibed

in T

he L

exic

on o

f the

New

Urb

anis

m, w

hich

inco

rpor

ates

a fi

ne-g

rain

ed n

etw

ork

of lo

t dist

inct

ions

. The

se c

hara

cter

istics

follo

w th

e na

tura

l int

erna

l stru

ctur

e of

an

auth

entic

neig

hbor

hood

and

serv

e to

cre

ate

the

stru

ctur

e of

the

com

mun

ity o

f Por

t Mar

igny

. Thi

s stru

ctur

e is

expr

esse

d as

thre

e ur

ban

sect

ors:

Neig

hbor

hood

Cen

ter (

NC)

, Neig

hbor

hood

Gen

eral

(NG

) and

Neig

hbor

hood

Edg

e (N

E).

T

he N

eighb

orho

od C

ente

r (N

C) is

the

focu

s of t

he n

eighb

orho

od's

civic

build

ings

and

socia

l act

ivity

. It i

ncor

pora

tes r

etail

, wor

kplac

es, a

nd m

ore

dens

e re

siden

tial u

nits

, and

it c

onne

cts d

irect

ly to

oth

er p

arts

of t

he n

eighb

orho

od th

roug

h a

netw

ork

of c

aref

ully

artic

ulat

ed v

ehicu

lar a

nd

pede

stria

n th

orou

ghfa

res.

As s

uch,

it is

the

dens

est g

rain

ing

of la

nd su

bdiv

ision

in th

e ne

ighb

orho

od. T

he st

reet

s are

gen

erall

y de

signe

d w

ith fo

rmali

zed

on st

reet

par

king

cha

ract

erize

d by

ave

nues

and

main

stre

ets.

Build

ings

plac

ed e

ither

at o

r nea

r the

righ

t-of-w

ay li

ne, f

urth

er re

info

rce

the

stre

ets e

dge

and

publ

ic ch

arac

ter.

Land Classifications

Cou

rtya

rd

Apa

rtm

ents

T

he N

eighb

horh

ood

Gen

eral

(NG

) is t

hat e

lemen

t of t

he tr

anse

ct w

hich

focu

ses p

rincip

ally

on re

siden

tial u

se w

ith a

mini

mum

of o

ther

pot

entia

l use

s and

con

stitu

tes t

he m

ajorit

y of

the

type

of t

he la

nd u

ses a

t Por

t Mar

igny

TN

D. S

treet

s and

bou

levar

ds g

ener

ally

char

acte

rize

the

thor

ough

fare

mak

eup

with

in th

e V

illag

e G

ener

al.

NG

IIN

GII

I

Nei

ghbo

rhoo

d H

ouse

(5

0 x

115)

AU

TOM

OBI

LE S

TORA

GE

OF

AD

EQ

UA

TE S

IZE

AN

D A

CC

ESS

SH

ALL

BE

PRO

VID

ED

WIT

HIN

TH

E L

OT

IN A

CC

ORD

AN

CE

WIT

H T

HE

C

ITY

OF

MA

ND

EV

ILLE

PLA

NN

ING

AN

D Z

ON

ING

ORD

INA

NC

E, O

R A

S D

EFI

NE

D IN

TH

E P

ORT

MA

RIG

NY

TN

D Z

ON

E C

ASE

AN

D

AM

EN

DM

EN

TS T

HE

REA

FTE

R.

IT S

HA

LL N

OT

EX

CE

ED

MO

RE

THA

N 4

CO

VE

RED

SPA

CE

S. A

CC

ESS

TO

PA

RKIN

G O

FF P

RIM

ARY

ST

REE

TS M

AY

BE

FRO

NTA

L O

R SI

DE

IN T

HE

CO

NFI

GU

RATI

ON

S SH

OW

N IN

TH

E B

UIL

DIN

G T

YPE

DIA

GRA

MS.

ALL

TY

PES

SHA

LL P

ERM

IT R

ESI

DE

NTI

AL

OR

CO

MM

ERC

IAL

USE

AT

ALL

STO

RIE

S E

XC

EPT

FO

R TO

WN

HO

USE

S A

ND

MA

NSI

ON

A

PART

ME

NTS

; SE

E L

AN

D U

SE C

LASS

IFIC

ATI

ON

S A

BOV

E.

NE

III

Nei

ghbo

rhoo

d E

dge

NC

III

Nei

ghbo

rhoo

d C

ente

rN

eigh

borh

ood

Gen

eral

Cot

tage

Hou

se

(35

x 95

)

Tow

nhou

ses

(2

5 x

105)

AU

TOM

OBI

LE S

TORA

GE

OF

AD

EQ

UA

TE S

IZE

AN

D A

CC

ESS

SH

ALL

BE

PRO

VID

ED

WIT

HIN

TH

E L

OT

IN A

CC

ORD

AN

CE

WIT

H T

HE

M

AN

DE

VIL

LE P

LAN

NIN

G A

ND

ZO

NIN

G O

RDIN

AN

CE

.

AU

TOM

OBI

LE S

TORA

GE

OF

AD

EQ

UA

TE S

IZE

AN

D A

CC

ESS

SH

ALL

BE

PRO

VID

ED

WIT

HIN

TH

E L

OT

IN A

CC

ORD

AN

CE

WIT

H C

ITY

OF

MA

ND

EV

ILLE

PLA

NN

ING

AN

D Z

ON

ING

ORD

INA

NC

E, O

R A

S D

EFI

NE

D IN

TH

E P

ORT

MA

RIG

NY

TN

D Z

ON

E C

ASE

AN

D

AM

EN

DM

EN

TS T

HE

REA

FTE

R. I

T SH

ALL

NO

T E

XC

EE

D M

ORE

TH

AN

3 C

OV

ERE

D S

PAC

ES.

General Instructions

Park

ing

BUIL

DIN

GS

OC

CU

RRIN

G O

N C

ORN

ER

LOTS

SH

ALL

BE

TRE

ATE

D A

S A

PRI

NC

IPA

L E

LEV

ATI

ON

ON

BO

TH S

TRE

ET

FRO

NTA

GE

S .

Cor

ner L

ots

Larg

e V

illag

e H

ouse

(7

0 x

120)

Cor

ner L

ots

IN T

HE

ABS

EN

CE

OF

BUIL

DIN

G, G

ARD

EN

WA

LLS

AN

D G

ATE

S SH

ALL

BE

BU

ILT

FRO

M 0

- 8'

FRO

M T

HE

APP

LIC

ABL

E S

ETB

AC

K

LIN

E IN

AC

CO

RDA

NC

E W

ITH

TH

E S

ETB

AC

K.

WH

ERE

PRO

VID

ED

, FE

NC

ES

AN

D G

ATE

S SH

ALL

BE

BU

ILT

ON

TH

E P

RIM

ARY

FRO

NTA

GE

LIN

E O

NLY

. G

ARD

EN

WA

LLS

AN

D G

ATE

S SH

ALL

NO

T BE

BU

ILT

ON

TH

E F

RON

TAG

E L

INE

BU

T M

AY

BE

BU

ILT

CO

PLA

NA

R O

R BE

YO

ND

TO

TH

E F

RON

T W

ALL

OF

THE

MA

IN

BUIL

DIN

G.

CO

PLA

NA

R G

ARD

EN

WA

LLS

SHA

LL B

E B

RIC

K, S

TUC

CO

, STO

NE

, OR

WRO

UG

HT

IRO

N.

BUIL

DIN

GS

ON

CO

RNE

R LO

TS M

AY

BU

ILD

A G

ARD

EN

WA

LL A

ND

GA

TES

AT

ON

LY O

NE

OF

ITS

FRO

NTA

GE

LIN

ES

WH

EN

APP

ROV

ED

BY

TH

E D

RB IN

AD

VA

NC

E.

SAID

G

ARD

EN

WA

LLS

SHA

LL B

E C

ON

STRU

CTE

D A

T A

BTL

OF

2'-0

" BE

HIN

D T

HE

FRO

NTA

GE

LIN

E.

Fenc

es a

nd G

arde

n W

alls

Horizontal Placement Instructions

Doo

ryar

d

THE

PLA

CE

ME

NT

OF

THE

FA

CA

DE

AT

THE

FRO

NT

SETB

AC

K

LIN

E, S

HA

LL B

E M

AN

DA

TORY

UN

LESS

OTH

ERW

ISE

SH

OW

N.

BUIL

DIN

GS

SHO

ULD

SH

OW

NO

MO

RE T

HA

N 3

CO

RNE

RS T

O T

HE

FR

ON

TAG

E U

NLE

SS A

LLO

WE

D B

Y S

TYLE

, I.E

. VIC

TORI

AN

. BU

ILD

ING

S O

N C

ORN

ER

LOTS

SH

ALL

PRE

SEN

T PR

IMA

RY

FAC

AD

ES

TO B

OTH

STR

EE

TS.

THE

PLA

CE

ME

NT

OF

THE

FA

CA

DE

AT

THE

FRO

NT

SETB

AC

K

LIN

E, S

HA

LL B

E M

AN

DA

TORY

UN

LESS

OTH

ERW

ISE

SH

OW

N.

BUIL

DIN

GS

SHO

ULD

SH

OW

NO

MO

RE T

HA

N 4

CO

RNE

RS T

O T

HE

FR

ON

TAG

E U

NLE

SS A

LLO

WE

D B

Y S

TYLE

. BU

ILD

ING

S O

N

CO

RNE

R LO

TS S

HA

LL P

RESE

NT

PRIM

ARY

FA

CA

DE

S TO

BO

TH

STRE

ETS

.

Porc

hes,

Bal

coni

es,

and

Stoo

ps

Vertical Placement Instructions

GA

RAG

ES

SHA

LL B

E E

NTE

RED

FRO

M T

HE

RE

AR

ALL

EY

OR

LAN

E,

IF P

ROV

IDE

D.

