Riverside District

Warehouse Arts District

Mass Street District

Downtown Lawrence Performance-Based Design Standards

Prepared For The City of Lawrence, Kansas

Downtown Lawrence Performance-Based Design Standards

Prepared For The City of Lawrence, Kansas Prepared By Matt Buchanan, May 2013 M.U.P. Candidate, May 2014 School of Architecture, Design & Planning University of Kansas

Table of Contents
1. Introduction...5 Current Dilemmas..........6 Moving Forward..........8 2. The Mass Street District...9 Land-Use .....11 Bulk .......13 Faades ......15 Environmental .......18 Streetscape ...........19 Parking ....21 Signage....22 Financing Tools & Project Prioritization.....24 3. The Warehouse Arts District....25 Land-Use ........27 Bulk ..........30 Faades .........32 Environmental .......35 Streetscape .......36 Parking ...........38 Signage ..........39 Financing Tools & Project Prioritization.........41 4. The Riverside District..42 Land-Use .45 Bulk 46 Faades ..48 Environmental ...50 Streetscape 51 Parking .53 Signage....54 Financing Tools & Project Prioritization.56 Appendices A. Glossary of Terms...57 B. Diagrams..64 C. District Design Review Boards...67 D. Downtown-wide Project Prioritization.69 4

Figure 1.1: Historic buildings and tree-lined streets establish downtown Lawrences distinct sense of place Image Source: danjdavis, Flickr

1. Introduction
Downtown Lawrence is defined by its quaint local boutiques and restaurants, walkable tree-lined streets, live music, art, culture, and historic architecture. This vibrant environment, which has become ardently cherished by Lawrence residents and visitors, is the product of planners abilities to employ unique economic development strategies, secure historical district designations, and write prudent urban design guidelines. In their success of establishing a distinct sense of place, planners have created an environment that may become more difficult to preserve as both population and property demand increase over time. The recent construction of three mid-rise mixed-use towers and a new proposal for a mid-rise hotel demonstrate increased demand for various types of properties downtown. The pressures to allow new and denser forms of development create several serious questions for planners to address. While the mixture of land uses does not conflict with established downtown uses, the density and design of new development are deviations from traditional forms of development. These changes to the cherished downtown neighborhood are viewed by some Lawrencians as dangerous threats to the communitys long established image, atmosphere and identity. Herein lies the allencompassing dilemmashould future development be strictly controlled to preserve downtown as we know it today, or should developers be given the flexibility to meet property demand and maximize revenues? This plan addresses this issue by laying out a clear path forward that protects what Lawrencians love most about their downtown, while also encouraging smart and attractive new forms of development.

Current Dilemmas
Traditionally, lot sizes, building dimensions, and setbacks in downtown Lawrence have created an atmosphere akin to a small towns Main Street (Figure 1.1). As Lawrences population increases, the demand for downtown property increases. Because of the neighborhoods relatively small footprint, pressure to develop larger and taller buildings is growing. Within recent years, higher density projects have been constructed or propose (figures 1.2-1.4). Many Lawrencians have vehemently opposed higher density development proposals from occurring, arguing that the higher density buildings undermine downtowns small town charm. Shadowing concerns from homeowners living near downtown have also objected to these projects. Conversely, project proponents have argued that larger and taller buildings increase prosperity downtown, resulting in greater tax revenues for local government. All of these arguments are valid, and should guide future policies that regulate density through restrictions on floor area ratio (FAR), lot coverage, building height, and setbacks.

Figure 1.2: Image source: Treanor Architects 901 New Hampshire (Figure 1.2), the proposed Marriott Hotel building (Figure 1.3) and the Hobbs Taylor Building (Figure 1.4), contradict the lower density development pattern downtown has historically exhibited.

Figure 1.3: Image source: City of Lawrence

Figure 1.4: Image source: Pbase.com

In addition to the density dilemma, concerns over urban design consistency and quality demonstrate the need for new and more stringent policies. Traditionally, downtowns image, atmosphere and identity have been strongly defined by common building materials, architectural features, and historical significance. However, there are several structures in downtown Lawrence that deviate from the traditional aesthetic environment. While downtowns national historic district designation does help control area urban design, more specific performance policies should be introduced to more effectively protect and advance the aesthetic standards that define downtowns current image, identity, and atmosphere.

Figure 1.5 Image Source: Cannellfan, Flickr

Figure 1.6 Image Source: costar.com

Figure 1.7 Image Source: Johnbalawan, Panoramio

Figure 1.8 Image Source: Mrs. Mass

The buildings pictured in figures 1.5-1.8 deviate from the traditional aesthetic standards that define downtowns traditional image, identity and atmosphere, which is illustrated in Figure 1.1.

Moving Forward
In order to address rising population and property demands, while also working to preserve downtowns current image, atmosphere,and identity, this plan recommends a balanced approach to the outward and upward expansion of downtown Lawrence. The expanded downtown will comprise three adjacent districts (Map 1.1), each expressing its own distinct environment, circumscribed by varying floor area ratios (FAR), land uses, and performance-based policies. Such policies will be aimed to preserve cherished established structures and urban forms in some areas, while guiding new forms of development in other areas. This plan also aspires to augment established neighborhood identities into the design of future development.

Map 1.1

Figure 2.1 Source: Colleen Prohaska, Pbase

Figure 2.2 Source: Stephensre.com Figure 2.3 Source: DanJDavis, Flickr tumblr

Figure 2.4 Source: fotoedge,

Figures 2.1-2.4 illustrate the architectural and environmental features that define the Mass Street District identity that should be emulated by future development.

2. The Mass Street District

This district (Maps 2.1-2.3) will comprise the entire downtown footprint as we know it today, as well as expand into some residential areas west of Kentucky Street and south surrounding South Park. The boundaries for this design overlay district were drawn to better manage the environs of the downtown historic district. All future development and building modifications within the design overlay district will be subject to density and design policies that conform and complement to the contributing properties of the historic district. The districts expansion into nearby residential areas will allow for the controlled and gradual redevelopment of certain properties into more intense uses, whether multi-family residential, office, retail, or mixed uses. 9

Ohio 9th 8th 7th 6th 10th 11th 12th

Tennessee

Kentucky

Vermont

Massachusetts

New Hampshire

Rhode Island Map 2.1

Connecticut

New York

.125 Mi .25 Mi

The Mass Street District

North

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Mass Street Land-Use Requirements

Appropriate Land-Uses for the Mass Street District Goal 2.1: Mixed-Uses Promote a viable mix of uses that promote living, working, and playing. Policy 2.1.1: Mixed-use development shall provide office or retail space on the ground level, and either multi-family residential, office, or retail space on all upper levels. Goal 2.2: Intensity Minimize any adverse impacts that development or redevelopment may have on single-family residential neighborhoods surrounding the downtown Policy 2.2.1: High intensity (greater than 5:1 FAR) commercial or mixed-uses shall be buffered by lower intensity (1.25:1 or lower FAR) uses such as green spaces, low intensity commercial or medium intensity multi-family residential uses.
Figure 2.5 Source: Unl.edu

Goal 2.3: Downtown Living Encourage a growing and diverse downtown residential population Policy 2.3.1: All future development in the district that exceeds an FAR of 4:1 must comprise at least 50 percent multi-family usage. Policy 2.3.2: All future development in the district that exceeds an FAR of 6:1 must comprise at least 50 percent multi-family usage, 50 percent of which must be dedicated as affordable housing. Goal 2.4: Green Space Preserve existing green spaces Policy 2.4.1: Green spaces delineated in Map 2.2 of this plan shall be preserved as such, and shall continue to be used for public recreational purposes.

Figure 2.6 Source: fansshare.com

Figure 2.7 Source: Auntie Zooie, Flickr

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Map 2.2

Mass Street District

Future Land-Use Map
Single-Family Residential Single-Family or Multi-Family Residential

6th

7th

Mixed-Use Retail, Office and/or Multi-Family Residential Office or Retail Green Space Institutional Mass Street District Boundary

8th

9th

10th

11th New Hampshire

North
.125 Mi .25 Mi

12th Massachusetts

Rhode Island

Connecticut

Tennessee

Kentucky

Vermont

New York

Ohio

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Mass Street District Bulk Controls

Appropriate Bulk for the Mass Street District Goal 2.5: Cohesive Density Create a cohesive density pattern that ensures structures are comparable in scale with the contributing properties of Lawrences Downtown Historic District. Policy 2.5.1: All structures shall abide by the following minimum and maximum height restrictions, which are tiered based on the allowed FAR delineated by Map 2.3: a. Structures restricted by a maximum FAR of 0.1:1 shall not exceed one story (12 feet) in height. b. Structures restricted by a maximum FAR of 1.25:1 shall not exceed three stories (36 feet) in height. c. Structures restricted by a maximum FAR of 5:1 shall be at least two stories (24 feet) in height and shall not exceed five stories (60 feet) in height. d. Structures restricted by a maximum FAR of 8:1 shall be at least five stories (60 feet) in height and shall not exceed 10 stories (120 feet) in height. Policy 2.5.2: New infill buildings shall relate within one story (12 feet) to the prevailing height of adjacent buildings within the same block, unless adjacent buildings exceed FAR regulations. Policy 2.5.3: Maximum building FAR and lot coverage shall abide by the restrictions delineated in Map 2.3, unless otherwise restricted by Policy 2.5.2. Policy 2.5.4: Row houses shall be encouraged in residential areas. Goal 2.6: Pedestrian Orientated Scale Ensure retail visibility and support pedestrian-scale development Policy 2.6.1: All retail, office, mixed-use or row house properties shall directly abut the sidewalk unless to allow for the following: a. Highlight Entrances: A minimum setback of four feet from the sidewalk shall be allowed to highlight entrances or to provide wider sidewalks; b. Corner Lots: A maximum setback of up to 10 feet from the sidewalk on corner lots shall be allowed to provide plaza space.

