AUSTIN TEXAS
Mueller design Book
ADDENDUM A: AMENDMENTS
(DECEMBER 2007)
ORIGINAL EDITION:
NOVEMBER 2004
This Addendum A is a supplement to and amendment of certain portions of
the November 2004 Mueller Design Book (MDB), recorded as Document
No. 2005193821 in the Official Public Records of Travis County, Texas.
As stated in Chapter 8 of the MDB, the “Design Book is envisioned as a
dynamic document that will continue to evolve in response to changing conditions and to the Mueller character. As such, it is anticipated that over the
life of the community, this Design Book will need to be refined or amended
to incorporate new conditions.” The purpose of Addendum A is to consolidate all refinements and amendments to the MDB that have been approved
by the Mueller New Construction Council (“NCC”) since its initial adoption.
Having been approved by the NCC, Catellus Austin, LLC, and the City of
Austin, the amendments contained in Addendum A are considered a part of
the MDB and carry the same authority as the originally-adopted text. In
addition to the actual text and exhibits associated with the amendments, the
addendum includes a brief statement before each amendment that provides
context for the amendment by explaining how the text and/or exhibits
would be inserted into the MDB should a comprehensive (under single
cover) version of the MDB be produced.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
1
a
ADDENDUM A: Amendments
Each of the following amendments are considered a part of the Mueller Design
Book:
R evised S etbacks for G arden C ourts
D esign G uidelines for S hared S ervice A reas
D esign G uidelines for R athgeber V illage
S treet C ross S ections :
• Revised Street Hierarchy Map
• Revised Barbara Jordan Boulevard Section (segment between Lancaster Street and
Berkman Drive only)
• Internal Private Drive Streetscape for Commercial and Institutional Sites
• Revised Zach Scott Street Section
• Revised Aldrich Street Section
• Robert Browning Linear Park East of Berkman
• Robert Browning Streetcar Section
• Mueller Boulevard Streetcar Section
• Berkman Drive Streetcar Section
R evised R oof M aterials for N eighborhood B uildings
R evised G arage D imensions for R ow H ouses and G arden C ourts
R evised V ariation and D iversity of Y ard H ouses
R esidential P hotovoltaic S ystems /D esign G uidelines
F ront Y ard S etback C larifications for Y ard H ouses
B ay W indow C larification for R ow H ouses & S hop H ouses
R evised S tandard L ight F ixture for M ueller
R evised A ustin F ilm S ociety D esign G uidelines
E xposed piping prohibited for T own C enter & E mployment C enter B uildings
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
R evised S etbacks
for
G arden C ourts
The text and exhibit below replace the existing corresponding paragraphs and exhibit in Section 2.2 of Chapter 2 (pages 28-29).
Relationship to Street: The front and side wall of any garden court building
complex along a street will be set back 10 seven and a half feet from the
street-fronting property line. Porches may encroach up to five feet two and
a half feet into this setback area. The design of the court should be open
and welcoming to the street, with any fencing and landscaping no higher
than 36 inches. The side elevation of a garden court home (including its
attached garage) along a public street should be specially designed with
the same level of architectural detail as a front elevation. (See Corner Lots
above).
Front Yard Facing Green: Garden court buildings will be set back from the
green by 10 feet; porches may encroach up to five six feet into this setback
area.
PORCH SETBACK = 4’
COURTYARD SETBACK = 10’
SIDE YARD = 7’ (x = 3’-11”; y = 3’-1”)
ALLEY SETBACK = 5’-0”
TYPICAL LOT WIDTHS = 30’ TO 35’
PORCH AREA = 80 SF MIN, PORCH DEPTH = 6’ MIN
STREET YARD SETBACK 7.5’ MIN
COVERED PORCH SETBACK 5’ MIN
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
3
D esign G uidelines
for
S hared S ervice A reas
The text below follows Section 3.5 (page 63) in Chapter 3 and is
considered Section 3.6. It is also considered Section 4.6 in Chapter 4,
following Section 4.5 (page 88).