SEE

PLA

CE

ME

NT

DIA

GRA

MS

FOR

ALL

EY

LO

AD

ED

PA

RKIN

G A

CC

OM

MO

DA

TIO

NS.

GA

RAG

ES

SHA

LL B

E E

NTE

RED

FRO

M T

HE

RE

AR

ALL

EY

OR

LAN

E,

IF P

ROV

IDE

D. W

HE

RE L

OTS

ARE

NO

T A

LLE

Y L

OA

DE

D, P

ARK

ING

PL

AC

EM

EN

T SH

ALL

BE

A M

INIM

UM

OF

30 F

EE

T BE

HIN

D T

HE

FA

ÇA

DE

WIT

H A

MA

XIM

UM

OF

A S

ING

LE W

IDTH

DRI

VE

WA

Y N

OT

EX

CE

ED

ING

12

FEE

T IN

WID

TH F

ROM

TH

E F

RON

TAG

E T

O T

HE

FA

CA

DE

LIN

E.

PARK

ING

SH

OU

LD B

E L

OC

ATE

D IN

TH

E C

EN

TER

OF

THE

BLO

CK

.

THE

PA

RKIN

G A

ND

SID

EW

ALK

SY

STE

M S

HA

LL B

E L

AN

DSC

APE

D

TO P

ROV

IDE

SH

AD

E A

ND

SH

ELT

ER

AN

D A

STR

EE

T E

DG

E.

PRO

VID

E T

HRO

UG

H-B

LOC

K C

ON

NE

CTO

RS T

O P

ROV

IDE

A

CC

ESS

IBIL

ITY

BE

TWE

EN

PA

RKIN

G A

ND

BU

ILD

ING

FRO

NTA

GE

S @

INTE

RVA

LS N

OT

TO E

XC

EE

D 1

50 F

EE

T.

THE

FIR

ST F

LOO

R LE

VE

L SH

ALL

BE

ELE

VA

TED

ABO

VE

TH

E

GRA

DE

AT

THE

PO

RCH

OR

STO

OP

A M

INIM

UM

OF

2'-6

" @

VC

I AN

D

3'-0

" @

VC

II, E

XC

EPT

TH

AT

CO

MM

ERC

IAL

USE

S SH

ALL

BE

NE

AR

SID

EW

ALK

GRA

DE

.

THE

FIR

ST F

LOO

R LE

VE

L SH

ALL

BE

ELE

VA

TED

A M

INIM

UM

OF

36'-0

" A

BOV

E G

RAD

E A

T TH

E L

EA

DIN

G E

DG

E O

F TH

E P

ORC

H .

CO

ORD

INA

TE H

EIG

HT

WIT

H F

EM

A &

MA

ND

EV

ILLE

ORD

INA

NC

E.

Mai

n Fl

oor

THE

FIR

ST S

TORY

INTE

RIO

R C

LEA

R H

EIG

HT

SHA

LL B

E N

O L

ESS

TH

AN

12'

NO

R M

ORE

TH

AN

14'

Mai

n Fl

oor H

eigh

t

Faca

de

ALL

OW

ED

ON

LY A

T TO

WN

HO

USE

S. O

UTB

UIL

DIN

GS

SHA

LL

PERM

IT L

IVIN

G A

ND

LIM

ITE

D O

FFIC

E U

SE (A

MA

XIM

UM

SIZ

E O

F 45

0 SF

).O

UTB

UIL

DIN

GS

SHA

LL P

ERM

IT L

IVIN

G A

ND

LIM

ITE

D O

FFIC

E U

SE (A

MA

XIM

UM

SIZ

E O

F 45

0 SF

).O

utbu

ildin

g

Park

ing

THE

PLA

CE

ME

NT

OF

THE

FA

ÇA

DE

AT

THE

FRO

NT

SETB

AC

K L

INE

SH

ALL

BE

MA

ND

ATO

RY U

NLE

SS O

THE

RWIS

E S

HO

WN

, SH

OW

ING

N

O M

ORE

TH

AN

TW

O C

ORN

ERS

TO

TH

E F

RON

TAG

E.

DO

ORY

ARD

S SH

ALL

BE

PRO

VID

ED

AS

IND

ICA

TED

ON

TH

E U

RBA

N R

EG

ULA

TIN

G O

PPO

RTU

NIT

IES

AN

D C

ON

STRA

INTS

PLA

N.

THE

WA

LL S

HA

LL B

E L

OC

ATE

D @

TH

E F

RON

TAG

E L

INE

IN A

CC

ORD

AN

CE

W

ITH

TH

E "

CORN

ER

LOTS

" V

IEW

TRI

AN

GLE

AN

D S

HA

LL B

E A

HE

IGH

T O

F 2'

-6"

ABO

VE

TH

E L

EA

DIN

G E

DG

E O

F TH

E S

IDE

WA

LK @

TH

E F

RON

TAG

E L

INE

. TH

E F

IRST

FLO

OR

SHA

LL B

E E

LEV

ATE

D

ABO

VE

TH

E L

EA

DIN

G E

DG

E O

F TH

E D

OO

RYA

RD A

MIN

. OF

3-0"

.

PO

RCH

ES,

BA

LCO

NIE

S A

ND

STO

OPS

SH

ALL

BE

PRO

VID

ED

IN A

NY

O

NE

OF

THE

CO

MBI

NA

TIO

NS

SHO

WN

IN T

HE

BU

ILD

ING

PL

AC

EM

EN

T G

UID

ELI

NE

S.

PORC

HE

S BA

LCO

NIE

S A

ND

STO

OPS

SH

ALL

BE

PRO

VID

ED

IN A

NY

ON

E O

F TH

E C

OM

BIN

ATI

ON

S SH

OW

N O

N A

RCH

ITE

CTU

RAL

TYPO

LOG

IES.

ALL

TY

PES

SHA

LL P

ERM

IT R

ESI

DE

NTI

AL

USE

AT

ALL

STO

RIE

S O

F TH

E P

RIN

CIP

AL

STRU

CTU

RE; S

EE

LA

ND

CLA

SSIF

ICA

TIO

NS

ABO

VE

.B

uild

ing

Use

SEE

DE

FIN

ITIO

NR

eser

veC

IVIC

BU

ILD

ING

S D

ESI

GN

ED

SPE

CIF

ICA

LLY

FO

R C

IVIC

FU

NC

TIO

NS

(SE

E C

IVIC

BU

ILD

ING

S D

EFI

NIT

ION

), SH

ALL

NO

T BE

SU

BJE

CT

TO T

HE

RE

QU

IRE

ME

NTS

DE

SCRI

BED

IN T

HE

URB

AN

RE

GU

LATI

NG

IN

STRU

CTI

ON

S. T

HE

PA

RTIC

ULA

RS O

F C

IVIC

BU

ILD

ING

DE

SIG

N S

HA

LL B

E IM

MU

NE

FRO

M T

HIS

SPE

CIF

ICIT

Y.

AS

AN

IMA

TORS

OF

THE

PU

BLIC

RE

ALM

, TH

ESE

EX

CE

PTIO

NS

SERV

E T

O A

LLO

W

ARC

HIT

EC

TURE

TH

AT

AC

CE

NTS

AN

D C

ELE

BRA

TES

THE

CO

MM

UN

ITY

'S L

IFE

IN IT

S M

ORE

PU

BLIC

AN

D C

IVIC

GO

ING

S-O

N.

IN O

RDE

R TO

SU

PPO

RT T

HIS

CIV

IC W

ORT

H, I

T IS

OF

UTM

OST

IMPO

RTA

NC

E,

THA

T TH

E P

RIV

ATE

BU

ILT

EN

VIR

ON

ME

NT,

WH

ICH

SE

RVE

S PR

IMA

RILY

TO

DE

FIN

E T

HE

PU

BLIC

RE

ALM

, MA

INTA

IN S

TRIC

T C

OM

PLIA

NC

E W

ITH

TH

E R

EST

RIC

TIO

NS

DE

SCRI

BED

IN T

HE

URB

AN

RE

GU

LATI

NG

INST

RUC

TIO

NS.

Civ

ic U

ses

BUIL

DIN

GS

MA

Y H

AV

E F

LAT

ROO

FS E

NC

LOSE

D B

Y P

ARA

PETS

OR

SLO

PED

RO

OFS

IN A

CC

ORD

AN

CE

WIT

H T

HE

ARC

HIT

EC

TURA

L G

UID

ELI

NE

S.R

oofs

2 1

/ 2

STO

RIE

S

Man

or H

ouse

(7

0 x

150)

BUIL

DIN

GS

SHA

LL H

AV

E S

LOPE

D R

OO

FS IN

AC

CO

RDA

NC

E W

ITH

TH

E A

RCH

ITE

CTU

RAL

TYPO

LOG

IES.

THE

FIR

ST F

LOO

R IN

TERI

OR

CLE

AR

HE

IGH

T SH

ALL

BE

NO

LE

SS T

HA

N 1

2' N

OR

MO

RE T

HA

N 1

4'.

BUIL

DIN

GS

OC

CU

RRIN

G O

N C

ORN

ER

LOTS

SH

ALL

BE

TRE

ATE

D A

S A

PRI

NC

IPA

L E

LEV

ATI

ON

ON

BO

TH T

HE

STR

EE

T FR

ON

TAG

ES

AN

D W

ATE

R FR

ON

TAG

ES.

BUIL

DIN

GS

ON

CO

RNE

R LO

TS S

HA

LL H

OLD

CLE

AR

A V

IEW

TRI

AN

GLE

AS

APP

ROV

ED

IN T

HE

MA

ND

EV

ILLE

ZO

NIN

G O

RDIN

AN

CE

. SE

E S

TRE

ET

SEC

TIO

NS

AN

D D

ETA

ILS.