Figure 2.8 Source: Cohodas208c, Flickr

Figure 2.9 Source: Chicagoagentmagazine.com

Figure 2.10 Source: Amy.arch, Flickr

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Map 2.3

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Mass Street District Faade Controls

Appropriate Faades for the Mass Street District Goal 2.7: Architectural Integrity Strengthen neighborhood character by preserving or restoring historic properties and ensuring that all future development reflects the districts established design principles. Policy 2.7.1: Alterations or additions to buildings listed as contributing structures of the Lawrence Downtown Historic District shall be conducted following The Secretary of the Interiors Standards for the Treatment of Historic Properties. Policy 2.7.2: Materials, massing, colors, and detailing of the original structure shall guide the design of additions or alterations of historic structures. Policy 2.7.3: Historic architectural features of historic buildings shall be retained and repaired, rather than removed. If these features are severely damaged, they shall be replaced with features identical in appearance to the original features. Policy 2.7.4: Where buildings within the block face establish regular pattern of windows, floor height, or other building details, new or remodeled buildings shall remain consistent with these regular patterns. Policy 2.7.5: Primary exterior building materials for new construction shall include wood or masonry units (brick, stone, tile, or split face alternate course concrete). If panel materials are used, each panel shall not exceed a maximum of nine square feet. Policy 2.7.6: New infill buildings or exterior renovations shall exhibit only neo-classical architectural features. Goal 2.8: Pedestrian Oriented Windows Ensure retail visibility that supports the pedestrian-scale. Policy 2.8.1: Street level facades, exluding single-family homes, must exhibit a minimum of 60 percent transparent display windows. Upper floor facades shall contain a minimum of 40 percent transparent windows. Windows fronting streets or the riverfront shall use transparent, nonreflective and non-tinted materials. Policy 2.8.2: Windows shall be vertically proportioned from a 3:2 to 2:1 height to width ratio. 15

Figure 2.11 Source: Mrs. Mass

Figure 2.12 Source: Downtown Campbellsville, KY

Figure 2.13 Source: Mrs. Mass

Mass Street District Faade Controls (Continued)

Appropriate Faades for the Mass Street District Goal 2.9: Pedestrian Orientated Design Present visually interesting architectural features and patterns designed to reduce mass and scale. Policy 2.9.1: All faades must have a recognizable "base" consisting of (but not limited to): a. thicker walls, ledges or sills; b. integrally textured, colored, and patterned materials d. lighter or darker colored materials, mullions or panels; e. cornices/caps f. planters; g. plinth treatments; h. commercial property bases shall have display windows which abide by Policy: 2.8.1-2.8.3.
Figure 2.14 Source: St. Joseph, Missouri, Flickr

Figure 2.15 Source: Foutch Bros.

Policy 2.9.2: All faades of buildings greater than four stories in height must have a recognizable "middle" consisting of (but not limited to): a. Building middle cap; b. integrally textured materials which differentiate from the base and top; c. integrally colored and patterned materials which differentiate from the base and top; d. lighter or darker colored material that differentiate from the base and top; e. windows which contrast from the base through exposed lintels, sills, shape, and proportions. Overall wall composition within for Building Middles shall contain at least 30%, but no more than 60% glazing. A vertical proportion of window panes or window openings (3:2 to 2:1 height: width ratio) shall be used. Policy 2.9.3: All faades must have a recognizable "top" consisting of (but not limited to): a. cornice treatments, other than colored "stripes" or "bands" alone, with integrally textured materials b. sloping roof with overhangs and brackets; c. stepped parapets. Policy 2.9.4: Large areas of blank wall shall be avoided by design accents such as windows, panels, pilasters, trellises, murals or other faade articulations which will reduce the overall scale appearance.

Figure 2.16 Source: Planetware.com

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Mass Street District Faade Controls (Continued)

Appropriate Faades for the Mass Street District Policy 2.9.5: Awnings that overhang windows or entries on street level facades shall be constructed of canvas or heavy cloth, utilizing neutral colors. Goal 2.10: Building Materials Buildings should be made of high-quality and attractive materials Policy 2.10.1: All building sides, visible from primary and secondary streets must include materials and design characteristics consistent with those on the front. Use of inferior or lesser quality materials for side facades is not permitted. Policy 2.10.2: Allowed faade building materials include: brick (traditional red-clay colors), stone, stucco, and nonreflective glass (cumulative surface area of less than 40 percent of all exterior walls). The following materials are expressly prohibited: vinyl siding, reflective glass, asphalt siding, aluminum lap siding, wood siding, corrugated metal, and siding grade plywood. Policy 2.10.3: The design of accessory buildings shall reflect and coordinate with the general style of architecture inherent in the primary structure for the proposed development.

Figure 2.17 Source: Activerain.com

Figure 2.18 Source: Davidsonnews.net

Figure 2.19 Source: St. Joseph, Missouri CVB, Flickr Street level display windows and articulated architectural features illustrated in Figure 2.19 demonstrate how a large building should be visually related to the human scale.

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Mass Street District Environmental Requirements

Appropriate Environmental Features for the Mass Street District Goal 2.11: Shadows Adverse shadow effects caused by multi-story properties should be mitigated to ensure adequate sunlight. Policy 2.11.1: A preliminary shadow analysis conducted by a neutral third party consultant shall be required for all proposed development greater than 45 tall, in order for the districts design review board to determine if a shadow threat on neighboring properties warrants additional analysis. Policy 2.11.2: Shadowing shall not be allowed to adversely impact single-family residential districts or green spaces delineated by Map 2.2. Adverse impacts shall be determined by a shadow analysis conducted by a neutral third party consultant. Goal 2.12: Sustainability Construct an environmentally sustainable built environment. Policy 2.12.1: Parking structures with open top decks shall integrate photovoltaic panels and/or roof gardens to capture storm water runoff. Policy 2.12.2: Buildings shall be permitted to integrate photovoltaic panels and/or roof gardens to capture storm water runoff. Policy 2.12.3: Photovoltaic panels must not be visible from the street.
Figure 2.21 Source: T0wnley.info

Figure 2.20 Source: McGurn Management Company

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Mass Street District Streetscape Requirements

Appropriate Streetscape Elements for the Mass Street District Goal 2.13: Pedestrian Oriented Layout Ensure a walkable, pedestrian oriented environment Policy 2.13.1: A building or permitted projection may project over the required sidewalk easement above a height of 40 and below a depth of 5 to accommodate street trees. Policy 2.13.2: Streetscapes shall provide a minimum 6 wide continuous path of travel and 18-24 wide access zone next to the curb, which includes a 6 curb and 12 wide granite or brick edge band adjacent to the back of curb. Policy 2.13.3 Streetscapes in commercial or mixed-use zoned areas shall provide a minimum 10 wide continuous path of travel and 18-24 wide access zone next to the curb, which includes a 6 curb and 12 wide brick edge band adjacent to the back of curb.
Figure 2.23 Source: Truth or Consequences, Main Street

Policy 2.13.4: All pedestrian level lighting shall be no higher than 15 and down-lit. Light poles shall be in a historical style light standard to be selected by the district design review board. Policy 2.13.5: Street trees shall be provided on all streets (except on alleys) and shall be planted approximately 3 ft. behind the curb line. Spacing should be an average of no more than 30 ft. on center (measured per block face). The minimum caliper size for each tree should be 3 in. and a minimum of 12 ft. in height at planting. Species selected should be native, drought and disease tolerant.

Figure 2.24 Source: Hostilegospel, Tumblr

Goal 2.14: Pedestrian Amenities Encourage street level activity that embraces art, culture, and entertainment. Policy 2.14.1: Space for outdoor dining, retail, or live music may occur on any portion of the paved sidewalk provided a minimum 6 wide continuous path of travel is maintained. Policy 2.14.2: Bulb-outs shall be provided on every street corner on Vermont, Massachusetts, and New Hampshire streets between 6th and North Park streets. Bulb-outs must provide space for sculpture or water feature, trash receptacles, lighting, bike racks, and planters with ledge seating (8 person minimum capacity). 19

Figure2.25 Source: South Bay Realty Pro

Mass Street District Streetscape Requirements (Continued)

Appropriate Streetscape Elements for the Mass Street District Policy 2.14.3: Space for seating shall be provided no more than every 30 ft. on center (measured per block face)on Vermont, Massachusetts, and New Hampshire streets between 6th and North Park streets. Each block face shall provide seating capacity for at least 25 people, including bulb-out seating. Seating may be provided by benches, planter ledges, fountain ledges, or street sculpture. Policy 2.14.4: Street art shall be permitted provided a minimum 6 wide continuous path of travel is maintained and the street art is approved by the district design review board.

Figure 2.26 Source: Yelp.com

Figure 2.27 Source: Alloveralbany.com

Figure 2.28 Source: naturalhistory.ku.edu

The vibrancy captured in Figure 2.28 should be replicated along Vermont, Massachusetts, and New Hampshire streets between 6th and North Park streets. This may be achieved through providing ample seating, space for outdoor dining, street performers, art, and bike/ped amenities. Figures B2 through B4 in Appendix B should be used as a guide for streetscape development along the aforementioned streets.

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Mass Street District Parking Requirements

Appropriate Parking Structures for the Mass Street District Goal 2.15: Parking Arrangements Provide ample on-street and off-street parking in places that limit visibility and congestion as not to undermine the pedestrian experience. Policy 2.15.1: Surface lots are prohibited except for residential properties (not mixed-use) with fewer than 25 dwelling units. Policy 2.15.2: Except for on-street parking and the minimum ground-level frontage required for access to garages and loading, no parking or loading shall be visible on the ground floor of any building faade that faces a retail street. Parking structures shall provide habitable floor area along all retail street frontages. Policy 2.15.3: Parking, loading or circulation located above the ground floor shall be lined by habitable floor area along all street frontages. If the project developer demonstrates that it is not feasible to line the parking with habitable space above the ground floor, it shall be integrated into the design of the building faade and abide by Policy 2.7 to 2.10. Policy 2.15.4: Where parking above the ground floor that is not lined with habitable space is permitted, a maximum of three parking levels fronting on a public street shall be allowed above the ground floor when FAR requirements permit (sections 2.5-2.7). Policy 2.15.5: Drive-through lanes are not permitted. Goal 2.16: Structure Design Parking structures will be visually appealing and blend in with the surrounding built-environment.
Figure 2.29 Source: Peterlfrench, Flickriver

Figure 2.28 Source: Carl Walker

Policy 2.16.1: Parking structures shall have an external skin designed using the standards set forth in sections 2.7 to 2.10. Policy 2.16.2: Elevator/stair corridors shall be located on primary pedestrian corners and be highlighted architecturally. Policy 2.16.2: The design of public art and lighting shall be integrated with the structures architecture to reinforce a unique identity. 21

Mass Street District Signage Controls

Appropriate Signage for the Mass Street District Goal 2.17: Pedestrian Oriented Signage Signage type and positioning should suit a pedestrian-oriented environment. Policy 2.17.1: Wall signs shall not exceed 15 percent of the exposed area of the wall on which they are located. Wall signs shall not project beyond 6 from the wall surface. Policy 2.17.2: Hanging signs will be limited to nine square feet in area and may not project beyond four feet from the building surface. Material used for fastening or supporting hanging signs will be restricted to metals with porcelain enamel, stainless steel, brass or bronze finished. Signs shall be placed between eight and 12 feet above grade Policy 2.17.3: Temporary window signs shall not exceed 10 percent of the window. Policy 2.17.4: Temporary sandwich board signs (or A-frame signs) shall be permitted as long as they do not interfere with pedestrian movement or visibility along sidewalks.
Figure 2.31 Source: Mrs. Mass

Figure 2.30 Source: Mrs. Mass

Policy 2.1 7.5: Monument signs shall not exceed five feet in height and 15 square feet in area. Monument signs in the public right-of way shall not interfere with pedestrian movement or visibility along sidewalks. Signs shall not block motorists visibility along the sidewalk or roadway, or sight lines at entry driveways and circulation aisles will not be blocked. Monument signs are prohibited on Vermont, Massachusetts, and New Hampshire Streets between 6th and North Park streets. Policy 2.17.6: Projecting signs shall not project beyond 4 (6 for wall signs) from the building and shall be located at least 25 from other projecting signs to maximize visibility and reduce visual clutter. Projecting signs shall be placed at a 90 degree angle from the building surface and shall be located no lower than 8 from grade and no higher than the cornice or roof line. Policy 2.17.7: The following types of signs shall be prohibited within the district: billboards, digital signs, pole signs, portable signs (except temporary signs listed in policies 2.17.3 and 2.17.4), rooftop signs, and any form of sign that flashes, flies, inflates, internally illuminates or moves. 22

Figure 2.32 Source: Earthbound Trading Co.

