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SECTION TWO: COMMERCIAL DEVELOPMENT
Part One: Introduction
I. Purpose and Intent
It
is acknowledged that commercial development that is out of scale, poorly
designed, or of low quality can undermine the character of the community, and
is less likely to succeed economically over the long term. Too often, site planning and building design
of new commercial development does not adequately take into consideration a
project’s setting within the community and its contribution to the urban
streetscape. Also, traffic circulation
is usually a primary design consideration, while pedestrian issues are
frequently an afterthought.
Design
standards and guidelines offer a vision for a different approach to commercial
design, an approach that can be beneficial both to developers and to the
community. Design standards and
guidelines emphasize key design concepts such as, but not limited to, creating
a “sense of place” within the development and along the public streetscape;
designing at a pedestrian-scale; creating visual interest; providing pedestrian
connectivity within developments and with adjacent sites; and ensuring that the
overall aesthetic character of new developments are compatible with the
established character of surrounding neighborhoods.
Having
design standards and guidelines in place is also another mechanism of a
community’s comprehensive plan. Horizon 2020, the
comprehensive plan for the City of
The purpose of these commercial design standards and guidelines is
to:
q
articulate community design principles, guidelines, and standards for
commercial development within the City of
q
enhance the community’s overall value and appearance;
q
improve the overall quality and promote well-designed projects;
q
ensure compatibility with surrounding neighborhoods;
q
enhance pedestrian safety and walkability; and
q
improve user-friendliness and predictability in the design review
process.
Because
it is recognized that design professionals, including architects, landscape
architects, and land planners, are trained to strive for creative excellence,
the design criteria established herein are not intended to restrict creative
solutions.
II. Applicability of Standards and Guidelines
Unless otherwise exempted below, the following development
activities in which site plan approval is required are subject to design
review: 1) all new commercial
development and 2) any re-development of an existing commercial area, including
addition of new floor area to an existing building and changes to the exterior
appearance of a facade visible from a public right-of-way. Additional standards and guidelines may also apply
where a neighborhood plan or special area plan has been created.
Design review is not
required when site plan review is not required.
Additionally, commercial developments subject to review under the City of Lawrence
Downtown Design Guidelines or under guidelines adopted as part of an Urban
Conservation Overlay District are not subject to these commercial design
standards and guidelines Further,
commercial developments subject to review under Kansas Statues K.S.A. 75-2715 thru
75-2725, as amended (Kansas Historic Preservation Act) and Chapter 22 of the
City Code (Conservation of Historic Resources Code) are not subject to these
commercial design standards and guidelines.
The
standards and guidelines are in addition to the regulations contained in the
City’s Land Development Code. They will
be used in reviewing projects to determine conformity with the overall
community design objectives and consistency with the community’s comprehensive
plan, Horizon 2020, and any adopted neighborhood or special area
plan. Where the provisions of this
design manual conflict with provisions in the Land Development Code or adopted
nodal, neighborhood, or special area plan, the more restrictive provision shall
apply.
The
degree to which each standard and guideline applies to a development project
will be evaluated on a case by case basis in an effort to achieve an overall
design that meets the purpose and intent of the commercial design standards and
guidelines. Because the City of
III. How to Use This Document
A. Design
Elements
The
standards and guidelines for commercial development are broadly categorized in
two areas – 1) site planning and design and 2) aesthetic character and building
design. Each of these categories is
further broken down into specific design elements. The discussion below covers the range of
design elements addressed by the standards and guidelines and explains the
importance of each element in creating commercial development and building
stronger neighborhoods.
Site Planning and Design:
Site planning and design
considers a development’s organization on a specific site and its relationship
to adjacent development. Utilizing sound
site planning and design principles can minimize a development’s impacts on
adjacent development with properly sited buildings, better designed parking
areas, adequate pedestrian connections and access; and the retention of
existing trees. Elements of site
planning and design take into consideration the integration and enhancement of
existing natural features; stormwater and site drainage patterns; the streetscape and transitions with
surrounding neighborhoods; vehicular and pedestrian circulation patterns;
landscaping and screening patterns; and lighting and security concerns.
Aesthetic Character and Building Design:
Aesthetic character and
building design considers a development’s visual quality and its relationship
on the community’s imaginability.
Principles of aesthetic character and building design are intended to
visually tie a commercial development together, not only internally with other
buildings of the same development but also externally with adjacent
development. Elements of aesthetic
character and building design include general building design and design
context; articulation of building facades and exterior walls; emphasizing building
entryways and rooflines; providing architectural details that create pedestrian
interest; utilizing building materials and colors that are unifying; and
integrating building and site signage into the overall composition.