(SE

TBA

CK

S PE

R M

AN

DE

VIL

LE O

RDIN

AN

CE

S)T

O B

E C

OO

RD

INA

TE

D W

ITH

MA

ND

EV

ILLE

SIT

E S

TU

DIE

S

Cor

ner L

ots

ALL

LO

TS O

CC

URR

ING

AT

BLO

CK

CO

RNE

RS S

HA

LL B

E A

MIN

IMU

M O

F 2

STO

RIE

S.

4 ST

ORI

ES

/ 48

FT.

Max

. Bui

ldin

g H

eigh

t



L E G E N D

21

KLEBER ST.

MO

NR

OE ST.

MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE


C

U r b a n R e g u l a t i n g M a s t e r P l a n

The Guiding Principles for Port Marigny TND are de-veloped around the Transect, a system of land classifica-tions described in The Lexicon of the New Urbanism, which incorporates a fine-grained network of lot distinctions. These characteristics follow the natural internal structure of an authentic neighborhood and serve to create the structure of the Port Marigny community. This structure is expressed as three urban sectors: Neighborhood Center (NC), Neigh-borhood General (NG), and Neighborhood Edge (NE).

These Guiding Principles create additional types of refined divisions within each of the individual described zones. For example, in the Neighborhood Center is the Neighborhood Center I (NCI), Neighborhood Center II (NCII), and Neigh-borhood Center III (NCIII). These further serve to support an additional device, which further alters the placement of build-ings on a lot, producing varying planning textures and urban behavior. Reference is made to the Urban Regulating Instruc-tions in the Guiding Principles for further clarification.

NEIGHBORHOOD CENTER

NEIGHBORHOOD GENERAL

NEIGHBORHOOD EDGE

CIVIC

Urb

an

Re

gu

lati

ng

Pla

n



CU

rba

n R

eg

ula

tin

g V

illa

ge

Zo

ne

s

U r b a n R e g u l a t i n g N e i g h b o r h o o d Z o n e s

NEIGHBORHOOD CENTER


NEIGHBORHOOD EDGE

NEIGHBORHOOD CENTER


NEIGHBORHOOD EDGE



CU

rba

n R

eg

ula

tin

g V

illa

ge

Zo

ne

s

U r b a n R e g u l a t i n g L a n d U s e s

RESIDENTIAL

OPEN SPACE

COMMERCIAL

ROAD NETWORK



© COPYRIGHT 2015 06.25.15



L E G E N D

24

KLEBER ST.

MO

NR

OE ST.

MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE


CU

rba

n R

eg

ula

tin

g L

ot

Typ

e P

lan

U r b a n R e g u l a t i n g L o t T y p e P l a n

MANSION CONDO

COTTAGE

TOWNHOUSE

NEIGHBORHOOD HOUSE

VILLAGE HOUSE

SUMMARY TABLE # UNIT TYPE192 Live-Work52 Townhouse 25’x 105’ +/- 28 Manor House (Condo) 70’x 120’ - 150’ +/-57 Cottage 35-40’x 95’-115’ +/-48 Neighborhood House 50’-55’ x 110’-115’ +/-52 Large Village House 70’x 120’ +/-

429 TOTAL UNITS


150 Boat Slips

Lot dimensions may vary. Refer to plan.

© COPYRIGHT 2015 06.25.15




25

B

6 . 6 A C R E S2 1 L O T S3 . 2 L O T S P E R A C R E

1 . 9 A C R E S3 0 U N I T S1 6 U N I T S P E R A C R E

8 A C R E S1 9 2 U N I T S2 4 U N I T S P E R A C R E

2 8 . 8 A C R E S1 9 5 L O T S6 . 8 L O T S P E R A C R E

* I N F R A S T R U C T U R E N O T I N C L U D E D I N C A L C U L AT I O N S

KLEBER ST.

MO

NR

OE ST.

MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE


D e n s i t y M a p

Tow

n P

lan

SUMMARY TABLE # UNIT TYPE192 Live-Work52 Townhouse 25’x 105’ +/- 28 Manor House (Condo) 70’x 120’ - 150’ +/-57 Cottage 35-40’x 95’-115’ +/-48 Neighborhood House 50’-55’ x 110’-115’ +/-52 Large Village House 70’x 120’ +/-

429 TOTAL UNITS


150 Boat Slips

Lot dimensions may vary. Refer to plan.



KLEBER ST.

MO

NR

OE ST.

MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE


CU

rba

n R

eg

ula

tin

g V

illa

ge

Zo

ne

s

U r b a n R e g u l a t i n g O p e m / G r e e n S p a c e R e q u i r e d


GREEN OPEN SPACE - 10.1 ACRES

WETLANDS TO PRESERVE - 1 .1 ACRES

CIVIC PLAZA OPEN SPACE - 1 .7 ACRES

WATER OPEN SPACE - 5 .9 ACRES



KLEBER ST.

MO

NR

OE ST.

MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE


CU

rba

n R

eg

ula

tin

g I

nst

ruc

tio

ns

- P

ha

sin

g P

lan

U r b a n R e g u l a t i n g T r e e P r e s e r v a t i o n R e g u l a t i o n s


LIVE OAKS*

PRESERVE OTHER**

PRESERVE / TBD BY DEVELOPER***

*LIVE OAK TREES TO BE MARKED FOR PRE-SERVE PER REGULATIONS

** OTHER SIGNIFICANT TREES LARGER THAN 6 D.B.H.

*** DEVELOPER WILL DECIDE WHETHER TO KEEP LOT TREES

**** TREES SHOULD BE MARKED AND RE-PLACED PER REGULATIONS

FOR REMOVAL****



P a r k A r e a S i t e P l a n A s d e f i n e d i n t h e C o o p e r a t i v e E n d e v o r A g r e e m e n t

28

KLEBER ST.MO

NR

OE ST.

MASSENA ST.

HERMITAGE

HARDWOODSWAMP

MARINERSVILLAGE


AEx

isti

ng

Co

nd

itio

ns

PA R K A R E A ( P U B L I C )A s d e f i n e d i n t h e C o o p e r a t i v e E n d e a v o r A g r e e m e n t

FUTURE LIGHTHOUSE



F l o o d Z o n e sC i t y o f M a n d e v i l l e

29

KLEBER ST.MO

NR

OE ST.

MASSENA ST.

HERMITAGE

HARDWOODSWAMP

MARINERSVILLAGE


AEx

isti

ng

Co

nd

itio

ns

ZONE AE - Base Flood Elevations determined

ZONE VE - Coastal flood zone with velocity hazard (wave action); Base Flood Elevations determined.*

*Attention should be given to proposed development that falls within ZONE VE.

14ft

11ft 10ft 9ft

12ft



CU

rba

n R

eg

ula

tin

g V

illa

ge

Zo

ne

s

U r b a n R e g u l a t i n g C o m m o n a n d P r i v a t e S p a c e

COMMON SPACE PRIVATE SPACE




KLEBER ST.

MO

NR

OE ST.

MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE


CU

rba

n R

eg

ula

tin

g I

nst

ruc

tio

ns

- P

ha

sin

g P

lan

PHASE 1PHASE 5

PHASE 2

PHASE 4

PHASE 3

U r b a n R e g u l a t i n g P h a s i n g P l a n





32

NEI

GH

BO

RH

OO

D C

ENTE

RN

EIG

HB

OR

HO

OD

GEN

ERA

LN

EIG

HB

OR

HO

OD

ED

GE

UR

BA

NR

UR

AL

TRA

NSE

CT

CBu

ildin

g T

ype

Gu

ide

line

s

B u i l d i n g T y p e G u i d e l i n e s

These illustrations are intended to convey the conceptual strategies of land development for Port Marigny TND. Changes can and will be promulgated to accommodate the Town Founder’s desires. These changes can be made at anytime by the Town Founder without approval and without cause.

L E G E N D 0 1 . S E E U R B A N R E G U L AT I O N0 2 . R I G H T O F WAY0 3 . B U I L D I N G Z O N E0 4 . PA R K I N G Z O N E0 5 . S T R E E T0 6 . A L L E Y0 7 . S E E U R B A N R E G U L AT I O N0 8 . U T I L I T Y A L C O V E0 9 . C O U R T YA R D1 0 . S I D E YA R D1 1 . O P T I O N A L B A C K B U I L D I N G1 2 . W I D T H 1 2 ’ M A X . F R O M F R O N TA G E T O F A C A D E L I N E1 3 . F R O N T G A L L E R Y1 4 . S I D E WA L K1 5 . 1 0 ’ M I N I M U M P O R C H D E P T H1 6 . 8 ’ M I N I M U M P O R C H D E P T H1 7 . M A N D AT O R Y 1 0 ’ N O B U I L D S E T B A C K O N L O T A D J A C E N T T O “ 0 ” L O T L I N E S I D E O F A S I D E YA R D L O T .



N O T E S

33

CBu

ildin

g P

lac

em

en

t G

uid

elin

es

- N

eig

hb

orh

oo

d C

en

ter

N e i g h b o r h o o d C e n t e r B u i l d i n g P l a c e m e n t G u i d e l i n e s

BUILDING PLACEMENT

The Neighborhood Center (NC) is the focus of the neighborhood’s civic buildings and social activity. It incorporates retail, workplaces, and more dense residential units in accordance with the specific use plan, and it connects directly to other parts of the neighborhood through a network of carefully articu-lated vehicular and pedestrian thoroughfares. As such, it is the densest graining of land subdivision in the neighborhood. The streets are generally de-signed with formalized on-street parking character-ized by avenues and main streets. Buildings placed either at or near the right-of-way line, further rein-force the streets edge and public character.