Figure 2.33 Source: Blue Water Signs

Mass Street District Signage Controls (Continued)

Appropriate Signage for the Mass Street District Goal 2.18: Signage Design Sign quality should complement the district character. Policy 2.18.1: Monument signs shall be accented with landscaping equal to two square feet for every one square foot of sign face and include a supporting base composed of allowed building materials listed in Policy 2.10.2. Policy 2.18.2: Sign materials shall be extremely durable. Permissible materials include: painted or carved wood; carved wooden letters; epoxy letters; galvanized sheet metal; slate, marble, or sandstone; gold leaf; gilt, painted, stained, or sandblasted glass; clear and colored acrylic; neon; or stained glass. Paper and cloth signs shall be prohibited for exterior use (except high quality, weatherresistant canvas for awnings). Wood signs should be sealed and maintained to prevent deterioration from moisture. Policy 2.18.3: All new permanent signs (including awning signs) shall be reviewed and approved by the district design review board, as part of the sign permitting process. The board shall approve signs based on whether they complement or contribute to the district character as it has been described by Chapter 2 of this document. Goal 2.19: Signage Uniformity Public signage should unify the district by exhibiting consistent design elements which promote the district identity. Policy 2.19.1: Light poles, parking meters, banners, street signage, way-finding markers, paving graphics, and any other form of public signage shall be unique to the district by exhibiting consistent traditional designs that complement the districts historic integrity. Public signage shall be approved by the district design review board. Policy 2.19.2: Public signage identified in Policy 2.19.1 shall exhibit traditional design through incorporating neutral colors and one of the following fonts: Baskerville Old Face Garamond Bookman Old Style Modern No. 20 Goudy Old Style Calisto MT Policy 2.19.3: Nonconforming signage replacement shall be amortized over 5 years upon the adoption of this plan. 23

Figure 2.34 Source: Metro Atlantic

Figure 2.35 Source: South Beach St. Historic District

The following signs are exempt from signage policy due to their unique historical contributions: The Granada Theater Sign Varsity Theater Sign

Mass Street District Financing Tools & Project Prioritization

Priority Level High High High Medium

Project District-Unified Way-finding System Parking Garages Faade Improvement Revolving Loan Fund Bike Racks, Bike Awareness Street Signage/Striping along Vermont, Massachusetts, and New Hampshire Public Bike Rental Program Sidewalk Seating/Planters, trash receptacles along Vermont, Massachusetts, and New Hampshire District Unified Public Signage/Banners Undergrounding Utility Poles

Financing Tool Business Improvement District (BID) Revenue Bonds, Transportation Development District (TDD) BID TDD, Transportation Alternatives (TAP) Grant (if awarded) User Fees, TDD BID

Medium Medium

Medium Medium

Medium Low

Low Low

Plaza Space at 900 Massachusetts Decorative Sidewalk Improvements along Vermont, Massachusetts, and New Hampshire Public Sculpture/Art along Vermont, Massachusetts, and New Hampshire Decorative Street Improvements along Vermont, Massachusetts, and New Hampshire

BID User Fees4% Utilities Bill Surcharge City-wide (in cooperation with utility companies) BID TDD, Transportation Alternatives (TAP) Grant (if awarded) BID TDD

Table 2.1 District Project Prioritization and Financing For financing tool definitions, see Appendix A. For Downtown-wide project prioritization, see Appendix D.

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Figures 3.2 Source: Foursquare.com

Figures 3.1-3.2 offer a vision of how Lawrences Warehouse District could appear through implementing the policies outlined in Section 3.

Figures 3.1 Source: Planitzen

3. The Warehouse Arts District

In recent years, public-private partnerships have fostered development around a newly-established warehouse arts district in east Lawrence. Through this project, old warehouses are being converted to lofts, offices, retail and art studio space designed to accommodate the creative class. Although this project is still in its infancy, momentum is building that may one day produce a neighborhood similar in nature to Kansas Citys Crossroads Arts District or Omahas Old Market. To help cultivate such an environment, this plan recommends policies that foster higher intensity uses that support the arts community. Policies encourage the development of art-oriented businesses and organizations, as well as promote housing accommodations designed for artists. Building design specifications will be more flexible in this district, compared to the Mass Street District so as not to limit artistic expression. This districts boundaries aim to capture areas prone to growth due to their proximity to the recently converted warehouses, the riverfront, as well as downtown. The majority of properties currently within this area are older single-family homes. Plans would preserve a relatively low density residential environment on local residential streets (Connecticut, New York, New Jersey), while encouraging higher intensities on higher volume routes (7th, 8th, 9th, Pennsylvania, and Delaware). Depending on demand, new development should allow for residential, office, retail, or mixed-uses. Density and design of new development adjacent to single-family homes will be controlled to ensure a level of congruity.

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Map 3.1

7th

8th

Rhode Island

Connecticut

Pennsylvania

New Jersey

North

Warehouse Arts District

.0625 Mi .125 Mi

New York

9th

Delaware

26

Warehouse Arts District Land-Use Requirements

Appropriate Land-Uses for the Warehouse Arts District Goal 3.1: Mixed-Uses Promote a viable mix of uses that promote living, working, and playing. Policy 3.1.1: Mixed-use development shall provide office or retail space on the ground level, and either multi-family residential, office, or retail space on all upper levels. Goal 3.2: Creative Class Accommodations Provide space for artists to live, work, and sell/display their art. Policy 3.2.1: Any mixed-use property in the district shall be permitted to provide artists studio/dwelling units, which are designed for and are occupied by not more than one family and include adequate working space reserved for the artist or artists residing therein. Retail and gallery uses are not permitted within the studio/dwelling unit. See Figure B5 in Appendix B for model layout. Policy 3.2.2: A professional artist may maintain a studio as accessory to his or her dwelling in a single-family residential zone if the A hobby artist may maintain a studio if by nature it qualifies as incidental and accessory to the residential use. Policy 3.2.3: The following arts-oriented uses are permitted outright in the districts mixed-use zone: galleries, studios, movie theaters (single screen), stage theater, music venues, design firms, recording studios, art schools, culinary schools, dance studios, and art incubators. A maximum capacity of 500 seats applies to all theaters/performance venues. Goal 3.3: Intensity Minimize any adverse impacts that development or redevelopment may have on single-family residential neighborhoods south of the district. Policy 3.2.1: High intensity (greater than 8:1 FAR) commercial, residential or mixed-uses shall be buffered by lower intensity uses such as green spaces, low intensity (1.25:1 FAR or lower) commercial or medium intensity (3:1 FAR) multi-family residential uses.

Figure 3.3 Source: Lawrence Warehouse Arts District

Figure 3.4 Source: hilgerproperties.com

Figure 3.5 Source: Black Trumpet Bistro

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Warehouse Arts District Land-Use Requirements (Continued)

Appropriate Land-Uses for the Warehouse Arts District Goal 3.4: Downtown Living Encourage a growing and diverse residential population Policy 3.4.1: All future development in the district that exceeds an FAR of 4:1 must comprise at least 50 percent multi-family usage, with at least 50 percent of which must be dedicated as affordable housing. Policy 3.4.2: All future development in the district that exceeds an FAR of 6:1 must comprise at least 50 percent affordable multi-family usage, with at least 50 percent of which must be dedicated as artists studio/dwelling units or student housing.
Figure 3.6 Source: Wonderlane, Flickriver

Figure 3.7 Source: Black Trumpet Bistro

Figure 3.8 Source: Struct/Restruct The Warehouse District should support ongoing neighborhood revitalization efforts, including Struct/Restruct projects like the one pictured in Figure 3.8. Support can be provided by developing urban design policies that allow the flexibility for artistic expression and economic growth, while still providing a high standard for design quality.

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Map 3.2

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Warehouse Arts District Bulk Controls

Appropriate Bulk for the Warehouse Arts District Goal 3.5: Increased Density Increase the districts density to capture downtown property demand and allow the expansion of the downtown footprint. Policy 3.5.1: All structures shall abide by the following minimum and maximum height restrictions, which are tiered based on the allowed FAR delineated by Map 3.3: a. Structures restricted by a maximum FAR of 0.1:1 shall not exceed one story (12 feet) in height. b. Structures restricted by a maximum FAR of 1.25:1 shall not exceed three stories (36 feet) in height. c. Structures restricted by a maximum FAR of 3:1 shall be at least two stories (24 feet) in height and shall not exceed four stories (48 feet) in height. d. Structures restricted by a maximum FAR of 8:1 shall be at least four stories (48 feet) in height and shall not exceed 10 stories (120 feet) in height. Policy 3.5.2: Row houses shall be encouraged in residentially zoned areas. Goal 3.6: Pedestrian Oriented Scale Ensure retail visibility and support pedestrian-scale development Policy 3.6.1: All retail, office, mixed-use or row house properties shall directly abut the sidewalk unless to allow the following: a. Highlight Entrances: A minimum setback of four feet from the sidewalk s hall be allowed to highlight entrances or to provide wider sidewalks; b. Corner Lots: A maximum setback of up to 10 feet from the sidewalk on corner lots shall be allowed to provide plaza space.