3 . 6 / 4 . 6 S H A RED SER V I C E A RE A S
In the interest of limiting the number of off-street loading zones and dumpsters (service areas), businesses in Mueller are encouraged to share service areas
where possible. However, in order to qualify for shared use, the service areas
must meet the requirements specified below.
Shared Service Area Option
Shared Service Area Location: Shared service areas accommodating both offstreet loading and dumpsters shall be located between lots generally as depicted
in the exhibit below.
Driveway Spacing: Service area driveways shall comply with driveway spacing
requirements set forth in the Mueller PUD Criteria Manual (adopted December
9, 2004). A waiver must be obtained from both the City of Austin Watershed
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
Protection and Development Review and Public Works Department to vary
from these standards.
Major Spine Network Streets: Service areas shall not be accessed from the following Major Spine Network Streets:
• Lancaster Drive
• Mueller Boulevard
• Aldrich Street
• Berkman Drive
• Tilley Street
• Barbara Jordan Boulevard
• Philomena Street
• Simond Avenue
• Zach Scott Street
• Antone Street
• Tom Miller Street
If a non-residential site’s main entrance is located on a Major Spine Network
Street, an on-street designated Commercial Loading Zone must be provided
in close proximity to the front entrance in a location where parking is otherwise allowed. This zone should be signed according to City of Austin
standards and should provide for adequate maneuvering for an SU-30 design
vehicle.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
5
D esign G uidelines
for
R athgeber V illage
The title of Section 5.3 is replaced with the title below (page 97). The
text below follows the paragraph on the School and Recreation Area
Parking on page 98.
5 . 3 Sch o o l , R e c r e at i o n a l A r e a A ND
R AT H GE B ER V ILL AGE
Rathgeber Village
Immediately east of the combined AISD and the proposed Kroc Center site is a
17-acre parcel fronting both Zach Scott Street and Manor Road where four nonprofits will be clustered in a campus-type development called Rathgeber Village.
While not actually part of the Mueller property, Rathgeber Village is designed to
be a complementary extension of the Mueller development, exhibiting the same
pedestrian and transit orientation, sustainable building design, lively streetscapes
and strong system of landscaped open spaces and trails.
Design Review by New Construction Council
To ensure compatibility with Mueller, the Rathgeber Village master plan and individual
building projects (with the exception of the Austin Children’s Shelter site and building) will
comply with the overall Mueller Design Book standards (Sustainability, Landscape, Parking , etc.), as well as follow certain site-specific guidelines stated below. Further, the master
plan and the individual building projects will undergo design review by the Mueller New
Construction Council, as if these were actually part of the Mueller property. However, the
following design guidelines do not attempt to address building types or forms, as the various
non-profit users will have distinct programmatic requirements that will likely require each of
these building types and treatments to vary from one another. The NCC will, therefore, use
its discretion in evaluating , on a case-by-case basis, how well the individual building designs
complement Mueller and meet the spirit of the Mueller Design Book.
Rathgeber Village Design Guidelines
Urban Design Character: Buildings within the Campus should have clear architectural and spatial relationships with one another, employing a palette of
common building materials and architectural elements, while creating visual
diversity and interest.
Building entries should have strong architectural expression to promote a sense
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
of orientation for visitors to the campus. Entries should be situated
along key pedestrian routes and should be adjacent to other public open
spaces. Building activities throughout the campus (e.g., entry lobbies and
reception areas, supporting retail uses, public-oriented offices) should be
oriented to perimeter streets and to interior pedestrian ways and open
spaces to the maximum extent practicable. Building entries and activities
shall be oriented to public streets, while parking lots and service areas
shall be located at the rear of the property, screened from public view.