BUILDING FRONTAGE PARKING PLACEMENT

BUILDING HEIGHT & PROFILE

MAXIMUM HEIGHTBuilding height shall be measured in number of stories. See Urban Regulation for heights of Porches, Balconies, Stoops, Main Floor Height, and Maximum Building Height.

Minimum Stories: See Urban RegulationMaximum Stories: See Urban Regulation

The building types shown in these building placement guidelines may be substituted with any of the building types shown in the Neighborhood Center section of the building type guidelines.

SETBACKS

Buildings shall be placed with the red shaded area as shown in the above diagram and urban regulation.See urban regulation for setback notes on Facade, Fences and Garden Walls, Corner Lot, and Parking

ENCROACHMENTS

Porches, Balconies, and Stoops shall be provided in any one of the combinations shown on Architectural Typologies

PARKING REQUIREMENTS

On-site parking is allowed only in the red shaded area as shown above. Vehicular access will be provided in urban regulation.

LEGEND

1 Building Zone2 Optional Front Gallery or Awning Covering 3 Rear Parking Zone4 Sidewalk5 Street6 See Urban Regulations

Numbers Keyed into LegendNumbers Keyed into Legend Numbers Keyed into Legend

Numbers Keyed into Legend

SITE PLAN/LEGEND




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The building types shown in these building placement guidelines may be substituted with any of the building types shown in the Neighborhood General section of the building type guidelines.

LEGEND

Numbers Keyed into Legend

N O T E S

N e i g h b o r h o o d G e n e r a l B u i l d i n g P l a c e m e n t G u i d e l i n e s

The Neighborhood General (NG) is that element of the transect which focuses principally on residen-tial use with a minimum of other potential uses to include ancillary units, apartments, and for home occupation. It constitutes the majority of the land use types in accordance with the specific use plan at Port Marigny. Streets and boulevards generally characterize the thoroughfare makeup within the Neighborhood General area.

1 Building Zone 2 Parking Zone/Out Bldg. 3 Optional Back Building 4 Alley 5 Sidewalk 6 Street 7 Property Line 8 Utilities Alcove 9 See Urban Regulations 10 20’ Min. Courtyard 11 Right of Way & Location of Fence 12 See Urban Regulations 13 8’ Min. Porch Depth (See Architectural Standards) 14 See Urban Regulating Instructions for Alley treatment setbacks for the alley, absent of parking, at all other structures

BUILDING HEIGHT & PROFILE

BUILDING PLACEMENT BUILDING FRONTAGE PARKING PLACEMENTNumbers Keyed into Legend BelowNumbers Keyed into Legend Below Numbers Keyed into Legend Below

SITE PLAN/LEGEND

SETBACKS


ENCROACHMENTS

Porches, Balconies, and Stoops shall be provided in any one of the combinations shown on Architectural Typologies



* See Alley Options in the Thoroughfare Section of these Guiding Principles.

OUTBUILDING

BACK BUILDING MAIN BUILDING MAIN BUILDING BACK BUILDING

OUTBUILDING




N O T E S

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N e i g h b o r h o o d E d g eN o n A l l e y L o a d e d B u i l d i n g P l a c e m e n t G u i d e l i n e s

BUILDING PLACEMENT

The Neighborhood Edge (NE) is the least dense, purely residential and characterized principally by it’s rural character in accordance with the specific use plan. Generally more luxurious setbacks at its frontage, sides, and rear results in blocks of low density edge yard treatment. The streets are generally less formal.

BUILDING FRONTAGE PARKING PLACEMENT

1 Building Zone 2 Parking Zone 3 Sidewalk 4 Street 5 See Urban Regulations 6 10’ Min. Porch Depth (See Architectural Standards) 7 Right of Way 8 The placement of the parking shall be a min. of 30’ behind the facade with a single width driveway not exceeding 12’ from the frontage to the facade line on front load.

FOR ALLEY LOADED LOTS, SEE NEIGH-

BORHOOD GENERAL PLACEMENT SHEET.FOR ALLEY LOADED LOTS, SEE NEIGH-

BORHOOD GENERAL PLACEMENT SHEET.FOR ALLEY LOADED LOTS, SEE NEIGH-BORHOOD GENERAL PLACEMENT SHEET AND SEE ALLEY OPTIONS IN THOROUGH-FARE STANDARDS SECTION OF THESE GUIDING PRINCIPLES.

Numbers Keyed into Legend BelowNumbers Keyed into Legend Below Numbers Keyed into Legend Below



The building types shown in these building placement guidelines may be substituted with any of the building types shown in the Neighborhood Edge section of the building type guidelines.

Numbers Keyed into LegendBUILDING HEIGHT & PROFILE

SITE PLAN/LEGEND

SETBACKS


ENCROACHMENTS

Porches, Balconies, and Stoops shall be provided in any one of the combinations shown on Architectural Standards.



LEGEND

OUTBUILDING

BACK BUILDING MAIN BUILDING MAIN BUILDING BACK BUILDING

OUTBUILDING





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Port Marigny TNDA T r a d i t i o n a l N e i g h b o r h o o d D e v e l o p m e n t Thoroughfare Standards

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KLEBER ST.

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MASSENA ST.

HERMITAGEHARDWOOD

SWAMP

MARINERSVILLAGE


Ve h i c u l a r N e t w o r ka n d S t r e e t T y p e s


Mid-block Emergency Access:At blocks exceeding 300’ - 400’, provide a mid-block “no parking zone” measuring 20’ created utilizing such techniques as material change (i.e. pavers), sig-nage, accent striping on curb, cross walks, etc.

LS-55-28

MS-34-20

MS-55-36

MS-67-36

MSR-68-36

MS-84-47

MRS-73-36

NS-49-22ROLL OVER CURB

NO CURB (RURAL)

(RURAL)

NS-43-22

PD-37-36

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FORMAL PARKING INFORMAL PARKING

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* Where informal parking occurs on one side of the road, it should be determined which side of the road is preferred for each yeild street.

KLEBER ST.

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ST - Street

UE - Utility Easement

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S t r e e t S e c t i o n s




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ST - Street





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P - Parking

S - Sidewalk

ST - Street





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P - Parking

S - Sidewalk

ST - Street





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Legend

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P - Parking

S - Sidewalk

ST - Street





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ST - Street






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FIVE MINUTE WALK SHED

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THREE MINUTE WALK

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FENCE

PREFERRED/OPTIONAL

MANDATORY

* ALL OTHERS OPTIONAL

F e n c i n g a n d P o r c h P l a n





REFERENCED MATERIALS:

Bacon, Su, Matthew Bialecki, Christian Gladu, Jill Kessenich, and Jim McCord. The New Bungalow. Layton: Gibbs Smith, Publisher, 2001.Burdick, John. American Colonial Homes A Pictorial History. New York: Todtri Productions, Ltd., 1998.Calthorpe, Peter. The Next American Metropolis Ecology, Community, and the American Dream. New York: Princeton Architectural Press, 1993.Hale, Jonathan. The Old Way of Seeing How Architecture Lost Its Magic (And How to Get it Back). New York: Houghton Mifflin Company, 1994.McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A Knopf, 1997.Mouzon, Stephen. Traditional Construction Patterns Design & Detail Rules of Thumb. New York: The McGraw-Hill Companies, 2004.Walker, Lester. American Homes An Illustrated Encyclopedia of Domestic Architecture. New York: Black Dog & Leventhal Publishers, 2002.Ware, William R. The American Vignola A Guide to the Making of Classical Architecture. Toronto: General Publishing Company, Ltd., 1994.

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All information provided as part of the Architectural Standards wi l l meet the minimum requirements as set forth in the Tradit ional Neighborhood Development regulat ions as contained in the Planning Ordinance for the City of Mandevi l le, Louis iana. These i l lustrat ions are intended to convey the conceptual st rategies of land development for Port Marigny TND. Changes can and wi l l be promulgated to accommodate the Town Founder’s desi res. These changes can be made at anyt ime by the Town Founder without approval and without cause.

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Port Marigny TNDA T r a d i t i o n a l N e i g h b o r h o o d D e v e l o p m e n t Architectural Standards



B u i l d i n g Wa l l s . B u i l d i n g E l e m e n t s . R o o f s / A w n i n g s / C a n o p i e s . W i n d o w s a n d D o o r s .

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TYPES PROHIBITED. VINYL AND METAL SIDING AND PREFABRICATED OR MODULAR CONSTRUCTION, AND PANELIZED BUILDING MATERIAL.

TYPE 1: WOODEXTERIOR WOOD, INCLUDING BUT NOT LIMITED TO SID -ING, TRIM, COLUMNS, BALUSTRADES, PORCH DECKS, DECKS, FASCIAS, AND SHUTTERS MUST BE CAPABLE OF WITHSTANDING THE ELEMENTS AND BE RESISTANT TO ROT SUCH AS CEDAR, REDWOOD, MAHOGANY, CEMENT BOARD, OR CELLULAR PVC THEN SEALED WITH PAINT OR STAIN.

HORIZONTALLY APPLIED BOARDS (BEVELED, DROP SID -ING, OR BOARD AND BATTEN) AND HARDI SHINGLES ARE PERMITTED. PLYWOOD AND DIAGONAL SIDING ARE NOT PERMITTED.

TYPE II: STUCCOSTUCCO OR EXTERIOR INSULATION FINISH SYSTEMS ARE ALLOWED OVER WOOD, METAL FRAME OR MA-SONRY CONSTRUCTION. STUCCO MAY HAVE A SMOOTH, SAND FINISH OR LIGHTLY TEXTURED FINISH. SWIRL PATTERNS ARE DISCOURAGED.

TYPE III: MASONRYBRICK SHALL BE FROM THE PREAPPROVED PALETTE OF TUMBLED BRICK OR NATURAL STONE, MOLDED STONE; CAST STONE MAY BE USED AS PREAPPROVED.