Figure 3.9 Source: Iggmoe.com

Figure 3.10 Source: Struct/Restruct

Figure 3.11 Source: Brasch Barry

Where appropriate, row housing (Figure 3.9) should be allowed to increase neighborhood density. Other areas with lower density single-family detached units (Figure 3.10) should be preserved to maintain established neighborhood character. Such areas are demarcated by Map 3.3.

30

Map 3.3

31

Warehouse Arts District Faade Controls

Appropriate Faades for the Warehouse Arts District Goal 3.7: Architectural Integrity Strengthen neighborhood character established by historic buildings, while fostering creative expressions on the builtenvironment. Policy 3.7.1: Alterations or additions to buildings listed as contributing structures of the East Lawrence Industrial Historic District or the North Rhode Island Historic District shall be conducted following The Secretary of the Interiors Standards for the Treatment of Historic Properties. Policy 3.7.2: Materials, massing, colors, and detailing of the original structure shall guide the design of additions or alterations of historic structures.
Figure 3.12 Source: Liberty Real Estate

Policy 3.7.3: Historic architectural features of historic buildings shall be retained and repaired, rather than removed. If these features are severely damaged, they shall be replaced with features identical in appearance to the original features. Policy 3.7.4: Where buildings within the block face establish regular pattern of windows, floor height, or other building details, new or remodeled buildings shall remain consistent with these regular patterns. Policy 3.7.5: Primary exterior building materials for new construction shall include wood or masonry units (brick, stone, tile, or split face alternate course concrete). If panel materials are used, each panel shall not exceed a maximum of nine square feet. Goal 3.8: Pedestrian Oriented Windows Ensure retail visibility that supports the pedestrian-scale. Policy 3.8.1: Display windows must be included in all commercial property street level faades. Policy 3.8.2: Faades and street fronting walls shall contain a minimum of 60 percent transparent windows. Upper floor facades shall contain a minimum of 40 percent transparent windows or fixed glass. Windows fronting streets or the riverfront shall use transparent, non-reflective and non-tinted materials.

Figure 3.13 Source: Film Commission of Greater Kansas City

Figure 3.14 Source: My Scene KC

32

Warehouse Arts District Faade Controls (Continued)

Appropriate Faades for the Warehouse Arts District Goal 3.9: Pedestrian Oriented Design Present visually interesting architectural features and patterns designed to reduce mass and scale. Policy 3.9.1: All buildings greater than four stories must have a recognizable "base" consisting of (but not limited to): a. thicker walls, ledges or sills; b. integrally textured, colored, and patterned materials; c. lighter or darker colored materials, mullions or panels; d. cornices/caps e. planters; f. plinth treatments; g. commercial street level property bases shall have display windows which abide by Policy: 3.7.1-3.7.2. Policy 3.9.2: All buildings greater than four stories must have a recognizable "middle" consisting of (but not limited to): a. Building middle cap; b. integrally textured, colored, and/or patterned materials which differentiate from the base and top; c. windows which contrast from the base through exposed lintels, sills, shape, and proportions. Overall wall composition within for Building Middles shall contain at least 30%, but no more than 60% glazing. Policy 3.9.3: All buildings higher than 4 stories must have a recognizable "top" consisting of (but not limited to): a. cornice treatments, other than colored "stripes" or "bands" alone, with integrally textured materials; b. sloping roof with overhangs and brackets; c. stepped parapets.
Figure 3.16 Source: The Sherbert Group

Figure 3.15 Source: Marriott

Policy 3.9.4: Large areas of blank wall shall be avoided by design accents such as windows, panels, pilasters, trellises, murals or other faade articulations which will reduce the overall scale appearance. Policy 3.9.5: Awnings that overhang windows or entries on street level facades shall be constructed of canvas or heavy cloth. No color restrictions.

Figure 3.17 Source: Robert K. Chin

33

Warehouse Arts District Faade Controls (Continued)

Appropriate Faades for the Warehouse Arts District Goal 3.10: Building Materials Buildings should be made of high-quality and attractive materials. Policy 3.10.1: All new construction (excluding single-family homes), shall exhibit at least 70 percent brick (traditional redclay colors). Brick may be painted over with colors approved by the district design review board. Policy 3.10.1: Side or rear exterior walls in street view shall not be made of inferior or lesser quality materials from the front faade. Policy 3.10.2: Allowed faade building materials include: brick, stucco, wood siding, decorative CMUs (concrete masonry units), and non-reflective glass (cumulative surface area of less than 40 percent of all exterior walls). The following materials are expressly prohibited: vinyl siding, reflective glass, asphalt siding, aluminum lap siding, and siding grade plywood. Materials not listed are subject to approval of the district design review board. Policy 3.10.3: Corrugated metal may be used to reinforce an artistic design theme, but must make up a cumulative surface area of less than 25 percent of all exterior walls. Policy 3.10.4: Murals and outdoor sculpture are strongly encouraged and shall be subject to approval by the districts design review board. Policy 3.10.5: Proposed faade construction or alterations must be approved by the districts design review board.
Figure 3.19 Source: Erika Singer Burke Figures 3.18 and 3.19 illustrate colorful murals covering the entire faade. These forms of artistic expression should be encouraged within the warehouse arts district.

Figure 3.18 Source: Art Observer

34

Warehouse Arts District Environmental Requirements

Appropriate Environmental Features for the Warehouse Arts District Goal 3.11: Shadows Adverse shadow effects caused by multi-story properties should be mitigated to ensure adequate sunlight. Policy 3.11.1: A preliminary shadow analysis conducted by a neutral third party consultant shall be required for all proposed development greater than 45 tall, in order for the districts design review board to determine if a shadow threat on neighboring properties warrants additional analysis. Policy 3.11.2: Shadowing shall not be allowed to adversely impact single-family residential districts or green spaces delineated by Map 2.2. Adverse impacts shall be determined by a shadow analysis conducted by a neutral third party consultant.
Figure 3.20 Source: Trudden Technology

Goal 3.12: Sustainability Construct an environmentally sustainable built environment. Policy 3.12.1: Parking structures with open top decks shall integrate photovoltaic panels and/or roof gardens to capture storm water runoff. Policy 3.12.2: Buildings shall be permitted to integrate photovoltaic panels and/or roof gardens to capture storm water runoff. Policy 3.12.3: Photovoltaic panels must not be visible from the street, unless they are incorporated into art and approved by the District Design Review Board.

Figure 3.21 Source: Annamog.blogspot.com

35

Warehouse Arts District Streetscape Requirements

Appropriate Streetscape Elements for the Warehouse Arts District Goal 3.13: Pedestrian Oriented Layout Ensure a walkable, pedestrian oriented environment. Policy 3.13.1: A building or permitted projection may project over the required sidewalk easement above a height of 40 and below a depth of 5 to accommodate street trees. Policy 3.13.2: Streetscapes shall provide a minimum 6 wide continuous path of travel and 18-24 wide access zone next to the curb, which includes a 6 curb and 12 wide brick edge band adjacent to the back of curb. Policy 3.13.3: Streetscapes in commercial or mixed-use zoned areas shall provide a minimum 10 wide continuous path of travel and 18-24 wide access zone next to the curb, which includes a 6 curb and 12 wide brick edge band adjacent to the back of curb.
Figure 3.22 Source: houzz.com

Policy 3.13.4: All pedestrian level lighting shall be unique or artistic in nature so it may serve as public art. Lighting shall be selected by the Warehouse Arts District Design Board. Policy 3.13.5: Street trees shall be provided on all streets (except on alleys) and shall be planted approximately 3 ft. behind the curb line. Spacing should be an average of no more than 30 ft. on center (measured per block face). The minimum caliper size for each tree should be 3 in. and a minimum of 12 ft. in height at planting. Species selected should be native, drought and disease tolerant. Goal 3.14: Pedestrian Amenities Encourage street level activity that embraces art, culture, and entertainment.

Figure 3.23 Source: scoop.it

Policy 3.14.1: Space for outdoor dining, retail, or live music may occur on any portion of the paved sidewalk provided a minimum 6 wide continuous path of travel is maintained.

36

Warehouse Arts District Streetscape Requirements (Continued)

Appropriate Streetscape Elements for the Warehouse Arts District Policy 3.14.2: Bulb-outs shall be provided on every street corner on Pennsylvania and Delaware streets (between 8th and 9th), 7th street (between New Hampshire and New Jersey streets), and 8th and 9th streets (between New Hampshire and Delaware). Bulb-outs must provide space for sculpture or water feature, trash receptacles, lighting, bike racks, and planters with ledge seating (4 person minimum capacity). Policy 3.14.3: Space for seating shall be provided no more than every 30 ft. on Pennsylvania and Delaware streets (between 8th and 9th), 7th street (between New Hampshire and New Jersey streets), and 8th and 9th streets (between New Hampshire and Delaware). Each block face shall provide seating capacity for at least 15 people, including bulb-out seating. Seating may be provided by benches, planter ledges, fountain ledges, or street sculpture.
Figure 3.24 Source: walkoverstates.wordpress.com

Policy 3.13.4: Street art shall be permitted provided a minimum 6 wide continuous path of travel is maintained and the street art is approved by the district design review board.

Figure 3.25 Source: Times Union

Figure 3.26 Source: Intriguing News

Street performances, as illustrated in figure 3.26, may be encouraged within the Warehouse Arts District by providing ample performance space. Figures B2 through B4 in Appendix B should be used as a guide for streetscape development along Pennsylvania and Delaware streets (between 8th and 9th), 7th street (between New Hampshire and New Jersey streets), and 8th and 9th streets (between New Hampshire and Delaware). 37

Warehouse Arts District Parking Requirements

Appropriate Parking Structures for the Warehouse Arts District Goal 3.15: Parking Arrangements Provide ample on-street and off-street parking in places that limit visibility and congestion as not to undermine the pedestrian experience. Policy 3.15.1: Surface lots are prohibited except for residential properties (not mixed-use) with fewer than 25 dwelling units. Policy 3.15.2: Except for on-street parking and the minimum ground-level frontage required for access to garages and loading, no parking or loading shall be visible on the ground floor of any building faade that faces a retail street. Parking structures shall provide habitable floor area along all retail street frontages. Policy 3.15.3: Parking, loading or circulation located above the ground floor shall be lined by habitable floor area along all street frontages. If the project developer demonstrates that it is not feasible to line the parking with habitable space above the ground floor, it shall be integrated into the design of the building faade and abide by Policy 3.7, to Policy 3.9. Policy 3.15.4: Where parking above the ground floor that is not lined with habitable space is permitted, a maximum of three parking levels fronting on a public street shall be allowed above the ground floor when FAR requirements permit (sections 3.5-3.6).
Figure 3.25 Source: beaconhillpatch.com

Figure 3.24 Source: La Farge

Policy 3.14.5: Drive-through lanes are not permitted. Goal 3.16: Structure Design Parking structures will be visually appealing and blend in with the surrounding built-environment. Policy 3.16.1: Parking structures shall have an external skin designed using the standards set forth in sections 3.7-3.10. Policy 3.16.2: Elevator/stair corridors shall be located on primary pedestrian corners and be highlighted architecturally.

