port marigny tnd master plan and guiding principles
TRANSCRIPT
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
Mandevi l le, Louis iana
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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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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.
7
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
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
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
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 15
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
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 16
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
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 17
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
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 18
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
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.
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
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
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
L E G E N D
21
KLEBER ST.
MO
NR
OE ST.
MASSENA ST.
HERMITAGEHARDWOOD
SWAMP
MARINERSVILLAGE
MANDEVILLEELEMENTARY
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 22
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 GENERAL
NEIGHBORHOOD EDGE
NEIGHBORHOOD CENTER
NEIGHBORHOOD GENERAL
NEIGHBORHOOD EDGE
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 23
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
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.
Master Plan and Guiding Principles
© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
L E G E N D
24
KLEBER ST.
MO
NR
OE ST.
MASSENA ST.
HERMITAGEHARDWOOD
SWAMP
MARINERSVILLAGE
MANDEVILLEELEMENTARY
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
60,000 sf Commercial (Retail & Office) 120 rooms Hotel
150 Boat Slips
Lot dimensions may vary. Refer to plan.
© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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
MANDEVILLEELEMENTARY
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
60,000 sf Commercial (Retail & Office) 120 rooms Hotel
150 Boat Slips
Lot dimensions may vary. Refer to plan.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 26
KLEBER ST.
MO
NR
OE ST.
MASSENA ST.
HERMITAGEHARDWOOD
SWAMP
MARINERSVILLAGE
MANDEVILLEELEMENTARY
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
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.
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 27
KLEBER ST.
MO
NR
OE ST.
MASSENA ST.
HERMITAGEHARDWOOD
SWAMP
MARINERSVILLAGE
MANDEVILLEELEMENTARY
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
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.
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****
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
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KLEBER ST.MO
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MARINERSVILLAGE
MANDEVILLEELEMENTARY
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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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
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KLEBER ST.MO
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MASSENA ST.
HERMITAGE
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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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 30
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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
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 31
KLEBER ST.
MO
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MASSENA ST.
HERMITAGEHARDWOOD
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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
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.
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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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 .
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
N O T E S
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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
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana 34
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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 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
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.
* See Alley Options in the Thoroughfare Section of these Guiding Principles.
OUTBUILDING
BACK BUILDING MAIN BUILDING MAIN BUILDING BACK BUILDING
OUTBUILDING
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
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 Edge section of the building type guidelines.
Numbers Keyed into LegendBUILDING HEIGHT & PROFILE
SITE PLAN/LEGEND
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 Standards.
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
OUTBUILDING
BACK BUILDING MAIN BUILDING MAIN BUILDING BACK BUILDING
OUTBUILDING
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.
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
36
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
DTh
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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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KLEBER ST.
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HERMITAGEHARDWOOD
SWAMP
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MANDEVILLEELEMENTARY
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
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.
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
PD-42-28
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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.
MO
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MASSENA ST.
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SWAMP
MARINERSVILLAGE
MANDEVILLEELEMENTARY
O n S t r e e t P a r k i n g
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.
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
DSt
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G - Groundcover
P - Parking
S - Sidewalk
ST - Street
UE - Utility Easement
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S t r e e t S e c t i o n s
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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S t r e e t S e c t i o n s C o n t i n u e d
Legend
G - Groundcover
P - Parking
S - Sidewalk
ST - Street
UE - Utility Easement
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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S t r e e t S e c t i o n s C o n t i n u e d
Legend
G - Groundcover
P - Parking
S - Sidewalk
ST - Street
UE - Utility Easement
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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S t r e e t D e t a i l s
Legend
G - Groundcover
P - Parking
S - Sidewalk
ST - Street
UE - Utility Easement
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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S t r e e t D e t a i l s C o n t i n u e d
Legend
G - Groundcover
P - Parking
S - Sidewalk
ST - Street
UE - Utility Easement
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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Legend
G - Groundcover
P - Parking
S - Sidewalk
ST - Street
UE - Utility Easement
S t r e e t D e t a i l s C o n t i n u e d
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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Legend
G - Groundcover
P - Parking
S - Sidewalk
ST - Street
UE - Utility Easement
S t r e e t D e t a i l s C o n t i n u e d
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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FIVE MINUTE WALK SHED
L E G E N D
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F i v e M i n u t e W a l k
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
DTe
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THREE MINUTE WALK
L E G E N D
47
T h r e e M i n u t e W a l k
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.
