PPD	  619	  |	  Smart	  Growth	  |	  Spring	  2012	  	                                                                    ...
Introduc?on	        Late	  1980s:	  	        1.  Los	  Angeles	  Municipal	  Code	  SecFon	  12.22-­‐A,	  23:	  Commercial...
Citywide	  Commercial	  Design	  Guidelines	        IMPLEMENTATION	        RECOMMENDATIONS	  IntroducFon	  |	  ImplementaF...
Implementa?on	                 ExisFng	     Compliance:	                               1.  Commercial	  Citywide	  Design	...
Implementa?on	                 RecommendaFon	  #1	     Refined	  Review	  Process	                                         ...
Implementa?on	                 RecommendaFon	  #2	     PROVIDE	  INCENTIVES:	  LARGER	  SCOPE	                            ...
Citywide	  Commercial	  Design	  Guidelines	        RELATIONSHIP	  TO	  OTHER	        REGULATORY	  PLANNING	  REGIMES	  In...
Green	  Building	  Ordinance	  	         [acFve	  –	  more	  legislaFve	  teeth]                                          ...
TOD	  Overlays	                                                              	                   [sFll	  suggesFve	  –	  m...
Form-­‐based	  Code	  Simplifica?on	                                             •  Complicated	  interplay	  of	  planning...
Manual	  for	  Living	  Streets	                                    [suggesFve	  like	  Design	  Guidelines]              ...
Citywide	  Commercial	  Design	  Guidelines	        DESIGN	  GUIDELINES	        RECOMMENDATIONS	  IntroducFon	  |	  Implem...
Commercial	  Design	  Guidelines	  ExisFng	          •     Guidelines	  for	                 – 	  	  	  IncorporaFng	  Sma...
Exis?ng	  Guidelines	  Smart	  Growth-­‐	  Public	  Spaces	  
Exis?ng	  Guidelines	             Façade	  Design	  
Exis?ng	  Guidelines	                Landscape	  
Exis?ng	  Guidelines	                   UFliFes	  
Exis?ng	  Guidelines	      Sustainability-­‐	  Passive	  
Commercial	  Design	  Guidelines	   RecommendaFons	                                                                       ...
Proposed	  Guidelines	                       Sustainable	  Materials	                                                     ...
Proposed	  Guidelines	                       Sustainability-­‐	  AcFve	                                                   ...
Photovoltaics	                Size	                           •    Not	  be	  overly	  publicly	  visible	  	             ...
Photovoltaics	                LocaFon	                              •    South	  side	  of	  the	  site	  for	  maximum	  ...
Photovoltaics	                Arrangement	  and	  Design	                                                   •    Create	  ...
Photovoltaics	                Arrangement	  and	  Design	                                                   •    Complemen...
Citywide	  Commercial	  Design	  Guidelines	        OVERARCHING	  ISSUES	        AND	  CONCLUSION	  IntroducFon	  |	  Impl...
Oriented?	  Why	  Pedestrian-­‐                        •    Framework	  plan	  anFcipates	                               s...
Source: http://www.crala.org/internet-site/Projects/Hollywood/upload/CRAHollywoodUrbanDesignPlan_web[1]-3.pdf
Oriented?	  Why	  Pedestrian-­‐                          “The	  Design	  Guide	  is	  intended	  to	                      ...
Checklist	  The	  Walkability	                           •    Recommended	  strategies	  to	                              ...
SF	  BeJer	  Streets	  Plan	  
SF	  BeJer	  Streets	  Plan	                                       The	  Beler	  Streets	  legislaFon	  requires	  that	  ...
Conclusion	                     Is	  it	  a	  good	  idea	  for	  neighborhoods	  to	  have	  the	  ability	  to	         ...
Commercial "Pedestrian Oriented" Design Guidelines
Commercial "Pedestrian Oriented" Design Guidelines
Commercial "Pedestrian Oriented" Design Guidelines
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Commercial "Pedestrian Oriented" Design Guidelines


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This presentation provides an overview of the newly adopted citywide design guidelines for commercial development in Los Angeles, and offers suggestions for how the implementation of the guidelines could be strengthened.