Figure 3.26 Source: northparkscene.com

Policy 3.16.2: The design of public art and lighting shall be integrated with the structures architecture to reinforce a unique identity. 38

Warehouse Arts District Signage Controls

Appropriate Signage for the Warehouse Arts District Goal 3.17: Pedestrian Oriented Signage Signage type and positioning should suit a pedestrian-oriented environment. Policy 3.17.1: Wall signs shall not project beyond 6 from the wall surface. Policy 3.17.2: Hanging signs will be limited to nine square feet in area and may not project beyond four feet from the building surface. Signs shall be placed between eight and 12 feet above grade. Policy 3 .17.3: Temporary window signs shall not exceed 25 percent of the window.
Figure 3.27 Source: Poehler Lofts

Policy 3.17.4: Temporary sandwich board signs (or A-frame signs) shall be permitted as long as they do not interfere with pedestrian movement or visibility along sidewalks. Policy 3.17.5: Monument signs shall not exceed five feet in height and 15 square feet in area. Monument signs in the public right-of way shall not interfere with pedestrian movement or visibility along sidewalks. Signs shall not block motorists visibility along the sidewalk or roadway, or sight lines at entry driveways and circulation aisles will not be blocked. Policy 3.17.6: Projecting signs shall not project beyond 6 (2 for wall signs) from the building and shall be located at least 6 from other projecting signs to maximize visibility. Projecting signs shall be placed at a 90 degree angle from the building surface and shall be located no lower than 8 from grade and no higher than the cornice or roof line. Policy 3.17.7: The following types of signs shall be prohibited within the district: billboards, pole signs, portable signs (except temporary signs listed in policies 3.16.3 and 3.16.4), and any form of sign that flashes, flies, inflates, internally illuminates or moves.

Figure 3.28 Source: atmtxphoto.com

Figure 3.29 Source: theragblog.blogspot.com

Policy 3.17.8: Digital signs less than 10 square feet in area shall be permitted but must display static messages for a minimum of 10 seconds with a 1-2 second fading transition.

39

Warehouse Arts District Signage Controls (Continued)

Appropriate Signage for the Warehouse Arts District Goal 3.18: Signage Design Sign quality should complement the district character. Policy 3.18.1: Monument signs shall be accented with landscaping equal to two square feet for every one square foot of sign face and include a supporting base composed of allowed building materials listed in Policy 3.9.2. Policy 3.18.2: Sign materials shall be extremely durable. Permissible materials include: painted or carved wood; carved wooden letters; epoxy letters; galvanized sheet metal; slate, marble, or sandstone; gold leaf; gilt, painted, stained, or sandblasted glass; clear and colored acrylic; neon; stained glass; or other proposed materials approved by the district design review board. Paper and cloth signs shall be prohibited for exterior use (except high quality, weather-resistant canvas for awnings). Wood signs should be sealed to prevent deterioration from moisture. Policy 3.18.3: All new permanent signs (including awning signs) shall be reviewed and approved by the district design review board, as part of the sign permitting process. The board shall approve signs based on whether they complement or contribute to the district character as it has been described by Chapter 3 of this document.
Figure 3.31 Source: Emily Bell

Figure 3.30 Source: askmissa.com

Goal 3.19: Signage Uniformity Public signage should unify the district by exhibiting consistent design elements which promote the district identity. Policy 3.19.1: Light poles, parking meters, banners, street signage, way-finding markers, paving graphics, and any other form of public signage shall be unique to the district by exhibiting consistent traditional designs that complement the districts historic integrity. Public signage shall be approved by the district design review board. Policy 3.19.2: Public signage identified in Policy 3.18.1 shall exhibit unique design by incorporating consistent colors and fonts. Policy 3.19.3: Nonconforming signage replacement shall be amortized over 5 years upon the adoption of this plan.

Figure 3.32 Source: David Boyer

The following signs are exempt from signage policy due to their unique historical contributions: Poehler Mercantile Sign

40

Warehouse Arts District Financing Tools & Project Prioritization

Priority Level High High

Project Mixed-Use and Multi-Family Residential Redevelopment Projects Sidewalk Seating/Planters, Trash Receptacles along Pennsylvania, Delaware, 7th, 8th, and 9th streets District-Unified Way-finding System Public Sculpture/Art along Pennsylvania, Delaware, 7th, 8th, and 9th streets Parking Garage(s) District Unified Public Signage/Banners Undergrounding Utility Poles

Financing Tool Tax-Increment Financing (TIF) BID

High High

Business Improvement District (BID) BID

High Medium Medium

Medium

Medium Low

Low

Low

Bike Racks, Bike Awareness Street Signage/Striping along Pennsylvania, Delaware, 7th, 8th, and 9th streets Plaza Space at SE Corner of 8th and Pennsylvania Decorative Sidewalk Improvements along Pennsylvania, Delaware, 7th, 8th, and 9th streets Decorative Street Improvements along Pennsylvania, Delaware, 7th, 8th, and 9th streets Faade Improvement Revolving Loan Fund

Revenue Bonds, Transportation Development District (TDD) BID User Fees4% Utilities Bill Surcharge City-wide (in cooperation with utility companies) TDD, Transportation Alternatives (TAP) Grant (if awarded) BID TDD, TAP Grant (if awarded)

TDD

BID, User Fees

Table 3.1 District Project Prioritization and Financing For financing tool definitions, see Appendix A. For Downtown-wide project prioritization, see Appendix D.

41

Figure 4.1 Source: growomaha.com

Figure 4.2 Source: Trettel Design Figures 4.1 and 4.3 illustrate a future vision of the Riverfront District, which is partly inspired by the modern design of existing N. Lawrence properties designed by local architect Scott Trettel (Figure 4.2). Figure 4.3 Source: Arnold Imaging

4.0 The Riverside District

To help alleviate demand for growth downtown, adjacent areas like the riverside area of North Lawrence could be redeveloped to accommodate higher density residential, office, retail and mixed uses. With views of the river and downtown, this area offers great potential. The districts boundaries aim to capture areas near the river and the N. 2nd Street arterial route. Similar to the Warehouse Arts District, the majority of properties currently within this area are older single-family homes. Plans would preserve a relatively low density residential environment certain areas, while encouraging higher intensities on higher volume routes and on the river. Depending on demand, new development should allow for residential, office, retail, or mixed-uses. Density and design of new development adjacent to single-family homes will be controlled to ensure a level of congruity. Design guidelines will be influenced by established North Lawrence properties designed by local architect Scott Trettel. 42

Map 4.1

N. 2nd

N. 3rd

Lyon

Pleasant

N. 1st

Lincoln Perry Maple N. 4th

Locust

N. 5th Elm Walnut

.2 Mi

Riverside District
North
.1 Mi

43

Riverside District Land-Use Requirements

Appropriate Land-Uses for the Riverside District Goal 4.1: Mixed-Uses Promote a viable mix of uses that promote living, working, and playing. Policy 4.1.1: Mixed-use development shall provide office or retail space on the ground level, and either multi-family residential, office, or retail space on all upper levels. Goal 4.2: Intensity Minimize any adverse impacts that development or redevelopment may have on single-family residential neighborhoods north and east of the district. Policy 4.2.1: High intensity (greater than 5:1 FAR) commercial or mixed-uses shall be buffered by lower intensity (1.25:1 or lower FAR) uses such as green spaces, low intensity commercial or medium intensity (3:1 FAR) multi-family residential uses. Goal 4.3: Downtown Living Encourage a growing and diverse residential population. Policy 4.3.1: All future development in the district that exceeds an FAR of 4:1 must comprise at least 50 percent multi-family usage. Policy 4.3.2: All future development in the district that exceeds an FAR of 6:1 must comprise at least 50 percent multi-family usage, 50 percent of which must be dedicated as affordable housing. Goal 4.4: Green Space Preserve existing green spaces and create new ones. Policy 4.4.1: Green spaces delineated in Map 4.2 of this plan shall be preserved as such, and shall be used for public recreational purposes or serve as a rail buffer.

Figure4.4 Source: Good Fulton & Farrell, Flickr

Figure 4.5 Source: Trettel Designs

Figure 4.6 Source: HMB Architects

44

Map 4.2

45

Riverside District Bulk Controls

Appropriate Bulk for the Riverside District Goal 4.5: Increased Density Increase the districts density to capture downtown property demand and allow the expansion of the downtown footprint. Policy 4.5.1: All structures shall abide by the following minimum and maximum height restrictions, which are tiered based on the allowed FAR delineated by Map 3.3: a. Structures restricted by a maximum FAR of 0.1:1 shall not exceed one story (12 feet) in height. b. Structures restricted by a maximum FAR of 1.25:1 shall not exceed three stories (36 feet) in height. c. Structures restricted by a maximum FAR of 3:1 shall be at least two stories (24 feet) in height and shall not exceed four stories (48 feet) in height. d. Structures restricted by a maximum FAR of 8:1 shall be at least four stories (48 feet) in height and shall not exceed 15 stories (180 feet) in height.
Figure 4.7 Source: Tangerine Home Living

Policy 4.5.2: Row houses shall be encouraged in residentially zoned areas. Goal 4.6: Pedestrian Oriented Scale Ensure retail visibility and support pedestrian-scale development Policy 4.6.1: All retail, office, mixed-use, or row house properties shall directly abut the sidewalk unless to allow the following: a. Highlight Entrances: A minimum setback of four feet from the sidewalk s hall be allowed to highlight entrances or to provide wider sidewalks; b. Corner Lots: A maximum setback of up to 10 feet from the sidewalk on corner lots shall be allowed to provide plaza space.