Parking and Drives: Parking lots shall be distributed to avoid large
expanses of pavement on the campus and to be convenient. Curbside
parking will typically be available along drives to reduce the need for
large surface parking lots and to provide additional parking for the facilities. Surface parking shall comply with the landscape guidelines set forth
in Chapter Six, and shall utilize the Mueller standard light fixture for
parking lots. Driveway curb cuts leading to parking areas or service areas
within the campus shall be from internal drives rather than from perimeter, public streets. Internal drives should generally be laid out according
to the Mueller standard (“Minimum Dimensions for Internal Drives”)
to ensure continuous and accessible pedestrian ways throughout the site
that are shaded and well-lighted. These pedestrian ways shall provide
direct connections to proposed transit stops, as well as to Mueller sidewalks and trails.
Open Space Preservation: The Campus plan will protect natural areas of
the property, particularly along Tannehill Branch Creek, and will engage
campus users with nature through the use of trails, seating and other recreational amenities. A series of water quality ponds should be designed
as an integral extension of the natural setting to provide a pleasant focal
point for trail and campus users.
Hike/Bike Trail: A hike and bike trail along the west shore of Tannehill
Branch Creek shall be built within the campus property as the first segment of a proposed creek trail system that will, when completed by
adjacent property owners, take users to the south side of the intersection
of East 51st and Tilley streets, where they may safely cross the street to
Bartholomew Park.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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Rathgeber Village and Tannehill Branch Trail Extension
Sreetscape Character: The Zach Scott Street frontage of Rathgeber Village will
have the same street tree and lighting types and spacings as the Mueller segment
of this street. However, a wider hike/bike trail will be provided along the Zach
Scott and Manor road frontages that extends the Mueller hike/bike trail flanking
the north and east edges of the elementary school tract, thereby linking it to the
Tannehill Branch hike/bike trail.
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
Building Setbacks and Street Frontage Relationships: Buildings within the Rathgeber Village campus will be designed to reinforce the spatial definition of the
perimeter streets and the internal campus configuration. As such, buildings
along Zach Scott Street should be built 30 feet from the street-fronting property line to reinforce the spatial definition of the street and to promote ground
level, street-oriented activity. Front yard landscaping in conjunction with sidewalk extensions and building entries should be combined to create an interesting and varied streetscape. At least 50% of the Zach Scott building frontages
must be constructed on the streetfront setback line.
Building Height and Massing: The maximum height of buildings fronting Zach
Scott is 40 feet at the “build-to” or 30-foot setback line, and although one-story
buildings are permitted, these must have a minimum height of 25 feet.
Sustainability: Preference should be given to materials and products that
enhance building energy performance and that are manufactured with raw
materials that are non-toxic, low-emitting, renewable, recycled, recyclable, and/
or regionally-sourced and manufactured. All buildings within Rathgeber Village
are required to achieve a LEED “Certified” rating or a “Two-Star” rating with
the City of Austin’s Green Building Program.
Architectural Character: Campus buildings should be designed in the spirit of
regional and Central Texas architecture, in a traditional or contemporary idiom.
Common elements of Central Texas architecture that are encouraged include:
shade on wall surfaces through projecting eaves to minimize direct summer
solar gain; simple volumetric building forms with flat, gabled, hipped and
pyramidal roof shapes and the use of porches, loggias, arcades, courtyards and
patios to mediate the seasonal climatic extremes and to provide outdoor space.
Roof Materials: Buildings should be roofed with interlocking standing seam (or
other) metal roofing in a natural galvanized finish for the principal roof and/or
for ancillary roof areas (e.g., porches). Preference should be given to products
that comply with the US EPA energy star requirements.
Building Materials: A simple and harmonious application of materials is
encouraged, in keeping with the form and style of the building. An excessive
variety of materials is discouraged; material changes should occur when there is
a change in volume and/or plane. Materials should wrap around to the sides of
the building to promote three-dimensional architecture.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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Signage: A coordinated signage program for the campus must be prepared
and submitted to the NCC for their review and approval. The signage program must conform to the Mueller PUD and City of Austin standards, as
well as the following:
10
•
Signs must be in scale and proportion with the buildings on which they are mounted.
•
Signs should be visually subservient to the landscape and any other identity treatments that are established.