BUILDING WALLS MAY BE BUILT OF NO MORE THAN TWO MATERIALS AND SHALL ONLY CHANGE MATERIAL ALONG A HORIZONTAL LINE, I .E. BRICK CHANGES WHICH OCCUR IN A VERTICAL LINE MUST OC -CUR ONLY AT AN OFFSET OF NO LESS THAN 12”, MAY BE COMBINED WITH WOOD SIDING WHEN THE MATE -RIAL CHANGE OCCURS HORIZONTALLY (TYPICALLY AT A FLOOR LINE), WITH THE HEAVIER MATERIAL BELOW THE LIGHT. WALLS OF A SINGLE BUILDING MUST BE BUILT IN A CONSISTENT CONFIGURATION. WOOD CLAPBOARD SHALL BE HORIZONTAL.

GARDEN WALLS SHALL GENERALLY BE CON-STRUCTED OF THE SAME MATERIAL AS THE FIRST FLOOR OF THE PRIMARY BUILDING. MASONRY PIERS WITH WOOD PICKETS MAY REPLACE SOLID MASONRY WALLS. WOOD MAY REPLACE MASONRY AT THE REAR PROPERTY LINE. MASONRY WALLS SHALL BE MADE OF STUCCOED, OR BRICK WHILE GATES SHALL BE WOOD OR STEEL. WALLS MAY BE PERFORATED.

SIDING SHALL BE HORIZONTAL, MAXIMUM 4” TO 8” TO THE WEATHER.

STUCCO OR PLASTER COATING MAY BE APPLIED TO CONCRETE BLOCK, POURED CONCRETE, BRICK, OR AP -PROVED WOOD SUBSTRATE. STUCCO SHALL BE STEEL TROWELED, HEAVY TEXTURED, OR A SACK WASH OVER BRICK IS ALLOWED.

TRIM SHALL NOT EXCEED 6” IN WIDTH AT CORNERS AND 4” IN WIDTH AROUND OPENINGS, EXCEPT AT THE FRONT DOOR.

CHIMNEYS SHALL BE FINISHED WITH STONE, STUC -CO OR BRICK ONLY.

HOUSE NUMBERS PROVIDE 6” HIGH HOUSE NUM -BERS FROM PREAPPROVED STANDARDS.

PIERS AND ARCHES SHALL BE STUCCO, BRICK, OR STONE.

PORCH RAILINGS SHALL BE MADE OF WOOD OR METAL WHILE PORCH FLOORS AND POSTS MAY BE WOOD OR MASONRY. PORCHES ON FRONTAGES MAY NOT BE ENCLOSED WITH GLASS OR SCREENS; PORCH CEILINGS MAY BE ENCLOSED WITH PAINTED WOOD OR PLASTER. EXPOSED JOISTS SHALL BE PAINTED OR STAINED.

OTHER RAILINGS SHALL BE MADE OF WOOD, CAST METAL OR STONE.

METAL ELEMENTS SHALL BE COPPER, NATURAL-COLORED GALVANIZED STEEL, ANODIZED OR ESP ALU -MINUM, OR MARINE-GRADE ALUMINUM

PICKETS, POLES, AND BOARDS SHALL BE MADE OF WOOD OR PRESSURE TREATED WOOD AND PAINTED OR STAINED. FENCES SHALL BE MADE OF WOOD OR PRESSURE TREATED WOOD. WOOD PICKETS, SPLIT RAIL, PLANTED (FROM APPROVED LANDSCAPE PALETTE) AND BOLLARDS

DRIVEWAYS CAN BE OF CONCRETE, ASPHALT, PRE-APPROVED PALETTE OF BRICK, CONCRETE PAVERS, OR STONE.

ARCADES AND BREEZEWAYS SHOULD HAVE VERTICALLY PROPORTIONED OPENINGS.

POSTS SHALL BE NO LESS THAN 6” BY 6 “ .

RAILINGS SHALL HAVE TOP AND BOTTOM RAILS. WOOD TOP RAILS SHALL BE EASED AND BOTTOM RAILS SHALL HAVE A VERTICAL SECTION. TOP AND BOTTOM RAILS SHALL BE CENTERED ON THE BOARDS OR PICK -ETS. THE OPENINGS BETWEEN THE MEMBERS SHALL BE A MINIMUM OF 1” AND A MAXIMUM OF 3”.

BALCONIES SHALL BE STRUCTURALLY SUPPORTED BY BRACKETS, TAPERED BEAMS, OR COLUMNS.

DRIVEWAYS CONSTRUCTED OF MATERIAL OTHER THAN CONCRETE SHALL ALLOW THE PUBLIC CONCRETE SIDEWALK TO RUN CONTINUOUSLY WITHOUT DISRUP -TION THROUGH THIS AREA OF THE DRIVEWAY.

FENCES ON ADJACENT LOTS SHALL HAVE DIFFERENT DESIGNS, SUBJECT TO THE APPROVAL OF PORT MARIGNY TND ARCHITECT. WHERE A FENCE ON ONE PROPERTY MEETS TALLER OR SHORTER FENCE ON ANOTHER PROPERTY, IT IS THE RESPONSIBILITY OF THE LATTER DESIGNER TO TRANSITION THEIR FENCE TO THE HEIGHT OF THE FORMER.

PAINTED OR DISTRESSED WOOD. WOOD PICKETS, SPLIT RAIL, PLANTED (FROM APPROVED LANDSCAPE PAL -ETTE) AND BOLLARDS

H O U S E N U M B E R S S H A L L B E M O U N T E D .

SLOPED ROOFS SHALL BE CLAD IN ONE OF THE FOLLOWING MATERIALS: SYNTHETIC CONCRETE, OR NATURAL CLAY SPANISH TILE IN RED OR NATURAL BUFF COLOR; SYNTHETIC OR NATURAL SLATE; WOOD OR AS -PHALT SHINGLES (IN ONE COLOR TO BE DETERMINED BY PORT MARIGNY TND DESIGN REVIEW BOARD); GALVA -NIZED STEEL; OR COPPER.

GUTTERS AND DOWNSPOUTS , WHEN USED, SHALL BE MADE OF GALVANIZED STEEL, COPPER (NOT COPPER-COATED), ANODIZED OR ALUMINUM. DOWN -SPOUTS SHALL BE PLACED AT THE CORNER OF THE BUILDING LEAST VISIBLE FROM NEARBY STREETS. SPLASH BLOCKS SHALL BE MADE OF CONCRETE, BRICK OR GRAVEL.

COPPER ROOFS, FLASHING, GUTTERS, AND DOWNSPOUTS SHALL BE ALLOWED TO AGE NATURALLY (NOT PAINTED OR SEALED).

AWNINGS SHALL BE MADE OF APPROVED METAL. ADDITIONALLY CANOPIES MAY BE MADE OF WOOD, OR METAL.

FLAT ROOFS SHALL BE MADE OF MATERIAL WHICH WILL BE A GRAY OR BLACK TONE IN COLOR

PRINCIPAL ROOF ON ALL FREESTANDING BUILD -INGS SHALL BE A SYMMETRICAL HIP OR GABLE WITH A SLOPE OF 4:12 TO 8:12. ALSO ALLOWED ARE GABLED HIPS, HIPPED GABLES, AND FLARED HIPS. WHERE GA -RAGES MEET IN A PARTY WALL CONDITION, GABLED ENDS ARE ALLOWED.

FLAT ROOFS SHALL ALIGN WITH THE CORNICE LINES / PARAPETS.

ANCILLARY ROOFS (ATTACHED TO WALLS OR ROOFS) MAY BE SHEDS SLOPED NO LESS THAN 3:12.

EAVES SHALL BE CONTINUOUS, UNLESS OVERHANG -ING A BALCONY OR PORCH. EAVES SHALL HAVE AN OVERHANG FROM 16” TO 32”. OVERHANGING EAVES MAY HAVE EXPOSED RAFTERS.

EXPOSED GUTTERS AND DOWNSPOUTS SHALL BE ROUND OR OGEE.

NO THROUGH ROOF PENETRATION FOR ME -CHANICAL OR ELECTRICAL DEVICES SHALL BE AL -LOWED TO PENETRATE THE ROOF AT THE BUILDING’S FRONTAGE. PENETRATIONS OF THESE DEVICES AT AP -PROVED LOCATIONS WILL BE OF COLOR TO MATCH THE ROOF.

AWNINGS SHALL BE ATTACHED DIRECTLY TO BUILD-ING WALLS WITH OR WITHOUT USE OF COLUMNS. CAN -OPIES REQUIRING COLUMNS OR SUPPORTS ON SIDE -WALKS ARE TO BE APPROVED BY THE CITY.

WINDOWS, DOORS, AND STOREFRONTS SHALL BE FROM APPROVED WOOD, ANODIZED ALUMI -NUM, OR CLADWOOD ARCHITECTURAL VINYL. DOORS SHALL BE PAINTED, STAINED OR ANODIZED ALUMINUM. GLASS SHALL BE NO GREATER THAN 14% REFLECTIVITY.

SHUTTERS SHALL BE WOOD.

SECURITY DOORS AND WINDOW GRILLES ARE NOT ALLOWED.

SHUTTERS SHALL BE SIZED AND SHAPED TO MATCH THE ASSOCIATED OPENINGS

BAY WINDOWS SHALL HAVE A MINIMUM OF 3 SIDES AND SHALL EXTEND TO THE FLOOR INSIDE AND TO THE GROUND OUTSIDE, OR BE VISUALLY SUPPORTED BY STRUCTURAL BRACKETS.