Figure 4.8 Source: The Boulevard

46

Map 4.3

Riverside District
FAR/Lot Coverage Map
Maximum FAR
0.1:1 1.25:1 3:1 8:1

Minimum Lot Coverage

0% 50% 75%

Riverside District Boundary

North
.1 Mi .2 Mi

50%

47

Riverside District Faade Controls

Appropriate Faades for the Riverside District Goal 4.7: Architectural Integrity Strengthen emerging neighborhood character being established by existing modern-styled North Lawrence properties designed by local architect Scott Trettel. Policy 4.7.1: New infill buildings or exterior renovations of existing structures shall exhibit only modern architectural features, unless the structure was built prior to 1950. Goal 4.8: Pedestrian Oriented Retail Ensure retail visibility and support pedestrian-scale development
Figure 4.9 Source: Liberty Real Estate

Policy 4.8.1: Display windows must be included in all commercial property street level faades. Policy 4.8.2: Faades and street or river fronting walls shall contain a minimum of 60 percent transparent windows or fixed glass. Windows fronting streets or the riverfront shall use transparent, non-reflective and non-tinted materials. Goal 4.9: Pedestrian Oriented Design Present visually interesting architectural features and patterns designed to reduce mass and scale. Policy 4.9.1: All buildings greater than four stories must have a recognizable "base" consisting of (but not limited to): a. thicker walls, ledges or sills; b. integrally textured, colored, and patterned materials; c. lighter or darker colored materials, mullions or panels; d. cornices/caps e. planters; f. plinth treatments; g. commercial street level property bases shall have display windows which abide by Policy: 4.7.1-4.7.2. Policy 4.9.2: All buildings greater than four stories must have a recognizable "middle" consisting of (but not limited to): a. Building middle cap; b. integrally textured, colored, and/or patterned materials which differentiate from the base and top; c. windows which contrast from the base through sills, shape, and/or proportions. Overall wall composition within for Building Middles shall contain at least 30 percent, but no more than 60 percent glazing.

Figure 4.10 Source: Kundig Architects

Figure 4.11 Source: Rows at SoMa

48

Riverside District Faade Controls (Continued)

Appropriate Faades for the Riverside District Policy 4.9.3: All buildings higher than 4 stories must have a recognizable "top" consisting of (but not limited to): a. cornice treatments, other than colored "stripes" or "bands" alone, with integrally textured materials; b. sloping roof with overhangs and brackets; c. stepped parapets. Policy 4.9.4: Large areas of blank wall shall be avoided by design accents such as windows, panels, pilasters, trellises, murals or other faade articulations which will reduce the overall scale appearance. Policy 4.9.5: Awnings that overhang windows or entries on street level facades shall be constructed of canvas or heavy cloth. No color restrictions.
Figure 4.12 Source: Urbancondospaces.com

Goal 4.10: Building Materials Buildings should be made of high-quality and attractive materials. Policy 4.10.1: Side or rear exterior walls in street or river view shall not be made of inferior or lesser quality materials from the primary faade. Policy 4.10.2: Allowed faade building materials include: brick, stucco, wood siding, decorative CMUs (concrete masonry units), and non-reflective glass (cumulative surface area of less than 40 percent of all exterior walls). The following materials are expressly prohibited: vinyl siding, reflective glass, asphalt siding, aluminum lap siding, and siding grade plywood. Materials not listed are subject to approval of the district design review board. Policy 4.10.3: Corrugated metal may be used to reinforce a modern design theme, but must make up a cumulative surface area of less than 20 percent of all exterior walls. Policy 4.10.4: Water features are strongly encouraged and shall be subject to approval by the districts design review board. Policy 4.10.5: Proposed faade construction or alterations must be approved by the districts design review board. 49

Figure 4.13 Source: Planetizen, Flickriver

Figure 4.14 Source: Trettel Design

Riverside District Environmental Requirements

Appropriate Environmental Features for the Riverside District Goal 4.11: Shadows Adverse shadow effects caused by multi-story properties should be mitigated to ensure adequate sunlight. Policy 4.11.1: A preliminary shadow analysis conducted by a neutral third party consultant shall be required for all proposed development greater than 45 tall, in order for the districts design review board to determine if a shadow threat on neighboring properties warrants additional analysis. Policy 4.11.2: Shadowing shall not be allowed to adversely impact single-family residential districts or green spaces delineated by Map 4.2. Adverse impacts shall be determined by a shadow analysis conducted by a neutral third party consultant.
Figure 4.15 Source: Hammerlikeagirl.wordpress.com

Goal 4.12: Sustainability Construct an environmentally sustainable built environment. Policy 4.12.1: Parking structures with open top decks shall integrate photovoltaic panels and/or roof gardens to capture storm water runoff. Policy 4.12.2: Buildings shall be permitted to integrate photovoltaic panels and/or roof gardens to capture storm water runoff. Policy 4.12.3: Photovoltaic panels must not be visible from the street, unless they are incorporated into art or building design and are approved by the districts design review board.

Figure 4.16 Source: besthousedesign.com

50

Riverside District Streetscape Requirements

Appropriate Streetscape Elements for the Riverside District Goal 4.13: Pedestrian Oriented Layout Ensure a walkable, pedestrian-oriented environment throughout the district. Policy 4.13.1: A building or permitted projection may project over the required sidewalk easement above a height of 40 and below a depth of 5 to accommodate street trees. Policy 4.13.2: Streetscapes shall provide a minimum 6 wide continuous path of travel and 18-24 wide access zone next to the curb, which includes a 6 curb and 12 wide brick edge band adjacent to the back of curb. Policy 4.13.3: Streetscapes in commercial or mixed-use zoned areas shall provide a minimum 10 wide continuous path of travel and 18-24 wide access zone next to the curb, which includes a 6 curb and 12 wide brick edge band adjacent to the back of curb. Policy 4.13.4: All pedestrian level lighting shall be modern in nature so it corresponds to the surrounding architecture. Lighting shall be selected by the district design review board. Policy 4.13.5: Street trees shall be provided on all streets (except on alleys) and shall be planted approximately 3 ft. behind the curb line. Spacing should be an average of no more than 30 ft. on center (measured per block face). The minimum caliper size for each tree should be 3 in. and a minimum of 12 ft. in height at planting. Species selected shall be native, drought and disease tolerant. Goal 4.14: Pedestrian Amenities Encourage street level activity that embraces art, culture, and entertainment. Policy 4.14.1: Space for outdoor dining, retail, or live music may occur on any portion of the paved sidewalk provided a minimum 6 wide continuous path of travel is maintained.

Figure 4.17 Source: Dan Heller

Figure 4.18 Source: vi.sualize.us

Figure 4.19 Source: Matt Buchanan

51

Riverside District Streetscape Requirements (Continued)

Appropriate Streetscape Elements for the Riverside District Policy 4.14.2: Bulb-outs shall be provided on every street corner on N. 2nd Street (between Lyon and Elm), Locust Street (between N. 2nd and N. 5th), and any future streets constructed that provide access to new development between the river and N. 2nd. Bulb-outs must provide space for sculptures or water features, trash receptacles, lighting, bike racks, and planters with ledge seating (8 person minimum capacity). Policy 4.14.3: Space for seating shall be provided no more than every 30 ft. on N. 2nd Street (between Lyon and Elm), Locust Street (between N. 2nd and N. 5th), and any future streets constructed that provide access to new development between the river and N. 2nd. Each block face shall provide seating capacity for at least 15 people, including bulb-out seating. Seating may be provided by benches, planter ledges, fountain ledges, or street sculpture. Policy 4.14.4: Water features shall be permitted provided a minimum 6 wide continuous path of travel is maintained and the water feature is approved by the district design review board.

Figure 4.20 Source: Fresh Tilt

Figure 4.21 Source: Jyoti, Blogger.com

Figure 4.21 Source: Figure 4.22 Source: Urbanrelations.info

Multiple public fountains and water features, as illustrated in figures 4.21 and 4.22, should unify the district around a common identity. Figures B2 through B4 in Appendix B should be used as a guide for streetscape development along N. 2nd Street (between Lyon and Elm), Locust Street (between N. 2nd and N. 5th), and any future streets constructed that provide access to new development between the river and N. 2nd. 52

Riverside District Parking Requirements

Appropriate Parking Structures for the Riverside District Goal 4.15: Parking Arrangements Provide ample on-street and off-street parking in places that limit visibility and congestion as not to undermine the pedestrian experience. Policy 4.15.1: Surface lots are prohibited except for residential properties (not mixed-use) with fewer than 25 dwelling units. Policy 4.15.2: Except for on-street parking and the minimum ground-level frontage required for access to garages and loading, no parking or loading shall be visible on the ground floor of any building faade that faces a retail street. Parking structures shall provide habitable floor area along all retail street frontages. Policy 4.15.3: Parking, loading or circulation located above the ground floor shall be lined by habitable floor area along all street frontages. If the project developer demonstrates that it is not feasible to line the parking with habitable space above the ground floor, it shall be integrated into the design of the building faade and abide by policies 4.7 through 4.9. Policy 4.15.4: Where parking above the ground floor that is not lined with habitable space is permitted, a maximum of three parking levels fronting on a public street shall be allowed above the ground floor when FAR requirements permit (sections 4.5-4.6). Policy 4.15.5: Drive-through lanes are not permitted. Goal 4.16: Structure Design Parking structures will be visually appealing and blend in with the surrounding built-environment. Policy 4.16.1: Parking structures shall have an external skin designed using the standards set forth in sections 4.7 through 4.10. Policy 4.16.2: Elevator/stair corridors shall be located on primary pedestrian corners and be highlighted architecturally. Policy 4.16.2: The design of public art and lighting shall be integrated with the structures architecture to reinforce a unique identity. 53

Figure 4.23 Source: Tree Hugger

Figure 4.24 Source: Sampson Construction

Riverside District Signage Controls

Appropriate Signage for the Riverside District Goal 4.17: Pedestrian Oriented Signage Signage type and positioning should suit a pedestrian-oriented environment. Policy 4.17.1: Wall signs shall not project beyond 6 from the wall surface. Policy 4.17.2: Hanging signs will be limited to nine square feet in area and may not project beyond four feet from the building surface. Signs shall be placed between eight and 12 feet above grade. Policy 4 .17.3: Temporary window signs shall not exceed 25 percent of the window.
Figure 4.25 Source: Jordan Parnass Digital Architecture

Policy 4.17.4: Temporary sandwich board signs (or A-frame signs) shall be permitted as long as they do not interfere with pedestrian movement or visibility along sidewalks. Policy 4.17.5: Monument signs shall not exceed five feet in height and 15 square feet in area. Monument signs in the public right-of way shall not interfere with pedestrian movement or visibility along sidewalks. Signs shall not block motorists visibility along the sidewalk or roadway, or sight lines at entry driveways and circulation aisles will not be blocked. Policy 4.17.6: Projecting signs shall not project beyond 6 (2 for wall signs) from the building and shall be located at least 6 from other projecting signs to maximize visibility. Projecting signs shall be placed at a 90 degree angle from the building surface and shall be located no lower than 8 from grade and no higher than the cornice or roof line. Policy 4.17.7: The following types of signs shall be prohibited within the district: billboards, pole signs, portable signs (except temporary signs listed in policies 4.16.3 and 4.16.4), roof signs, and any form of sign that flashes, flies, inflates, or moves. Policy 4.17.8: Digital signs less than 10 square feet in area shall be permitted but must display static messages for a minimum of 10 seconds with a 1-2 second fading transition.