•
Advertising, electronic or flashing signs are prohibited.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
S treet C ross S ections
The Street Hierarchy Map in Appendix B (page 151) is replaced with
the revised Sreet Hierarchy Map shown on the following page.
The street cross section labeled “Revised Barbara Jordan Boulevard
Section looking East (C2)” shown on page 13 in this Addendum A
follows the street cross section labeled “Lancaster Drive Extension
(C1)” on page 155 in Appendix B.
The street cross section labeled “Internal Private Drive Streetscape
for Commercial and Institutional Sites (L)” shown on page 14 of this
Addendum A follows the street cross section labeled “Neighborhood
Alley (K)” on page 160 in Appendix B.
The street cross section labeled “Scott Street at Rathgeber Village
Frontage (D2)” shown on page 15 of this Addendum A follows the
street cross-section labeled “Linear Park Boulevard (D1)” on page
156 in Appendix B.
The street cross section labeled “Aldrich Street- Town Center Main
Street (F)” shown on page 16 of this Addendum A will replace the
existing “Town Center Main Street (F)” street cross section on page
158 in Appendix B of the Mueller Design Book.
The street cross section labeled “ Robert Browning Streetcar
Section (A1)” shown on page 17 of this Addendum A will replace
the “Transit Boulevard at Platform (A1)” section on page 152 in
Appendix B.
The street cross section labeled “Mueller Boulevard Streetcar Section
(A2)” shown on page 18 of this Addendum A will follow the new
“Robert Browning Section (A1)” on page 152 in Appendix B.
The street cross section labeled “Berkman Drive Streetcar Section
(A)” shown on page 19 of this Addendum A will replace the
“Transit Boulevard (A)” section on page 152 in Appendix B of the
Mueller Design Book.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
REVISED BARBARA JORDAN BOULEVARD SECTION LOOKING EAST (C2)
(FROM LANCASTER STREET TO BERKMAN DRIVE)
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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INTERNAL PRIVATE DRIVE STREETSCAPE FOR COMMERCIAL AND
INSTITUTIONAL SITES (L)
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
ZACH SCOTT STREET AT RATHGEBER VILLAGE FRONTAGE (D2)
(FROM TILLEY STREET TO MANOR ROAD)
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
15
ALDRICH STREET - TOWN CENTER MAIN STREET (F)
(FROM MUELLER BOULEVARD TO EAST 51st STREET)
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
ROBERT BROWNING STREETCAR SECTION (A1)
(FROM MUELLER BOULEVARD TO BERKMAN DRIVE)
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
17
MUELLER BOULEVARD STREETCAR SECTION (A2)
(FROM ROBERT BROWNING STREET TO EAST 51st STREET)
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
BERKMAN DRIVE STREETCAR SECTION (A)
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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R oof M aterials
for
N eighborhood B uildings
The text below replaces the existing corresponding paragraphs in
Section 2.5 of Chapter 2 (page 46).
Roof Materials: Builders are encouraged to use interlocking standing seam
metal roofs. The metal roofs may either be in a natural galvanized finish
or may be pre-finished with “cool pigment” colors. “Cool pigments”
absorb less infrared radiation than conventional pigments by reflecting
more sunlight and therefore reduce the need for cooling energy. These
metal roof types may be used for the principal roof and/or for ancillary roof areas (e.g., porches). Other acceptable roofing materials include:
concrete tile, slate, clay or ceramic tile, consistent with the project goals
of energy efficiency and heat island mitigation. Composition shingle
roofs are also acceptable, however they are the least preferred. Preference should be given to products that comply with the US EPA energy star
requirements.
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
G arage D imensions for G arden C ourts
for M ueller N eighborhoods
and
R ow H ouses
The text below follows Section 2.2 (page 28) and Section 2.3 (page
34) of Chapter 2.
2 . 2 g a r d e n co u r t s
Parking : No more than two parking spaces are permitted on each garden
court lot; no individual parking space may exceed an area of 12 x 24 feet.
A single garage door is recommended to have a minimum width of 10
feet. The carport and garage may be combined to provide a two-car
garage with a minimum 18-foot wide garage door.