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Commercial "Pedestrian Oriented" Design Guidelines

  1. 1. PPD  619  |  Smart  Growth  |  Spring  2012     Ruby  Chong  |  Jay  Lee  |  Sandra  Mendler  |  Muriel  Skaf         Commercial  Development  Standards     and     Citywide  Design  Guidelines  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion  
  2. 2. Introduc?on   Late  1980s:     1.  Los  Angeles  Municipal  Code  SecFon  12.22-­‐A,  23:  Commercial  Corner  Developments  and   Mini-­‐Shopping  Centers  –  Development  Standards   2.  Los  Angeles  Municipal  Code  SecFon  12.24-­‐W,  27:  Commercial  Corner  Developments  and   Mini-­‐Shopping  Centers  –  CondiFonal  Use  Permit   Issues:     1.  Inefficiency   2.  Limited  scope   3.  Lack  of  neighborhood  protecFon   Direc?on:     1.  Develop  commercial  citywide  design  guidelines:  BROADLY  APPLICABLE,  BROADLY   ENFORCEABLE,  &  MORE  DETAILED   2.  Recommend  a  streamlined  procedure  to  review  requests   3.  Study  approaches  to  protect  residenFal  neighborhoods  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion  
  3. 3. Citywide  Commercial  Design  Guidelines   IMPLEMENTATION   RECOMMENDATIONS  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion  
  4. 4. Implementa?on   ExisFng   Compliance:   1.  Commercial  Citywide  Design  Guidelines   2.  LA  General  Plan   3.  LA  Municipal  Code   Process:     1.  Flexibility   2.  JusFficaFon   3.  Findings   4.  Intent  
  5. 5. Implementa?on   RecommendaFon  #1   Refined  Review  Process   1.  AdministraFve  Process   2.  New  type  of  permit:  efficiency  and  clarity   Precedent:  TSW  (Atlanta,  Georgia)   Technical  Advisory  CommiJee  (TAC)   1.  Stakeholders:  architects,  developers,  business  owners,  landscape  architects,   planners,  and  residents   2.  DuFes:  technical  assistance  and  recommendaFons  to  permi`ng  authority   3.  Annual/biannual  revisions   Precedent:  LACMTA  
  6. 6. Implementa?on   RecommendaFon  #2   PROVIDE  INCENTIVES:  LARGER  SCOPE   Examples:   1.  Tax  breaks   2.  Density  and  FAR  allowances   3.  Transfer  of  density  and  FAR   4.  ExempFon  from  minimum  density  requirements   5.  Increased  maximum  parking  raFos   6.  Commercial  allowances   Precedents:  Incen<ve  zoning  and  historic  preserva<on  
  7. 7. Citywide  Commercial  Design  Guidelines   RELATIONSHIP  TO  OTHER   REGULATORY  PLANNING  REGIMES  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion  
  8. 8. Green  Building  Ordinance     [acFve  –  more  legislaFve  teeth]   versus  
  9. 9. TOD  Overlays     [sFll  suggesFve  –  more  thorough] ObjecFve:     walkable,  healthy  and  vibrant   neighborhoods     [greater  objecFve  to  reduce   obesity  and  improving  health   versus   standards  in  Los  Angeles  county]  
  10. 10. Form-­‐based  Code  Simplifica?on   •  Complicated  interplay  of  planning  regimes   –  CPIOs   –  Specific  Plans   –  Specific  Uses  Districts   –  TOD  overlays   –  Design  overlays  (RIO)   –  Street  guidelines   –  Commercial  design  guidelines   etc.       Need  to  simplify  Zoning  Code,  especially  that  all  those   schemes  share  the  same  objecFves     “modular”  code  (UFO)   •  Design  guidelines  might  be  redundant  in  the  future,   but  remain  very  essenFal  for  a  transiFon  phase  to   form-­‐base  codes  
  11. 11. Manual  for  Living  Streets   [suggesFve  like  Design  Guidelines]   •  To  enhance  overall  Built  Environment   –  For  all  Users   –  Pedestrians   –  Cyclists   –  Transit  Users   –  Vehicles   –  Various  Modes  of  TransportaFon   –  Private  Vehicles   –  Buses   versus   •  Comparison  to  Commercial  Design  Guidelines   –  SimilariFes  to  Encourage   –  Walkability   –  Various  Transit   –  Streetscape   –  Differs   –  Street  RelaFonship  to  Building            vs.  Building  RelaFonship  to  Street   –  More  Detailed  and  Specific   –  Road  Palerns   –  Street  Widths  
