PLANNING COMMISSION REPORT SUMMARY

Public Hearing Item

 

ITEM NO. 11:                       COMMERCIAL DESIGN STANDARDS (WBH)

 

Public hearing to consider adoption of commercial design standards for commercial development

 

 

STAFF RECOMMENDATION: Staff recommends approval of the commercial design standards as city policy and forwarding a recommendation for approval of the commercial design standards to the Lawrence City Commission with a recommendation for approval.

 

 

BACKGROUND INFORMATION/REASON FOR REQUEST

 

With the update of Chapter 6 (Commercial Land Use) in Horizon 2020 (approved: 10/2003, Planning Commission; 11/2003, Board of County Commissioners; 1/2004, City Commission), an expressed need to establish design guidelines for commercial development was identified (pg 6-2).  The stated objective is to achieve compact, pedestrian oriented centers in place of traditional, strip development in order to improve community aesthetics, facilitate neighborhood identification, encourage more shopping per trip, and make shopping an enjoyable event.  Horizon 2020 further states that design elements of site design and building design need to be closely considered with any development proposal having a commercial component.

 

In October 2003, Staff began the process of reviewing design guidelines and standards from various communities throughout the country.  Initially the focus was on commercial development (and specifically large-format retail establishments).  During this research process, Staff expanded the scope to include mixed-use/urban, residential, industrial, downtown, historic, neighborhood/community, and other design areas of interest.  This additional research was in response to general discussion had by both the City and Planning Commissions during the project review, recommendation, and adoption process.  These discussions generally dealt with the need for more specific guidance to help shape new development while protecting existing development.

 

In December 2003, and as a result of Staff’s initial research, the Planning Commission established the Commercial Design Standards Committee (CDSC).  The CDSC consisted of three (3) Planning Commissioners and four (4) ad-hoc members representing design, developers, and neighborhood interests).  The CDSC was charged with researching and crafting design guidelines and standards that meet the intent of Chapter 6 (Commercial Land Use) in Horizon 2020.  In the course of a year, the CDSC looked at over fifty (50) communities and identified ten to fifteen (10-15) good examples that they could pull from (the guidelines and standards from Overland Park, Kansas ultimately served as the model for the Lawrence standards).

 

The CDSC established broad areas of concern – 1) site planning and design and 2) aesthetic character and building design.  Within each of these areas, additional categories of specific interest were established.  Site planning and design deals with the physical landscape and development patterns and considers the preservation of natural features; stormwater and site drainage; streetscapes and neighborhood transitions; vehicular access and parking areas; pedestrian access and amenities; outdoor storage, sales, and service areas; landscaping, screening, and walls; and lighting and security. Aesthetic character and building design deals structures and paying attention to details within the development and considers general building design; facades and exterior walls; entryways and rooflines; architectural details; materials and colors; and signage.

 

All of the standards and guidelines proposed within these categories are intended to fulfill three (3) fundamental principles of why the City elected to pursue the establishment of design standards and guidelines for commercial development:

  1. to create commercial development that have unique and identifiable community image by establishing cohesive visual interest, establishing a sense of place, and reflecting the local community character.
  2. to encourage commercial development that is more pedestrian-oriented by improving the streetscape, improving linkages and accessibility, incorporating amenities and architectural details, and minimizing the emphasis on vehicles.
  3. to improve transitions between commercial development and adjacent development by encouraging logical building layout and orientation, providing adequate linkages and access; and using appropriate transitioning, buffering, and landscaping techniques.

 

Proposed by staff, and incorporating the work of the CDSC, is a community design manual.  This manual would be a policy document that would include guidelines, standards, and other guidance for how the City of Lawrence develops in the future.  It is intended to be a comprehensive, “one-stop” guide to community and neighborhood design and development that compliments and implements the foreseeable outcomes of the City’s desire to re-establish its neighborhoods and create identifiable places.  The work of the CDSC and its commercial design standards are the first step and inaugural piece of this bigger community vision.

 

These commercial design standards and guidelines will also be incorporated by reference into the Land Development Code (upon its adoption in summer/fall 2005).

 

 

KEY POINTS

 

·         Apply only to projects requiring site plan review.

·         Apply to both new commercial development and infill/redevelopment.

·         Administered by staff and coincides with the site plan review process to help streamline project review times.

·         Establishes a framework for an advisory design review process when staff and applicant can’t agree; applicant may also choose to voluntarily enter design review.

·         Comprehensive, covering both site design and building design.

·         Each design standards category includes a clear “purpose and intent” statement.

·         Illustrations included helping convey intent of standards and guidelines.

·         Includes a design review checklist to help ensure all design categories have been addressed.

 

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

None.

(the community design manual, including the commercial design standards and guidelines have been available for review on the Planning Office’s website [www.lawrenceplanning.org] and at the Lawrence Public Library since mid-December 2004)