2.3 row houses and shop houses
Garages: Garages exposed to streets will be designed as an integral part of
the primary building mass at the same level as a front elevation. Tandem
parking is permitted and encouraged where practicable. The garage door
is recommended to have a minimum width of 18 feet in order to
accommodate the turning radius of most vehicles.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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C larification of F loor P lan M odel & M aterial /C olor
S cheme V ariation
The text and exhibit below follow Section 2.1 (page 23) in Chapter 2
and Section 2.2 (page 29).
2 . 1 Ya r d H o u s e s
Variation and Diversity: To promote diversity and interest within the neighborhoods, the following guidelines are applied:
• Each block face should contain at least four different floor plan models
with no more than two of the same building elevation. A separation of
at least four lots should be maintained along the same block face for
any model. A minimum of a two lot separation is necessary across
the facing street for any model. Similarly, material/color schemes
must vary according to the floor plan model rule. (Refer to Exhibit
on page 22)
2 . 2 G A RDEN COUR T S
Variation and Diversity: Within a garden court complex, there should be no
more than two units with the same floor plan model or material/color
scheme. The massing of individual buildings should be varied to create
visual interest and to reinforce the spatial composition of the complex and
of the green.
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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R esidential S olar P hotovoltaics G uidelines
The text and exhibit below follow Section 2.1 (page 25) in Chapter
2.
2 . 1 YA RD H OUSES
Roof Forms: Yard houses should have sloping roofs, employing gables, hips
and dormers. To the extent practicable, south-facing slopes should be introduced to allow for the architectural integration of photovoltaics, solar water
heating and induced ventilation, subject to NCC approval.
If solar photovotaics are used, then the system must be well integrated into the roof design. Solar Collectors will be permitted only
if they are of a flat profile, conform to the slope of the roof and are
placed so that the top edge of the collector is parallel to the roof
ridge. No part of the installation may be visible above the roof line.
Collector frames, support brackets and any exposed piping must be
painted to match or be compatible with the roofing material. Neutral
colors are most preferred for solar photovoltaics.
This house exemplifies good integration of solar panels on its roof slopes.
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
The roof pitch of the principal building should generally utilize slopes of
6:12 or greater and generally no more than 9:12; however, greater slopes up
to 12:12 may be appropriate where living space is incorporated under these
roofs. Slopes of less than 6:12 will be permitted subject to NCC approval,
where eaves project from the face of the building or for porch roof pitches
and ancillary buildings and wings. Flat roofs are also permitted on ancillary
structures, when they are used for outdoor terraces and decks. Mansard and
false roofs are not permitted on yard house structures. Rooftop equipment
(e.g., HVAC units, satellite dishes, vent stacks, etc.) will be architecturally
integrated within the volume of the building, and not visible from streets,
alleys or other public areas. Photovoltaic and solar water heating systems are
permitted subject to NCC approval, but should be architecturally integrated
into the roof and/or building form.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
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F ront Y ard S etback C larifications
M ueller N eighborhoods
for
Y ard H ouses
for
The text below follows Section 2.1 (page 26) of Chapter 2.
2 . 1 YA RD H OUSES
Front Yard Setbacks: The front wall of yard houses will be set back by a
minimum of 10 feet from the front property line, but no more than 15 feet.
(Lots on corners will be assumed to have two “fronts”.) Porches, awnings,
and chimneys may encroach within the front yard setback area up to five
feet from the front property line. Roof overhangs may encroach within
this front yard setback area up to two feet from the building setback
line. Uncovered steps, uncovered porches and uncovered stoops may
also encroach within the front yard setback area, however any columns
or support posts must remain at or behind the five foot setback. Up
to two bay windows will also be permitted to encroach into the front yard
setback area by up to 24 inches, provided that the total floor area of the bay
windows does not exceed 20 square feet.
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
B ay W indows for R ow H ouses
M ueller N eighborhoods
and
S hop H ouses
for
The text below follows Section 2.3 (page 31) of Chapter 2.