B. Framework
This
design manual sets forth specific design criteria that are organized in a
format that contains design principles, guidelines, and standards. Each subsection contains the following
components, which should be applied as discussed.
Purpose
and Intent Statement:
This
is a broad statement(s) explaining the design intent for the standards and guidelines
that follow. They should be used to help
interpret the application of a standard and/or guideline in a specific
situation. In cases where special
conditions exist that are not specifically addressed, the intent statement
should serve as the basis for determining the appropriateness of the proposed
design.
Standard and Guideline
Statements:
These
are statements that help distinguish whether the proposed criteria is a
standard or a guideline. Standards are
the mandatory minimum requirements. Guidelines are advisory statements intended to go “above and beyond” what is minimally required
or to allow more flexibility where a rigid requirement would not be feasible. The standards in this document use the word
“shall.” while the guidelines use the word “should.” Regardless of which term is used, each
standard and guideline must be addressed.
The City will expect to see how the design of a project has responded to
each standard and guideline.
The
“shall” or “must” statements offer relatively little flexibility, unless
choices are provided within the statements themselves. However, the “should,” “recommended,” or
“encouraged” statements offer greater flexibility and indicate that the City is
open to design features that are equal to, or better than, those stated - so
long as the intent is satisfied. The
applicant has the burden of proof to demonstrate how a proposed design satisfies
the standards and appropriately addresses the guidelines. This determination will be made by the
Planning Director.
Illustrations:
The pictures, drawings,
and diagrams in this document are intended to illustrate the intention of the
individual standards and guidelines.
They are not intended to illustrate the only or even the best way to
meet the minimum requirements. These graphic examples are
meant to be examples, and are not the only acceptable means to accomplish the
intent of this design manual. Applicants
and project designers are encouraged to consider designs, styles and techniques
not pictured in the examples that fulfill the intention of the design standards
and guidelines.
The
commercial design standards and guidelines are not intended to set a particular
style of architecture or design theme.
Rather, they encourage the establishment of a greater sense of quality,
unity, and conformance with the community’s urban form. It is also important to note that the
standards and guidelines are not intended to slow or restrict development, but
rather to add consistency and predictability to the development review process.
IV. The Design Review Process
The design review process authorizes the Planning Director to review
certain development applications for conformance with adopted design standards
and guidelines. Design review actions
performed by the Planning Director shall be considered administrative and shall
not require public notice or hearing.
If required hereby, no site plan application or development
plan application approval shall be issued until design review approval has been
obtained. Development permits shall be
consistent with the design review approval.
Minor adjustments may be made after review and approval by the Planning
Director. Adjustments shall be limited
to minor changes in the dimensions or siting of improvements or to design
details that do not change the scope or character of the proposal.
A. Procedure
Pre-Submittal Meeting:
A pre-submittal meeting is required for all projects subject to design
review prior to the submission of a development application, unless waived by
the Planning Director upon good cause shown by applicant. The purpose of the pre-submittal is to
provide the applicant and city staff the opportunity to discuss a proposed
project, review design and development standards, and discuss the design review
process.
The pre-submittal meeting may occur concurrently with the pre-submittal
required for site plan review. At the
pre-submittal meeting the applicant shall have available a conceptual site
plan(s) and information to demonstrate how the project satisfies the standards
and addresses the guidelines.
Neighborhood Meeting:
A neighborhood meeting is required to
be conducted by the applicant prior to submittal of a design review
application. This requirement may be
waived by the Planning Director upon request by the applicant for projects the
Director determines to be minor.
Application Submittal Requirements:
In addition to the submittal
requirements outlined in this secion, the Planning Director shall establish
submittal requirements and forms to be used for applications. A complete application shall consist of the
completed application form with all required information and any filing fee (as
established by the City Commission).
Decision:
A decision on a development application for a
project subject to review shall be made by the Planning Director, and shall approve,
conditionally approve, or deny the application. The decision of the
Planning Director shall be issued in writing.
Appeal:
Any party aggrieved by the decision of
the Planning Director may file an appeal in accordance with the provisions and
procedures for appeals set forth in Sec. 20-1311 of the Land Development Code.
Part Two: New Commercial Development
I. Site Planning and Design
The
following standards and guidelines are intended to encourage an orderly and
logical pattern of commercial development that instills a sense of place and
that enhances the livability of the community.