WINDOWS SHALL BE RECTANGULAR, VERTICALLY PROPORTIONED AND OPERABLE. TRANSOMS MAY BE ORIENTED HORIZONTALLY WITH PANES WHICH MATCH OTHER CONFIGURATIONS. MULTIPLE WINDOWS IN THE SAME ROUGH OPENING SHALL BE SEPARATED BY A 4” MINIMUM POST. THE WINDOW SASH SHALL BE LOCATED INTERIOR TO THE CENTERLINE OF THE WALL. WINDOW SILLS IN MASONRY CONSTRUCTION SHALL PROJECT A MINIMUM OF 1 INCH FROM THE FACE OF THE BUILDING.

ALL VERTICALLY SUPERIMPOSED OPENINGS SHALL BE ALIGNED AND CENTERED ALONG THE VERTICAL AXIS.

WINDOW MUNTINS ARE ENCOURAGED AND SHALL BE TRUE DIVIDED LIGHT OR FIXED ON THE IN-TERIOR AND EXTERIOR SURFACES, AND SHALL CREATE PANELS OF SQUARE OR VERTICAL PROPORTION.

NON ALLEY GARAGE DOORS ON FRONT LOAD LOTS SHALL BE A MAXIMUM OF 10’ IN WIDTH. GARAGE DOORS SHALL BE PAINTED OR STAINED. OVERHEAD GA -RAGE DOORS WILL BE ALLOWED BUT AT FRONT LOAD LOTS SHALL BE CLAD WITH PLANKS TO RESEMBLE SWINGING DOORS.

SHUTTERS WHEN USED SHALL BE OPERABLE, SIZED AND SHAPED TO MATCH THE OPENINGS. SHUTTERS IN ACCORDANCE WITH SPECIFIC ARCHITECTURAL TYPOLO-GIES IS ENCOURAGED.

THERE MAY BE NO MORE THAN ONE CIRCULAR OR HEXAGONAL WINDOW ON ANY PRINCIPAL EL-EVATION.

RECTANGULAR WINDOWS SHALL BE OPER-ABLE ENCASEMENT OR SINGLE HUNG. CIRCULAR AND HEXAGONAL WINDOWS MAY BE FIXED.

M a t e r i a l s C o n f i g u r a t i o n a n d T e c h n i q u e s

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B u i l d i n g Wa l l s . B u i l d i n g E l e m e n t s . R o o f s / A w n i n g s / C a n o p i e s . W i n d o w s a n d D o o r s .

B u i l d i n g A m e n i t i e s

BUILDING WALLS SHALL BE ONE COLOR PER MATERIAL USED. COLORS OF STUCCO SHALL BE WARM IN TONE, SUBJECT TO APPROVAL FROM PORT MARIGNY TND DRB. PAINTS FOR MASONRY APPLICATIONS SHALL HAVE A FLAT FINISH. ALL EXTERIOR WOOD SIDING SHALL BE PAINTED OR STAINED. TRIM (BALCONY AND PORCH POSTS, RAILS, WINDOW TRIM, RAFTER TAILS, ETC) SHALL BE PAINTED TO COMPLEMENT THE COLUMNS AND OVERALL VALUE OF THE BUILDING. AN ACCENT COLOR, FOR ITEMS SUCH AS THE FRONT DOOR, PICKETS, TRIM, AND SHUTTERS, MAY BE USED SUBJECT TO APPROVAL FROM PORT MARIGNY TND DRB. WALLS AND FENCES SHALL BE IN A RANGE OF COLORS APPROVED FOR THEIR RESPECTIVE MATERIALS. OTHER COLORS MAY BE ADDED TO THE LIST AFTER CONSULTATION WITH THE DRB. FINAL COLOR PALETTE SHALL BE IN ACCORDANCE WITH THE SELECTIONS MADE BY PORT MARIGNY TND DRB. ALL PAINT SELECTIONS SHALL BE “PREMIUM GRADE” OR BETTER.

THE FOLLOWING SHALL NOT BE PERMITTED: PANELIZED WALL MATERIALS, QUOINS, STUCCO COVERED FOAM MOLDINGS BELOW THE SECOND FLOOR, CURVED (BOWED) WINDOWS, WINDOW AIR-CONDITIONING UNITS, EXPOSED EXTERIOR FLUORESCENT LIGHTS, EXPOSED EXTERIOR FLOOD LIGHTS, ABOVE GROUND POOLS, ANTENNAS, FLAGS AND FLAGPOLES (EXCEPT OFFICIAL FLAGS OF COUNTRIES, STATES, COUNTIES AND CITIES FLOWN FROM 6’ POLES MOUNTED AT A 45 DEGREE ANGLE TO BUILDING WALLS), DIRECT VENT FIREPLACES, EXTERNAL ALARM SYSTEMS, AND SKYLIGHTS.

VARIANCES TO THE ARCHITECTURAL REGULATIONS MAY BE GRANTED ON THE BASIS OF ARCHITECTURAL MERIT.

THESE REGULATIONS WILL BE UPDATED PERIODICALLY, AND ALL SUBSEQUENT CHANGES WILL APPLY TO ALL BUILDINGS WHICH HAVE YET TO COMPLETE THE SCHEMATIC DESIGN PHASE.

TRIM EXCEEDING 6” IN WIDTH (EXCEPT ACCURATE CLASSICAL TRIM) AND TRIM OF LUMBER WORSE THAN GRADE B ARE NOT ALLOWED.

TRIM (BALCONY AND PORCH POSTS, RAILS, WINDOW TRIM, RAFTER TAILS, ETC.) SHALL BE PAINTED OR STAINED TO COMPLEMENT THE COLUMNS AND OVERALL VALUE OF THE BUILDING. AN ACCENT COLOR FOR ITEMS SUCH AS THE FRONT DOOR, PICKETS, TRIM, AND SHUTTERS MAY BE USED SUBJECT TO APPROVAL FROM PORT MARIGNY TND DESIGN REVIEW BOARD.

GARAGE APRONS SHALL BE OF SQUARE OR RECTANGULAR PERVIOUS CONCRETE PAVERS, BRICK OR CONCRETE. PAVERS MUST CONTRAST DRASTICALLY WITH THE STREET SURFACE COLOR.

A FLAG MOUNT SHALL BE INSTALLED AT EACH HOUSE AS MANUFACTURED BY THE FLAG PLACE (2618 WEST CHESTER PIKE, BROOMALL, PA 19008; PHONE 800-353-3393) OR EQUAL. MODEL TO BE SELECTED BY THE DRB. THE BRACKET SHALL BE LOCATED ON THE LEFT SIDE OF THE ENTRANCE OF THE PRIMARY FACADE OR PORCH POST FACING THE FRONT ELEVATION AT 7’-0” MIN. AND 10’-0” MAX. ABOVE THE GROUND.

EACH OWNER SHALL INSTALL ON THE PRIMARY ELEVATION A MINIMUM OF ONE NATURAL GAS LAMP (MUST BE FLAME LIGHT, MANTELS ARE NOT ALLOWED) AS MANUFACTURED BY BEVELO GAS AND ELECTRIC LIGHTING (521 CONTI ST. , NEW ORLEANS, LA 70130; PHONE 504-522-9485) OR EQUAL. MODEL TO BE SELECTED BY THE DRB.

THE FOLLOWING SHALL BE SUBJECT TO APPROVAL FROM PORT MARIGNY TND DESIGN REVIEW BOARD: BRICK, MORTAR COLORS, AND PATTERNS, FENCE DESIGNS AND EXTERIOR LIGHT FIXTURES.

THE FOLLOWING SHALL BE PERMITTED ONLY IN REAR YARDS AND WHERE NOT EASILY VISIBLE FROM STREET OR PATHS. HANDICAP RAMPS, HVAC EQUIPMENT (“SILENT” MODELS PREFERRED), UTILITY METERS, SATELLITE DISHES, PERMANENT GRILLS, PERMANENT PLAY EQUIPMENT, HOT TUBS (THOSE AT GROUND LEVEL MUST BE COVERED), AND GARBAGE COLLECTION EQUIPMENT.

CARPORTS ARE NOT ALLOWED.

BALCONIES NOT VISIBLY SUPPORTED ON POSTS OR BRACKETS ARE NOT ALLOWED.

CURVED, SCALLOPED, AND/OR BACK LIT AWNINGS, OR BACK LIT SIGNS ARE NOT AL-LOWED.

BUILDING ADDRESSES SHALL BE POSTED AS RE -QUIRED BY LOCAL REQUIREMENTS ON THE MAIN BUILD-ING. IN ADDITION, THE BUILDING ADDRESS SHALL BE POSTED ON THE ALLEY ABOVE THE GARAGE DOOR OR OTHERWISE VISIBLE FROM THE ALLEY IN THE ABSENCE OF A GARAGE DOOR.

THE FOLLOWING SHALL NOT BE PERMITTED: METAL FINISHES IN ANY COLOR OTHER THAN THOSE INDICATED IN THIS DOCUMENT OR AS APPROVED BY THE DRB.

EXCESSIVELY COMPLICATED ROOFS ARE NOT ALLOWED.

THE FOLLOWING SHALL NOT BE PERMITTED: CURVED WINDOWS.

SLIDING DOORS AND WINDOWS SHALL NOT BE USED.

SHUTTER DOGS SHALL ALWAYS BE MOUNTED TO SECURE SHUTTERS AT THE BOTTOM REGARDLESS OF WHETHER THE SHUTTERS ARE OPERABLE OR NOT.

GABLE ENDS THAT TIE TO A SHED SHALL HAVE THE FASCIA REST ON TOP OF THE SHED ROOF. THERE SHOULD NOT BE A CONNECTION BETWEEN THE HORIZONTAL FASCIA AND THE ANGLED FASCIA OFF RAKE UNLESS CROWNS ARE MATCHED AT ENDS.