2.3 row houses and shop houses
Front Yard Setbacks: The front wall of row houses and shop houses will
be set back by a minimum of five feet from the front property line, but no
more than 15 feet. On streets where row houses or shop houses are located
opposite to, or on the same block as yard houses, the 10-foot minimum
setback of the yard house will apply. Porches, entries, chimneys and roof
overhangs may encroach into the setback area by up to two feet. Corner
lots will be required to employ front yard setbacks on both street frontages. One cantilevered bay window will be permitted to encroach up to
24 inches into one of the following setback areas: front yard, street
facing or pedestrian passage-facing setbacks. Additional bay window
encroachments will be considered on a case-by-case basis. The area of
the bay window projection shall not exceed 20 square feet.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
27
S tandard L ight F ixture
L ighting
for
P arking L ot
and
S ite
The text below is included as an appendix to this Addendum A.
Mueller Standard Light Fixture
The Lithonia Aeris light fixture (pictured below) is the “standard” for
parking lot and site lighting at Mueller, although alternative fixtures may
be proposed and approved as a variance by the NCC. The required height
for the fixture is fourteen (14) feet, and the required lamp type is metal
halide. Lamp wattages should be no higher than that recommended by the
Illumination Engineering Society of North America (IESNA). The Aeris
light fixture will have a DNA natural aluminum finish with a 250 watt
metal halide lamp.
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
E xposed P iping P rohibited
on
B uilding F acades
The text below is included in Chapter 3 of the Town Center Buildings: Character, Materials and Treatments Guidelines on page 64,
as well as the Employment Center: Site and Building Materials and
Treatments on page 88 of Chapter 4, and Neighborhood Buildings:
Character, Materials and Treatments on page 47 of Chapter 2.
T h e To w n C e n t e r - C ha p t e r 3
Façade Treatments: All portions of the building, visible from public streets
or the orchard parking area must be treated in a similar manner. Materials
should wrap around corners and define volumes rather than planes. Within
the Town Center, fiber-cement siding will be permitted only for the exterior
cladding of portions of the building not visible from public streets, and not
accessible by the public (e.g., rear or side façades, soffits, etc.).
Building Facades: Exposed piping and conduits are not permitted
on building facades that are in the public view unless located at interior corners of buildings and reviewed by the NCC. Exposed piping
located out of the public view should be sleeved and painted to match
the building.
Public Utility Easements: Absolutely no construction of any kind is
permitted in or over a public utility easements (e.g. roof overhangs,
porches, steps, stoops and low walls).
T h e Em p loym e n t C e n t e r - C ha p t e r 4
Building Materials: The architectural master plans for each subarea must
provide samples and specifications of the materials to be used for all buildings within the mixed-use regional retail center. The palette of materials
should be of a high quality, low maintenance, durable and complementary
with one another. Materials should also meet the guidelines outlined in
Chapter Seven: Sustainability.
Building Facades: Exposed piping and conduits are not permitted on
building facades that are in the public view unless located at interior
corners of buildings and reviewed by the NCC. Exposed piping
located out of the public view should be sleeved and painted to match
the building.
MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS
29
Public Utility Easements: Absolutely no construction of any kind is
permitted in or over a public utility easements (e.g. roof overhangs,
porches, steps, stoops and low walls).
N e i g hb o r h o o d B u i l d i n g s - C ha p t e r 2
Building Facades: Exposed piping and conduits are not permitted on
building facades that are in the public view unless located at interior
corners of buildings and reviewed by the NCC. Exposed piping
located out of the public view should be sleeved and painted to match
the building.
Public Utility Easements: Absolutely no construction of any kind is
permitted in or over a public utility easements (e.g. roof overhangs,
porches, steps, stoops and low walls).
Exposed Foundations: Exposed building foundations should not exceed
24 inches above grade. When more than 12 inches of foundation is visible,
cover walls should be provided with masonry, painted or finished with stucco
or cement wash.
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MUELLER DESIGN BOOK ADDENDUM A: AMENDMENTS