It is also the intent that the standards and guidelines encourage
forethought and consideration of both a development's external relationships,
as well as its internal organization, to improve convenience and efficiency for
users of commercial development. Site
layout and building orientation often define the focus of activity within a
commercial development that often occurs at the front door or along the
street. The standards and guidelines are
intended to promote sound site planning and design practices for commercial
development to:
q
Encourage, establish, and maintain a unique and identifiable image for
commercial development in the City of
q
Create
a cohesive visual identity, a sense of place, and an attractive streetscape for
users and passers-by.
q
Ensure that building layout relates appropriately to surrounding developments
and streets.
q
Ensure that site circulation promotes contiguous, efficient, and safe
pedestrian and vehicle circulation patterns.
q
Ensure that parking areas provide safe and efficient access to
buildings, but do not dominate the overall site design
A. Natural Features
Purpose and
Intent:
Mature
trees and open lands, rolling topography, streams and natural drainageways are
a few of the elements that contribute to the distinct character of
It
is also the intent of this section to protect important natural processes and
ecological functions, such as natural stormwater drainage, air purification,
and provision of shade. Site disturbances and construction
activities, including extensive grading or unusual site improvements (i.e.,
large retaining walls), that “force-fit” a preconceived design onto a
particular piece of property is strongly discouraged. Modifying the design of a commercial
development to adapt to the site typically results in a reduced potential for
environmental problems and an improved level of visual interest and variety. New commercial development should work to
preserve significant natural features that contribute and enhance the local
character of the community through sensitive site organization and minimal site
disturbance.
Standards
and Guidelines:
Natural Features
1. Site planning and design should utilize the opportunities
and reflect the constraints created by floodplains, slopes, soils, vegetation
and other physical features.
incorporating
an existing tree into the site design
2. Berms,
channels, swales, and similar man-made changes to the landscape shall be
designed and graded to be an integral part of the natural landscape and to
provide a smooth transition in changes of slope. The maximum slope of any man-made slope shall
be three-to-one (3:1).
3. Retaining walls shall comply with the
requirements for retaining walls set forth in Section I (G) 35-38 of these standards
and guidelines.
Existing
Vegetation
4. Vegetation
and plant material that exists on a site prior to its development is encouraged
to be used to satisfy landscaping standards, including street tree
requirements, provided that it meets the size, variety, and locational
requirements of Article 10 (Landscaping and Screening) in the Land Development
Code. As part of the site plan
submittal, applicants shall submit an
existing tree survey and preservation plan to show compliance with these
standards and guidelines and the LDC.
5. On sites with existing, mature trees of
acceptable species and appropriate location, at least twenty percent (20%)
shall be preserved or transplanted on site.
For purposes of these standards, “mature” trees include the following:
a. deciduous trees with six inch (6”)
minimum caliper;
b. evergreen trees six feet (6’) or more
in height; or
c. groups or stands of five (5) or more
trees with a minimum caliper of four inches (4”).
6. For every one inch (1”) of tree caliper
of a tree designated to be preserved that is removed or substantially damaged
during clearing, grading, or construction, the developer shall replace the
removed or damaged tree with two inches (2”) of replacement tree caliper. Replacement trees shall be the same or
similar species to the trees removed or damaged, or alternately a species
native to
integrating an open-air drainage system as a focal
point within the development
7. Existing
vegetation, such as native grasses, hedgerows, or non-mature trees that are in
appropriate locations, in sufficient quantities, and of acceptable quality to
be used to fulfill transition landscaping or buffering requirements of these standards
and guidelines shall be preserved.
B. Stormwater
and Site Drainage
Purpose and
Intent:
Site
drainage systems, including detention basins, have traditionally been designed
from a pollution control and stormwater runoff perspective due to the
requirements of Phase II of the National Pollutant Discharge Elimination System
(NPDES). While controlling contaminants and runoff from
urban development is important, commercial developments are strongly encouraged
to integrate storm drainage systems, especially open-air drainage channels,
basins, and detention areas, into the site design as focal points or other
prominent feature of the development whenever possible. This is especially important when such
features will be visible from public rights-of-way and internal pedestrian
walkways.
example showing an enhanced natural drainageway as
part of the development’s stormwater drainage system
Additionally,
existing natural drainage patterns,
stream corridors, and wetlands are strongly encouraged to be enhanced and
incorporated into the overall storm drainage system of the development. Using existing drainage features (that have
been improved and enhanced) helps improve water filtration, groundwater
recharge, and pollutant absorption while minimizing the increase in runoff as a
result of new development. To further
maximize this benefit, the design of open-air drainage systems should consider
the use of larger, consolidated basins
over multiple, smaller ones.
Standards and Guidelines:
Natural Drainageways
example
showing how to incorporate an open-air detention area as a focal point to
the development
1. Improved
drainage systems with a tributary area of eighty (80) acres or more shall be
designed and constructed as open, vegetated channels, with the intention that
these areas provide restored natural habitat and require minimal landscape
maintenance. Open channels shall be
planted with native grasses, forbs, shrubs and trees. Culverts, walls, structural liners or other
similar constructed systems shall be used only where necessary to cross
roadways or to meet engineering standards for channel stability.