SNAP-IN MUNTINS SHALL NOT BE VISIBLE FROM THE EXTERIOR

STAINED OR TINTED GLASS IS NOT ALLOWED.

SHUTTERS THAT ARE NOT SIZED TO COVER THEIR OPENINGS ARE NOT ALLOWED.

PAIRED ENTRY DOORS GREATER THAN 48” AGGREGATE ARE NOT ALLOWED.

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T y p i c a l E a v e / C o r n i c e .

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T y p i c a l W i n d o w D e t a i l s .

Building Elements:Configuration and Techniques:- May have a narrow line of dentils on the cornice line- The gable pediment may have a lunette (a round, oval, or semicircular window)- The entablature (horizontal band between the columns and the pediment) should be plain

Roofs:Configuration and Techniques:- Cornices shall have boxed eaves of 12” to 18”. A wide frieze band is occasionally found beneath the cornice- Eaves shall be continuous, unless overhanging a balcony or porch. Eaves shall have an overhang from 16” to 32”. Overhanging eaves may have exposed rafters.

Windows and Doors:Configuration and Techniques:- Window proportions are 6 over 9 on the first floor and 6 over 6 on the second floor, or 9 over 9 on the first floor and 6 over 9 on the second floor- All vertically superimposed openings shall be centered along the vertical axis

- Doors commonly have elaborate decorative surrounds

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T y p i c a l S e c t i o n . P o r c h B e a m S e c t i o n s .

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T y p i c a l U p p e r R a i l i n g s .

Building Walls:Materials:- Masonry or stone are the most common wall materials.- Exterior siding shall consist of wood or cement board with a face dimension no less than 1 x 4 and no greater than 1 x 6.

Configuration and Techniques:- Undercrofts shall be skirted. Horizontal wood boards or framed wood may be installed with spaces between members not larger than 1.5” or smaller than 0.75”. Lattice (horizontal and vertical only) may be installed between wood piers and pilings, and brick screens may be installed between concrete piers and pilings- Trim shall not exceed 6” in width at corners and 4” in width around openings, except at the front door

Building Elements:Materials:- Piers and arches shall be brick or stone Configuration and Techniques:- Posts shall be no less than 6” by 6”- Wood top rails shall be eased and bottom rails shall have a vertical section. Top and bottom rails shall be centered on the balusters. The openings between the members shall be a minimum of 1” and a maximum of 4”- Porticos shall create an accentuated front door with decorative crown- Entrance porticos should be 6 to 8 feet deep and may feature a variety of profiles which include a gabled roof with an elliptical arch, a cross head profile cornice with or without a 2’-6” balustrade, and a plain pediment. Balustrades are typically 1” square, spaced 4” on center.- The full facade double height portico runs the full length of the front facade on the main body of the house. The shallow pitch shed roof is an extension of the main house eave. This porch has a simple but deep cornice over 12” arranged as a 3 to 5 bay composition. These porches are typically 10’ to 12’ deep.Roofs:Configuration and Techniques:- Principal roof on all freestanding buildings shall be symmetrically hip or gable with a slope of 6:12 to 10:12. - Ancillary Roofs (attached to walls or roofs)

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Eave/Cornice:Configuration and Techniques: - On the Classic Colonial style, the cornice is part of a boxed roof-wall junction with little overhang - The cornice may be decorated with dentils or medallions - The cornice may have open eaves and rake or exposed rafters - Eaves shall be continuous, unless overhanging a balcony or porch. Eaves shall have an overhang from 12” to 16”. Classic Colonial overhanging eaves are typically shallow boxed, frequently with dentils.

Windows and Doors:Configuration and Techniques: - Classic Colonial style may have broken pediments over the entrance - Doors may have rectangular transoms and/or sidelights - Windows are rectangular with double hung sashes - May have bay windows, paired windows, or triple windows. - Window proportions on the Classic Colonial style are commonly either 6 over 9 on the first floor and 6 over 6 on the second floor, or 9 over 9 on the first floor and 6 over 9 on the second floor. - In the Classic Colonial style, each window sash should have six, eight, nine, or twelve panes of glass, or multi-pane upper sash with single pane lower sash. - All vertically superimposed openings shall be centered along the vertical axis - Rectangular windows shall be operable encasement or single hung - Circular and hexagonal windows may be fixed. - The facade normally has balanced symmetrical windows with a center door, although examples do exist with the front door asymmetrically placed on the facade.




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.Building Walls:Materials:- All common wall materials may be used, but siding is the most common.- Exterior siding shall consist of wood or cement board with a face dimension no less than 1 x 4 and no greater than 1 x 6.

Configuration and Techniques:- Undercrofts shall be skirted. Horizontal wood boards or framed wood may be installed with spaces between members not larger than 1.5” or smaller than 0.75”. Lattice (horizontal and vertical only) may be installed between wood piers and pilings, and brick screens may be installed between concrete piers and pilings- Trim shall not exceed 6” in width at corners and 4” in width around openings, except at the front door

Building Elements:Materials:- Piers and arches shall be brick or stone

Configuration and Techniques:- Posts shall be no less than 6” by 6”- Railings shall have top and bottom rails. Wood top rails shall be eased and bottom rails shall have a vertical section. Top and bottom rails shall be centered on the balusters. The openings between the members shall be a minimum of 1” and a maximum of 4” - The full facade double height portico runs the full length of the front facade on the main body of the house. The shallow pitch shed roof is an extension of the main house eave. This porch has a simple but deep cornice over 12” arranged as a 3 to 5 bay composition. These porches are typically 10’ to 12’ deep

Roofs:Configuration and Techniques:- Principal roof on all freestanding buildings shall be symmetrically hip or gable with a slope of 6:12 to 10:12. - Ancillary Roofs (attached to walls or roofs)

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Eave/Cornice:Configuration and Techniques:- On the Colonial Farmhouse style, the cornice is either boxed or exposed rafters with a overhang of =/- 16”.- The cornice may be decorated with dentils or medallions- The cornice may have open eaves and rake or exposed rafters- Eaves shall be continuous, unless overhanging a balcony or porch. Eaves shall have an overhang from 12” to 16”. Colonial Farmhouse overhanging eaves are typically boxed, frequently with dentils or exposed rafters.

Windows and Doors:Configuration and Techniques:- Doors may have rectangular transoms and/or sidelights- Windows are rectangular with double hung sashes- May have bay windows or paired windows. - Window proportions on the Colonial Farmhouse style are commonly 2 over 2.- In the Colonial Farmhouse style, each window sash should have two panes of glass in each sash.- All vertically superimposed openings shall be centered along the vertical axis- Rectangular windows shall be operable casement or single hung - Circular and hexagonal windows may be fixed.- The facade normally has balanced symmetrical windows with a center door, although examples do exist with the front door asymmetrically placed on the facade.




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All information provided as part of the Architectural Standards wi l l meet the minimum requirements as set forth in the Tradit ional Neighborhood Development regulat ions as contained in the Planning Ordinance for the City of Mandevi l le, Louis iana. These i l lustrat ions are intended to convey the conceptual st rategies of land development for Port Marigny TND. Changes can and wi l l be promulgated to accommodate the Town Founder’s desi res. These changes can be made at anyt ime by the Town Founder without approval and without cause.

Port Marigny TNDA T r a d i t i o n a l N e i g h b o r h o o d D e v e l o p m e n t Design Review

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Step 1. DOCUMENTS FAMILIARIZATION ☐ Lot Purchase Agreement ☐ The Entire Design Guideline ☐ The Declaration of Covenants

Step 2. CONCEPT REVIEW ☐ Submit Form A: Concept Review Application ☐ Complete Schematic Drawings - Site Plan - Floor Plans - Elevations - Variances Step 3. CONSTRUCTION DOCUMENTS REVIEW ☐ Submit Form A: Sketch Review Application (Bearing Port Marigny TND’s Stamp of Approval) ☐ Submit Form B: Construction Document Review Application ☐ Submit Form C: Materials & Finishes List ☐ Complete Construction Documents - Site Plan - Floor Plans - Elevations - Details - Coverage Calculations & Storm Water Containment - Plans - Landscape Plan - Variances

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• Function of the Design Review Process: To encourage the architectural harmony of Port Marigny TND, the developer and all property owners are bound by regulations defined in Port Marigny TND Declaration of Covenants and by the requirements contained in this document. To that end, no structure or improvement shall be erected or altered until approvals described in this document have been obtained.

• Scope of Responsibility: Port Marigny TND has the right to exercise control over all construction in Port Marigny TND and will also review all alternations and modifications to structures and improvements (even after initial construction is complete), including, but not limited to: painting, renovations, and landscaping.

• Enforcing Powers: Should a violation occur, Port Marigny TND has the right to an injunctive relief, which requires the owner to stop, remove, and/or alter any improvements in a manner that complies with the standards established by Port Marigny TND. Approval by Port Marigny TND does not relieve an owner of his/her obligation to obtain any governmental approvals. If such approvals are required and are not obtained by the owner, Port Marigny TND and/or the applicable governmental agency may take whatever actions are necessary against the owner to force compliance.

• Limitations of Responsibility: The primary goal of Port Marigny TND is to review the submitted applications in order to determine if the proposed construction conforms to The Design Guidelines. Port Marigny TND does not assume responsibility for the following: a. The structural adequacy, capacity, or safety features of the structure and/or improvement. b. Non-compatible or unstable soil conditions, soil erosion, etc. c. Compliance with any or all building codes, safety requirements, and governmental laws, regulations or ordinances. d. The performance or quality of work of any architect or contractor. e. Architect/Designer shall review/implement soils tests requirements.

D e s i g n R e v i e w P o l i c y

• The Architectural Review Committee: Membership shall consist of individuals appointed by the Developer. Meetings are held as requests are received.