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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
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.
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
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
Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
A r c h i t e c t u r e T y p o l o g i e s C l a s s i c a l
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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
T y p i c a l E a v e / C o r n i c e .
T y p i c a l D o o r D e t a i l s .
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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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Mandevi l le, Louis iana
Master Plan and Guiding Principles
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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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 .
Ty
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P o r c h D i a g r a m s .
T y p i c a l L o w e r R a i l i n g s . T y p i c a l C o l u m n s a n d P i l a s t e r 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 dimen- sion 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 con- crete piers and pilings- Trim shall not exceed 6” in width at corners and 4” in width around open- ings, 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 open- ings 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 typi- cally 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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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
T y p i c a l E a v e / C o r n i c e .
T y p i c a l D o o r D e t a i l s .
De
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T y p i c a l S h u t t e r s .T y p i c a l D o r m e r s .
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T y p i c a l W i n d o w D e t a i l s .
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C o l o n i a l C l a s s i c E x a m p l e D e t a i l s C o n t d .
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.
© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
A r c h i t e c t u r e T y p o l o g i e s C o l o n i a l F a r m h o u s e
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Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
T y p i c a l S e c t i o n .
Ty
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Sec
tio
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P o r c h D i a g r a m s .
T y p i c a l L o w e r R a i l i n g s . T y p i c a l C o l u m n s a n d P i l a s t e r s .
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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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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
T y p i c a l E a v e / C o r n i c e .
T y p i c a l D o o r D e t a i l s .
De
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T y p i c a l S h u t t e r s .T y p i c a l D o r m e r s .
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T y p i c a l W i n d o w D e t a i l s .
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C o l o n i a l F a r m h o u s e E x a m p l e D e t a i l s C o n t d .
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.
© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
A r c h i t e c t u r e T y p o l o g i e s C o l o n i a l C o t t a g e 1
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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
A r c h i t e c t u r e T y p o l o g i e s C o l o n i a l C o t t a g e 2
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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
A r c h i t e c t u r e T y p o l o g i e s A c a d i a n F a r m h o u s e / P l a n t a t i o n
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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
A r c h i t e c t u r e T y p o l o g i e s F r e n c h C o l o n i a l 1
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Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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Mandevi l le, Louis iana
Master Plan and Guiding Principles
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© COPYRIGHT 2009 - ARCHITECTS SOUTHWEST 03.3
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Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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© COPYRIGHT 2009 - ARCHITECTS SOUTHWEST 03.3
1.0944 N O R T H S H O R E T Y P O L O G I E S- P H A S E B
A r c h i t e c t u r e T y p o l o g i e s N o r t h s h o r e
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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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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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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
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
P r o c e s s C h e c k l i s t
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Master Plan and Guiding PrinciplesPort Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
• 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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© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
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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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F o r m A S k e t c h R e v i e w A p p l i c a t i o n
© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
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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
DATE SUBMITTED: ______________________________________ SIGNATURE: ________________________________________________________________________
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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BLOCK: _______________________ LOT: ___________________________F o r m B C o n s t r u c t i o n D o c u m e n t R e v i e w A p p l i c a t i o n
© COPYRIGHT 2015 06.25.15
Port Marigny TNDA Traditional Neighborhood Development
Mandevi l le, Louis iana
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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.
DATE SUBMITTED: ______________________________________ SIGNATURE: ________________________________________________________________________
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
Port Marigny TNDA Traditional Neighborhood Development© COPYRIGHT 2015 06.25.15
Mandevi l le, Louis iana
Master Plan and Guiding Principles
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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.