Storm
Drainage and Detention Areas
2. Drainage patterns, including the design and location of downspouts,
shall be designed to prevent concentrated surface drainage from collecting on,
and flowing across pedestrian walkways.
3. Detention
basins and open drainage areas visible from public rights-of-way and internal
pedestrian walkways shall be incorporated into the site design as an attractive
amenity or focal point, such as a site entryway feature, a public green/open
space, or a transition technique with adjacent development. Such areas are strongly encouraged to be
designed as part of the site landscaping network.
traditional
auto-oriented strip development with parking at the street (top) vs.
pedestrian-oriented development with buildings & amenities at the
street & parking in the interior of the site (bottom)
4. When fencing is provided for open drainage
and/or detention areas, it shall be a decorative material that coordinates with
other elements on the site, such as stone or brick columns. Fencing shall be open to allow views into and
across the featured detention area.
C. Streetscape and Neighborhood Transitions
Purpose and
Intent:
Typical
tools for making the transition between commercial development and other, less
intensive land uses have included back-to-back building orientation, set
distances between uses, and heavily-landscaped buffer areas, often with fences
and walls. However, some of the
unintended results of this include excessive land consumption and lack of
pedestrian and vehicle accessibility.
Accordingly, the following design standards and guidelines have been
established to
ensure that new commercial developments are woven into the physical fabric of
the community and surrounding neighborhoods by recommending that building
placement and orientation provide compatible transitioning techniques to
minimize adverse impacts such as noise, odor, light, and glare. When
considering a transitioning technique, it is important to make certain that new
commercial development, where practicable, provides convenient, continuous, and
well-defined pedestrian and vehicle connections to adjacent development and
neighborhoods.
defining the street edge – pedestrian-oriented
development vs. auto-oriented development
The
standards and guidelines are also rooted in the concept that streetscapes are
the community’s most visible public spaces.
Streets play a pivotal role in determining both resident and visitor
experiences and, to a great extent, help to define the character of the
community. The standards and guidelines
recommend that buildings within new retail developments, especially out-lot or
pad site buildings, be pulled forward to define the edges of public streets and
internal private drives. It is also
recommended that buildings located at intersection corners be oriented in a
manner that addresses both streets. This
emphasis on streetscape and defining the “edge” helps to create a genuine
“sense of place” along the streets of the community and within individual developments.
traditional auto-oriented strip development with
parking at the street (top) vs. pedestrian-oriented development with
buildings & amenities at the street & parking in the interior of
the site (bottom)
The
standards and guidelines also encourages the presence of, or the appearance of,
smaller retail stores to promote walkability and a pedestrian-oriented commercial
development by creating variety, breaking up large expanses of exterior walls,
expanding the range of the site's activities, and helping to define the
streetscape. When buildings are located
closer to streets, the scale of the development is reduced, pedestrian traffic
is encouraged, and architectural details take on added importance.
Standards
and Guidelines:
Building Orientation
1. Strictly linear or "strip commercial" development patterns
shall be unacceptable.
2. A minimum of sixty percent (60%) of the
development site's street frontages shall be occupied by the following:
example showing how to use pad site buildings to
frame the street & providing areas of interest at the site entrance
a. building
frontage, which shall be a minimum of twenty-five percent (25%) of the street
frontage unless the following applies:
(i) for arterial streets, this standard
shall not apply if the primary building is within one hundred feet (100’) of
the public right-of-way.
(ii) for collector streets, this standard
shall not apply if the primary building is within one hundred sixty-five feet
(165’) of the public right-of-way;
b. decorative architectural walls (no less
than thirty inches [30”]);
c. landscaped entryway signage or
features;
d. focal point; and/or
e. site amenities.
f. the remaining street frontage may be
occupied by parking areas, as limited by those requirements set forth in these standards
and guidelines, or by breaks for vehicle or pedestrian access.
3. Within each intersection quadrant,
primary buildings and/or pad site buildings shall be arranged to orient to the
intersecting streets and to frame the corner at that street intersection.
4. New buildings shall be organized to
align with existing buildings located across the intersecting streets in a way
that “completes" the space around the corner and unites the adjacent
developments.
example
showing how to “complete the space” at an intersection with complimentary
building form & orientation
5. In the event of very steep upward grades along the street
frontage, decorative treatment shall be required. The use of retaining walls and landscaping
shall conform to Section I (G) 35-38 of these standards and guidelines.
6. In multiple-building developments, the number, location, and design of independent pa