• Review Fees: Review fees are established by Port Marigny TND. Port Marigny TND reserves the right to waive these fees at its discretion.

• Review Policy: Port Marigny TND reviews the submission and either grants approval, approval with stipulations, or denies approval. The owner is notified of the decision in writing and/or drawings within thirty days from the date of receipt. One set of plans will be returned with comments. Port Marigny TND may deny approval because the application is incomplete or inadequate. If approval is not granted, a revised application may be submitted and reviewed in the same fashion as the initial application. If the application is denied approval, a formal appeal may be made in writing to Port Marigny TND, attn: Architectural Review Committee.

• Application Withdrawal: An application for withdrawal may be made without prejudice.

• Variances. All variance requests pertaining to The Design Guidelines must be made in writing. Any variance granted shall be considered unique and will not set precedence for future decisions.

• Approval of Builders. All builders must be approved by the Developer to build in Port Marigny TND. A list of pre-approved builders who understand the high quality of construction expected at Port Marigny TND is available from the realtor. A builder not on the list must receive approval by the Developer.

• Construction Inspection. Periodic inspections may be made by Port Marigny TND while construction is in progress to determine compliance with the approved plans and specifications. Port Marigny TND is empowered to enforce its policies as set forth in The Design Guidelines and the Declarations of Covenants by any action, including an action in a court law, to ensure its compliance.

• Waiver and Additional Requirements. The Design Guidelines has been adopted to assist the owners in connection with the design review procedure. However, Port Marigny TND has the right to waive the Design Guidelines requirements on the basis of architectural merit or demonstrated hardship.

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OWNER: ________________________________________________________________________________________________________________________________________________________________________________________________

ADDRESS: ___________________________________________________________________________________ EMAIL ADDRESS: ________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

E-MAIL ______________________________________________________________________________________

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ARCHITECT / DESIGNER: _________________________________________________________________________________________________________________________________________________________________________________

ADDRESS: _______________________________________________________________________________________________________________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

LANDSCAPE ARCHITECT: __________________________________________________________________________________________________________________________________________________________________

ADDRESS: _______________________________________________________________________________________________________________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

E-MAIL ______________________________________________________________________________________BUILDER: _________________________________________________________________________________________________________________________________________________________________________________

ADDRESS: _______________________________________________________________________________________________________________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

TWO SETS OF SITE PLANS, FLOOR PLANS, AND ELEVATIONS ARE TO BE SUBMITTED.ONE STUDY MODEL IS TO BE SUBMITTED (FOR PARTY WALL CONDITIONS).

DATE SUBMITTED: ______________________________________ SIGNATURE: ________________________________________________________________________

BLOCK: _______________________ LOT: ___________________________ BUILDING TYPE: ________________________________________________

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R INTERIOR DESIGNER (IF SELECTED): ______________________________________________________________________________________________________________________________________________________________________

ADDRESS: _______________________________________________________________________________________________________________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

* BE SURE TO SUBMIT CONSTRUCTION DOCUMENT REVIEW PAPERWORK BEFORE SENDING PROJECT OUT TO BID. *

TWO SETS OF THE FOLLOWING DOCUMENTS ARE TO BE SUBMITTED: FORM A (STAMPED) TWO SETS OF THE FOLLOWING DRAWINGS ARE TO BE SUBMITTED: SITE PLAN DETAILS FORM B FLOOR PLANS LANDSCAPE FORM C ELEVATIONS PLANS


OWNER: ________________________________________________________________________________________________________________________________________________________________________________________________

ADDRESS: ___________________________________________________________________________________ EMAIL ADDRESS: ________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

E-MAIL ______________________________________________________________________________________

ARCHITECT / DESIGNER: _________________________________________________________________________________________________________________________________________________________________________________

ADDRESS: _______________________________________________________________________________________________________________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

LANDSCAPE ARCHITECT: __________________________________________________________________________________________________________________________________________________________________

ADDRESS: _______________________________________________________________________________________________________________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

E-MAIL ______________________________________________________________________________________BUILDER : _________________________________________________________________________________________________________________________________________________________________________________

ADDRESS: _______________________________________________________________________________________________________________________________________________________________________________________________

TELEPHONE: _________________________________________________________________________________ FAX: ____________________________________________________________________________________________________

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IDENTIFY THE PROPOSED MATERIALS AND COLORS AS NOTED ABOVE. INCLUDE PERTINENT INFORMATION OR SAMPLES, SUCH AS PHOTOGRAPHS OR CUT SHEETS. INCLUDE COLOR SAMPLE BOARD FOR ALL PAINTED, STAINED, OR FACTORY-COLORED MATERIALS.


ELEMENTS: DESCRIPTION (INCLUDE MANUFACTURER AND PRODUCT # WHERE APPROPRIATE)

RAILINGS _____________________________________________________________________________________________________________________________________________________________________________________________________________ CHIMNEY _____________________________________________________________________________________________________________________________________________________________________________________________________________

DOORS: MAIN ENTRANCE ______________________________________________________________________________________________________________________________________________________________________________________________

OTHER ________________________________________________________________________________________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________________________________________________________________________________________ DRIVEWAY ____________________________________________________________________________________________________________________________________________________________________________________________________________ WALKS _______________________________________________________________________________________________________________________________________________________________________________________________________________ GARAGE DOOR ________________________________________________________________________________________________________________________________________________________________________________________________________ FENCE GATES _________________________________________________________________________________________________________________________________________________________________________________________________________ GUTTER ______________________________________________________________________________________________________________________________________________________________________________________________________________ LIGHTING ____________________________________________________________________________________________________________________________________________________________________________________________________________ DECK _________________________________________________________________________________________________________________________________________________________________________________________________________________ ROOFING _____________________________________________________________________________________________________________________________________________________________________________________________________________ SHUTTERS ____________________________________________________________________________________________________________________________________________________________________________________________________________ SOFFIT _______________________________________________________________________________________________________________________________________________________________________________________________________________ WALLS _______________________________________________________________________________________________________________________________________________________________________________________________________________ _______________________________________________________________________________________________________________________________________________________________________________________________________________

WINDOWS ____________________________________________________________________________________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________________________________________________________________________________

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BLOCK: _______________________ LOT: ___________________________ BUILDING TYPE: ________________________________________________F o r m C M a t e r i a l s L i s t




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D e s i g n R e v i e w P r o c e d u r e

Submit two copies of all required documents and drawings to _________________________________, Attn: ___________________________ at:

(Mailing address) (Physical Address) (E-Mail Address)

All documents shall include the name of the project, Port Marigny TND, block and lot number, building type, owner(s)’ name(s), and the date.

Step 1. Review Documents In order to proceed, you should have reviewed the following documents: a. The Lot Purchase Agreement. b. The Design Guidelines which consists of the Regulating Plan, the Urban Regulations, and the Architectural Regulations. c. The Declaration of Covenants. d. The Design Review Procedure (this document). e. The list of recommended architects, landscape architects, and approved builders.

Step 2. Sketch Review This review confirms a correct interpretation of The Design Guidelines. Port Marigny TND will stamp the drawings upon approval. a. Form A: Sketch Review Application b. Schematic Design Drawings as outlined below: • Site Plan (1/16” = 1’) showing: - North arrow - Building footprints with entries, porches and balconies delineated and overhangs shown as dashed lines. - Drives and walks, with dimensions of each. - Existing trees shown. - Any garden information. - Floor plans (1/8” = 1’ or 1/4” = 1’) • Elevations (1/8” = 1’ or 1/4” = 1’) showing: - Porches, balconies, doors, and windows. - Principal materials rendered and specified. - Height of each floor, eave and maximum height in relation to ground level. - Roof pitch. • Variances: If there are any variances to The Design - Guidelines, submit a description of them and the justification based on merit or hardship.

Step 3. Construction Documents Review ** Be sure to submit construction Document Review paperwork before send-ing project out to bid.**

This review checks the construction documents for compliance with The Design Guidelines and verifies that recommendations made at the sketch re-view have been incorporated. Conformity to applicable local regulations and building codes is the responsibility of your architect or builder. Port Marigny TND will stamp the drawings upon approval. a. Form A: Sketch Review Application bearing Port Marigny TND’s stamp of approval. b. Form B: Construction Document Review Application c. Form C: Materials and Finishes List d. Construction Documents as outlined below: • Site Plan showing: - 1” = 20’: Building footprints and setbacks from adjacent properties on all 4 sides. (See Site Plan sketch). - 1/16” = 1’: North arrow; property lines; and setbacks with dimensions: - Building footprints with entries, porches and balconies delineated and overhangs shown as dashed lines; location of parking on site; drives and walks with dimensions of each. • Floor Plans (1/4” = 1’) showing: - Rooms dimensioned and uses labeled. - All windows and doors with swings shown. - All overhangs of doors and roofs as dashed lines. - Overall dimensions. - Total square footage (enclosed and porches shown separately).

• Elevations (1/4” = 1’) showing: Porches, balconies, doors, and windows. Principal materials rendered and specified. Height of each floor, eave and maximum height in relation to ground level. Roof pitch. • Details (3/4” = 1’ or 1-1/2” =1’) showing: - Eaves. - Door and window surrounds. - Porches. - Others as requested by Port Marigny TND. • Landscape Plan delineating tree save areas and new plantings by common species names. • Variances: If there are any variances to The Design Guidelines, submit a description of them and the justification based on merit or hardship.

Port Marigny TND will approve, approve with stipulations, or deny contin-ued construction. The owner may also be asked by Port Marigny TND to stake out the building, garden walls, fences, and trees to be removed.

If you have not selected a Builder by this time, you should do so now.

Port Marigny TND Master Plan and Guiding Principles

Documents

Transcript of Port Marigny TND Master Plan and Guiding Principles