  12. 12. Citywide  Commercial  Design  Guidelines   DESIGN  GUIDELINES   RECOMMENDATIONS  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion  
  13. 13. Commercial  Design  Guidelines  ExisFng   •  Guidelines  for   –       IncorporaFng  Smart  Growth  Principles   –       CreaFng  a  cohesive  built  environment   –       Safety   –       Enhancing  the  Business  of  the  Commercial  Buildings   •  Best  PracFces   –         Commercial  Citywide  Design  Guidelines  of  City  of  Los  Angeles   –       Community  Design  Guidelines  of  the  City  of  Portland   –       Design  Guidelines  of  Washington,  DC   –       AcFve  Design  Guidelines  of  New  York  City  
  14. 14. Exis?ng  Guidelines  Smart  Growth-­‐  Public  Spaces  
  15. 15. Exis?ng  Guidelines   Façade  Design  
  16. 16. Exis?ng  Guidelines   Landscape  
  17. 17. Exis?ng  Guidelines   UFliFes  
  18. 18. Exis?ng  Guidelines   Sustainability-­‐  Passive  
  19. 19. Commercial  Design  Guidelines   RecommendaFons   •  Further  Develop  Sustainable  Framework   –  Environmental,  Economic,  and  Social  Benefits   –  Passive  Strategies   –  AcFve  Strategies  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion  
  20. 20. Proposed  Guidelines   Sustainable  Materials   Green  Building  Materials   •  Bamboo   •  Cork   •  Natural  Paint  
  21. 21. Proposed  Guidelines   Sustainability-­‐  AcFve   Photovoltaics   •  Renewable  Energy   •  Reduces  Heat  Island  Effect   Precedents:  Solar  Energy  System  Guidelines  of  Santa  Barbara    
  22. 22. Photovoltaics   Size   •  Not  be  overly  publicly  visible     •  Not  larger  than  necessary   NOT  RECOMMENDED  
  23. 23. Photovoltaics   LocaFon   •  South  side  of  the  site  for  maximum  benefits  of  solar  gain   RECOMMENDED   NOT  RECOMMENDED   (enFrely)  
  24. 24. Photovoltaics   Arrangement  and  Design   •  Create  a  rectangular  shape  system  rather  than  irregular  shape   RECOMMENDED   NOT  RECOMMENDED  
  25. 25. Photovoltaics   Arrangement  and  Design   •  Complement  the  overall  design  of  the  building   RECOMMENDED  
  26. 26. Citywide  Commercial  Design  Guidelines   OVERARCHING  ISSUES   AND  CONCLUSION  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion  
  27. 27. Oriented?  Why  Pedestrian-­‐ •  Framework  plan  anFcipates   significant  growth   •  Limited  space  for  addiFonal  single   family  housing   •  Growth  planned  for  commercial   corridors  and  at  transit  nodes  
  28. 28. Source: http://www.crala.org/internet-site/Projects/Hollywood/upload/CRAHollywoodUrbanDesignPlan_web[1]-3.pdf
  29. 29. Oriented?  Why  Pedestrian-­‐ “The  Design  Guide  is  intended  to   provide  guidance  for  creaFng  a   livable  Downtown.  It  includes  both   standards  (requirements)  and   guidelines  (suggesFons).”  
  30. 30. Checklist  The  Walkability   •  Recommended  strategies  to   improve  the  pedestrian   environment  in  the  public  right-­‐of-­‐ way  and  on  private  property   •  Not  a  requirement   •  Not  part  of  the  zoning  code   •  A  project  that  is  walkable  is  good  for   business  and  the  environment  
  31. 31. SF  BeJer  Streets  Plan  
  32. 32. SF  BeJer  Streets  Plan   The  Beler  Streets  legislaFon  requires  that  any  changes  to  the  public   right-­‐of-­‐way,  whether  proposed  by  a  community  member,  developer,   merchant  associaFon,  City  agency,  or  others  must  conform  with   relevant  guidelines  and  policies  from  the  Beler  Streets  Plan.  
  33. 33. Conclusion   Is  it  a  good  idea  for  neighborhoods  to  have  the  ability  to   create  alternate  design  guidelines?    Is  this  good  for  the  city?   Is  this  needed  given  how  basic  the  guidelines  are?  IntroducFon  |  ImplementaFon  |  Other  Regulatory  Regimes  |  Design  Guidelines  |  Overarching  Issues  |  Conclusion