Figure 4.26 Source: terryldesign.com

Figure 3.27 Source: modernsigndesign.com

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Riverside District Signage Controls (Continued)

Appropriate Signage for the Riverside District Goal 4.18: Signage Design Sign quality should complement the district character. Policy 4.17.1: Monument signs shall be accented with landscaping equal to two square feet for every one square foot of sign face and include a supporting base composed of allowed building materials listed in Policy 4.9.2. Policy 4.18.2: Sign materials shall be extremely durable. Permissible materials include: painted or carved wood; carved wooden letters; epoxy letters; galvanized sheet metal; slate, marble, or sandstone; gold leaf; gilt, painted, stained, or sandblasted glass; clear and colored acrylic; neon; stained glass; or other proposed materials approved by the district design review board. Paper and cloth signs shall be prohibited for exterior use (except high quality, weather-resistant canvas for awnings). Wood signs should be sealed to prevent deterioration from moisture. Policy 4.18.3: All new permanent signs (including awning signs) shall be reviewed and approved by the district design review board, as part of the sign permitting process. The board shall approve signs based on whether they complement or contribute to the district character as it has been described by Chapter 4 of this document.
Figure 3.28 Source: Emily Bell

Figure 4.28 Source: Silicon Valley Lofts

Goal 4.19: Signage Uniformity Public signage should unify the district by exhibiting consistent design elements which promote the district identity. Policy 4.19.1: Light poles, parking meters, banners, street signage, way-finding markers, paving graphics, and any other form of public signage shall be unique to the district by exhibiting consistent traditional designs that complement the districts historic integrity. Public signage shall be approved by the district design review board. Policy 4.19.2: Public signage identified in Policy 4.18.1 shall exhibit modern design by incorporating consistent colors and one of the following modern fonts: Dotum Century Gothic Impact Calibri Policy 4.19.3: Nonconforming signage replacement shall be amortized over 5 years upon the adoption of this plan. 55

Figure 3.29 Source: Integrated Sign & Graphic, Inc.

Riverside District Financing Tools & Project Prioritization

Priority Level High High High High Medium

Project Riverside Mixed-Use Redevelopment Sidewalk Seating/Planters, Trash Receptacles along N. 2nd and Locust District-Unified Way-finding System Parking Garages Undergrounding Utility Poles

Financing Tool Tax-Increment Financing (TIF) BID Business Improvement District (BID) Revenue Bonds, Transportation Development District (TDD) User Fees4% Utilities Bill Surcharge Citywide (in cooperation with utility companies) TDD, Transportation Alternatives (TAP) Grant (if awarded) User Fees, TDD BID BID TDD, TAP Grant (if awarded) BID TDD

Medium

Medium Medium Medium Low Low Low

Bike Racks, Bike Awareness Street Signage/Striping along N. 2nd and Locust Public Bike Rental Program District Unified Public Signage/Banners Plaza at NE Corner of N. 2nd at Locust Decorative Sidewalk Improvements along N. 2nd and Locust Public Sculpture/Art along N. 2nd and Locust Decorative Street Improvements along N. 2nd and Locust.

Table 2.1 District Project Prioritization and Financing For financing tool definitions, see Appendix A. For Downtown-wide project prioritization, see Appendix D.

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Appendix A: Glossary of Terms

Adaptive Re-Use: conversion of a building into a use other than that for which it was designed, such as changing a warehouse into a gallery space or housing. Affordable housing: Rental housing with rents controlled so residents do not have to pay more than 30 percent of the households annual income. Animation: a quality of the built environment which supports sustained activity through the architectural and artistic embellishment of materials and details, the visual and physical accessibility of interior activities from the exterior, and the introduction of supportive public facilities and amenities. Areas of Archaeological Potential: Areas favorable with medium or high potential for the discovery of archaeological resources. This potential is based on the presence of a wide range of geographic and historical features which influenced past settlement. Archaeological potential is confirmed through archaeological assessment. Area of Sign: the total area within the extreme perimeter of the attraction area intended to draw attention to the sign, including all open spaces and the supports which the sign rests upon. Artist: A person who is regularly engaged in the visual, performing or creative arts. Artists Studio/Dwellinga combination working studio and dwelling unit for artists. An artists dwelling unit consists of a room or suite of rooms on one or more floors designed for and occupied by not more than one family and including adequate working space reserved for the artist or artists residing therein. Awning: any structure, such as canvas, projecting from the wall of a building over a window or entrance. Barrier-Free Design: building and site design which is accessible to all people, regardless of age and abilities. Bay: a vertical division of a faade or a structure division of a building, marked by column spacing, roof compartments, windows or similar measures. Boulevard: the portion of land on either side of a street, between the curb and the property line, and may include sidewalk. Buffer: a strip of land established to provide separation between land uses and typically developed as a landscaped area.

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Building Envelope: the volume of space that may be occupied by a building, usually defined by a series of dimensional requirements such as setback, stepback, permitted maximum height, maximum permitted lot coverage. Business Improvement Districts (BIDs): geographically defined areas in which property owners agree to pay an assessment in addition to property taxes to fund cleaning streets, providing security, making capital improvements, construction of pedestrian and streetscape enhancements, and marketing the area. These services supplement those provided by City government. Canopy: a permanent fixture designed to shelter pedestrians and display goods from adverse weather conditions; a fixed awning. Circulation: movement patterns of pedestrian and vehicular traffic. Compatibility: the characteristics of different designs which, despite their differences allow them to be located near each other in harmony, such as scale, height, materials, fencing, landscaping and location of service areas. Cornice: an ornamental molding along the top of a wall. Cultural Heritage Landscape: A defined geographical area of heritage significance which has been modified by human activities. Such an area is valued by a community, and is of significance to the understanding of the history of a people or place. Design Guidelines: criteria established to guide development toward a desired level of quality through the design of the physical environment, and which are applied on a discretionary basis relative to the context of development. Digital Sign: sign that displays still images, scrolling images, or moving images, including video or animation, through a series of grid lights, including cathode ray, light emitting diode display, liquid crystal display, plasma screen, fiber optic, or other electronic media or technology, where the display can be changed through electronic means. Districts: geographic areas of relatively consistent character, such as exhibited in many residential neighborhoods and the downtowns. Drip Line: The outer boundary of an area on the surface of the ground that corresponds to the outer edge of the crown of the tree3 Elevation: a drawing showing an external face of a building. Enclosure (sense of): an experience in which a pedestrian feels sheltered with a semiprivate realm. Buildings, trees, landscaping and street widths are all factors in creating a sense of enclosure. 58

Facades: the exterior wall of a building exposed to public view or that wall viewed by persons not within the building. Fenestration: the arrangement of windows in a building. Floor Area Ratio (FAR): the relationship between the amount of useable floor area permitted in a building (or buildings) and the area of the lot on which the building stands. It is obtained by dividing the gross floor area of a building by the total area of the lot. Focal Point: a prominent structure, feature or area of interest or activity. Gable: any basically triangular-shaped, upper part of a building wall, usually under a pitched roof; sometimes upper walls topped with stepped parapets are referred to as gables or stepped gables. Gateway: the design of a building, site or landscape to symbolize an entrance or arrival to a special district. Hanging Sign: a sign suspended from a building or structure which is perpendicular or parallel to the facade of the building. Heritage Conservation: the activity undertaken to protect, safeguard, pass on or enhance heritage resources. Human Scale: the quality of the physical environment which reflects a sympathetic proportional relationship to human dimensions and which contributes to the citizens perception and comprehension of the size, scale, height, bulk and/or massing of buildings or other features of the built environment. Infill: the placement of new buildings into established built-up urban areas, which usually results in an increase in the existing building stock. Landmarks: buildings, structures and spaces which create distinct visual orientation points that provide a sense of location to the observer within the neighborhood or district, such as that created by a significant natural feature or by an architectural form which is highly distinctive relative to its surrounding environment. Mass: the combination of the three dimensions of length, height, and depth which give a building its overall shape; a building is often composed of many masses, hence the term massing, which is often used to describe the form or shape of structures. Mixed Use: a development or area comprised of mixed land uses either in the same building or in separate buildings on either the same lot or on separate lots or, at a larger scale, in nodes.

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Modulation: variation in the plane of a building wall, often used to provide visual interest. Monument Sign: an independent structure supported from grade to the bottom of the sign with the appearance of having a solid base. Parapet: a portion of a wall that projects above a roof. Pedestrian: all people on foot or moving at walking speed, including those who use mobility aids (wheelchairs, scooters, etc.), persons with strollers and buggies, and frail elderly persons. Pedestrian-oriented: an environment designed to make movement by pedestrians fast, attractive and comfortable for various ages and abilities; considerations include separation of pedestrian and auto circulation, street furniture, clear directional and informational signage, safety, visibility, shade, lighting, surface materials, trees, sidewalk width, intersection treatment, curb cuts, ramps and landscaping. Pedestrian-oriented Uses: uses which rely on pedestrian traffic for the majority of their business such as retail stores, restaurants, service and repair shops. Plinth: a vertically faced member immediately below the circular base of a column; also, the lowest member of a pedestal; hence, in general, the lowest member of a base; a sub-base; a block upon which the moldings of an architrave or trim are stopped at the bottom. Podium: a base to building or structure Pole Sign: A permanent, freestanding sign that is mounted on a pole(s) or other support(s) that is placed on and anchored in the ground or on a base and that is independent from any building or other structure. Preservation: providing for the continued use of deteriorated old and historic buildings, sites and structure through such means as restoration, rehabilitation and adaptive reuse. Projecting Hanging Sign: a sign suspended from or supported from a building or structure and projecting out therefrom more than one six inches. Public Art: site specific artwork created to enhance and animate publicly accessible spaces through artistic interpretations that range from individual sculpture to integrated architectural and landscape features and treatments. Public Realm: the public and semi-public spaces of the city, especially the street spaces of the city from building face to the opposite building face (including the faade, front yard, sidewalk and streets) and open space such as parks and squares. Publicly Accessible Spaces: buildings, streets and exterior areas, which may be privately-owned, but to which the public has access. 60

Qualified Street Frontage: the width of storefront of a commercial or industrial development fronting on a major or secondary thoroughfare. In cases of corner or through lots, only one street frontage may be used as qualified street frontage for purposes of calculating permitted sign area. Renovation: modernization of an old or historic structure which unlike restoration may not be consistent with the original design. Restoration: accurately recovering the form and details of a building and site as it appeared at a particular period of time by means of the removal of later work or by the replacement of missing earlier work. Reverse Lotting: lots located adjacent to an arterial or collector road which front onto an internal street, while the rear yard faces onto the arterial or collector road. Roof Sign: sign supported by the roof of a building or placed above the apparent flat roof or eaves of a building as viewed from any elevation. Rhythm and Pattern: relating to materials, styles, shapes and spacing of building elements and the buildings themselves, the predominance of one material or shape, and its patterns of recurrence. Right-of-Way: that part of the street space that is publicly owned and lies between the property lines. Scale: the sense of proportion or apparent size of a building or building element as crated by the placement and size of the building in its setting; scale usually applies to how the sense is perceived in relation to the size of a human being and refers to the apparent size, not actual size, since it is always viewed in relationship to another building or element. Stepback: a setback of the upper floors of a building which is greater than the setback of the lower floors. Storm water Management (SWM): plans and facilities designed to control the quality and quantity of storm water flows on a site. Street Furniture: municipal equipment placed along streets, including light fixtures, fire hydrants, telephones, trash receptacles, signs, benches, mailboxes, newspaper boxes and kiosks. Sense of place: the feeling associated with a location, based on a unique identity and other memorable qualities. Setback: the horizontal distance from the property line to the face of a building or from natural features to a building. 61

Street-line: the outside line of a required right-of-way or road allowance; the same as the property line. Streetscape: the distinguishing elements and character of a particular street as created by its width, degree of curvature, paving materials, design of the street furniture, pedestrian amenities and setback and form of surrounding buildings. Surface Parking: Open parking lots which are at ground level. Tax-Increment Financing: a financing method which uses the additional taxes generated by a complete development to pay for development costs such as land acquisition and site improvements. The difference between the taxes before the development occurs and after its completion is referred to as the increment. Temporary Sign: a banner type sign constructed of a sturdy material, such as canvas, so as to prevent rapid deterioration. Such sign is intended to be displayed for a short period of time only. Terminating Vista: a building or monument that stands at the end or in the middle of a road, so that when one is looking up the street the view ends with the site. Transit: public transportation services, particularly bus service. Transit-oriented or Transit-supportive: the elements of urban form and design which make transit more accessible and efficient, these ranging from land use elements (i.e. locating higher density housing and commercial uses along transit routes) to design (i.e. street layout which allows efficient bus routing) and encompassing pedestrian-oriented features as most transit riders begin and end their rides as pedestrians. Transportation Alternatives Program (TAP): authorized under Section 1122 of MAP-21 (23 U.S.C. 213(b), 101(a)(29)) provides funding for programs and projects defined as transportation alternatives, including on- and off-road pedestrian and bicycle facilities, infrastructure projects for improving non-driver access to public transportation and enhanced mobility, community improvement activities, and environmental mitigation; recreational trail program projects; safe routes to school projects; and projects for the planning, design or construction of boulevards and other roadways largely in the rightof-way of former Interstate System routes or other divided highways. Transportation Development District (TDD): a special taxing district whereby a petitioner of 100% of the landowners in an area request either the levy of special assessments or the imposition of a sales tax of up to 1% on goods and services sold within a given area. Upon creation of a TDD by a municipality, the revenue generated by TDD special assessments or sales tax under Kansas law may pay the costs of transportation infrastructure improvements in and around the new development. Urban Design: the planning and design of cities focusing on the three dimension form and function of public and publicly accessible space.

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Utilities: facilities for gas, electricity, telephone, cable television, water and waste water, overhead and underground power and telephone lines, all fire hydrants, water mains, storm and sanitary sewers. Vistas: a line of vision, contained by buildings of landscaping, to a building or other feature which terminates the view. Wayfinding: the information available to people which they need to find their way around the city and can be verbal, graphic, architectural and spatial. Wall Sign: any sign painted on, attached to or projecting from the wall surface of a building (including permanent window signs and signs on awnings). A wall sign shall not project above the apparent flat roof or eave line as viewed from all elevations. Walkable: A condition of a system of routes which are barrier free, interesting, safe, welllit, comfortable and inviting to pedestrian travel.

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Appendix B: Diagrams

Figure B1 Source: dcoz.dc.gov

Figure B1 depicts how Floor Area Ratio may be measured depending on lot coverage
and building height. FAR expresses the relationship between the amount of useable floor area permitted in a building (or buildings) and the area of the lot on which the building stands. It is obtained by dividing the gross floor area of a building by the total area of the lot.

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Figure B2 Source: City of Los Angeles, CA

Figure B3 Source: City of Los Angeles, CA

Figure B4 Source: City of Los Angeles, CA

Figures B2 through B4 depict the appropriate forms of streetscape that should be followed in all retail, mixed-use, and multi-family residential areas proposed in this plan. Streetscapes should provide ample space for pedestrian furniture, walkways, and landscaping.

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Figure B5 Source: City of Seattle, WA

The artists studio/dwelling floor plan depicted in Figure B5 is a suitable model for the Warehouse Arts District. Ideally, these types of housing will be located above gallery space. Developing such accommodations is highly encouraged to attract members of the creative class. Rents for these units should be controlled to help mitigate gentrification, which is a common problem for up-and-coming arts-oriented neighborhoods. See policies 3.2.1 and 3.4.2 for artists studio/dwelling standards.

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Appendix C: District Design Review Boards

The district design review boards are 15-member, city planning commission appointed boards which are responsible for protecting the aesthetic integrity of their respective districts. Specifically, the boards must approve the design of any proposed development or redeveloped projects within their particular districts. The district design review boards are also responsible for approving new signage and selecting public infrastructure features within the district, including all street furniture, wayfinding systems, street trees, street lighting, and public parking structure design. The district design review boards are to rely on this plan as their primary guidance manual. Three of the voting members are required to come from preservation-related backgrounds (architecture, architectural historian, historian, landscape architect, and planning). Four of the voting members are required to come from a diversity of professions or be lay persons with demonstrated interest, knowledge, and training in fields closely related to urban design (architecture, landscape architecture, architectural history, finance, real estate, and urban planning). Finally, at least one voting member must have a law degree with at least some experience with land-use or urban design.

Mass Street District Design Review Board Representation

Voting Board Members Downtown Lawrence, Inc. representative Lawrence Chamber of Commerce representative Lawrence Convention & Visitors Bureau representative Lawrence Arts Center representative Downtown stake-holding artist Lawrence Historic Resources Commission representatives (2 members) District residents (2 members) District business-owners (2 members) District property-owners (2 members) Downtown stake-holding lawyer Non-Voting Board Members City of Lawrence Planning Department representatives

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Warehouse Arts District Design Review Board

Voting Board Members East Lawrence Neighborhood Association representative Lawrence Chamber of Commerce representative Lawrence Convention & Visitors Bureau representative District stake-holding artists (4 members) Lawrence Historic Resources Commission representatives (2 members) District residents (2 members) District business-owner District property-owner Downtown stake-holding lawyer Non-Voting Board Members City of Lawrence Planning Department representatives

Riverside District Design Review Board

Voting Board Members North Lawrence Neighborhood Association representative Lawrence Chamber of Commerce representative Lawrence Convention & Visitors Bureau representative District stake-holding artists (2 members) Lawrence Historic Resources Commission representatives (2 members) District residents (2 members) District business-owners (2 members) District property-owners (2 members) Downtown stake-holding lawyer Non-Voting Board Members City of Lawrence Planning Department representatives

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Appendix D: Downtown-wide Project Prioritization

Priority
High High High High High High High High High High High High Medium Medium Medium Medium Medium Medium Medium Medium Medium Medium Medium Medium Medium Medium Medium Low Low Low Low Low Low Low Low

District
Mass Street Mass Street Warehouse Arts Warehouse Arts Warehouse Warehouse Riverside Riverside Riverside Mass Street Warehouse Riverside Warehouse Mass Street Mass Street Mass Street Mass Street Mass Street Warehouse Arts Riverside Warehouse Arts Warehouse Arts Mass Street Riverside Riverside Riverside Riverside Mass Street Mass Street Mass Street Warehouse Arts Riverside Warehouse Arts Warehouse Arts Riverside Arts Arts

Project
District-Unified Way-finding System Parking Garages Mixed-Use and Multi-Family Residential Redevelopment Projects Sidewalk Seating/Planters, Trash Receptacles along Pennsylvania, Delaware, 7th, 8th, and 9th streets District-Unified Way-finding System Public Sculpture/Art along Pennsylvania, Delaware, 7 th, 8th, and 9th streets Riverside Mixed-Use Redevelopment Sidewalk Seating/Planters, Trash Receptacles along N. 2nd and Locust District-Unified Way-finding System Faade Improvement Revolving Loan Fund Parking Garage(s) Parking Garages District Unified Public Signage/Banners Bike Racks, Bike Awareness Street Signage/Striping along Vermont, Massachusetts, and New Hampshire Public Bike Rental Program Sidewalk Seating/Planters, trash receptacles along Vermont, Massachusetts, and New Hampshire District Unified Public Signage/Banners Undergrounding Utility Poles Undergrounding Utility Poles Undergrounding Utility Poles Bike Racks, Bike Awareness Street Signage/Striping along Pennsylvania, Delaware, 7th, 8th, and 9th streets Plaza Space at SE Corner of 8th and Pennsylvania Plaza Space at 900 Massachusetts Bike Racks, Bike Awareness Street Signage/Striping along N. 2 nd and Locust Public Bike Rental Program District Unified Public Signage/Banners Plaza at NE Corner of N. 2nd at Locust Decorative Sidewalk Improvements along Vermont, Massachusetts, and New Hampshire Public Sculpture/Art along Vermont, Massachusetts, and New Hampshire Decorative Street Improvements along Vermont, Massachusetts, and New Hampshire Decorative Sidewalk Improvements along Pennsylvania, Delaware, 7 th, 8th, and 9th streets Decorative Sidewalk Improvements along N. 2nd and Locust Decorative Street Improvements along Pennsylvania, Delaware, 7th, 8th, and 9th streets Faade Improvement Revolving Loan Fund Decorative Street Improvements along N. 2nd and Locust.

Arts Arts

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