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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 Development Standards
PPD 619 | Smart Growth | Spring 2012
Citywide Design Guidelines and
Ruby Chong | Jay Lee | Sandra Mendler | Muriel Skaf
IntroducFon | ImplementaFon | Other Regulatory Regimes | Design Guidelines | Overarching Issues | Conclusion
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
Introduc?on
IntroducFon | ImplementaFon | Other Regulatory Regimes | Design Guidelines | Overarching Issues | Conclusion
IMPLEMENTATION RECOMMENDATIONS
Citywide Commercial Design Guidelines
Compliance: 1. Commercial Citywide Design Guidelines 2. LA General Plan 3. LA Municipal Code
Process: 1. Flexibility 2. JusFficaFon 3. Findings 4. Intent
Implem
enta?on
ExisFn
g
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
Implem
enta?on
Recommen
daFo
n #1
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
Implem
enta?on
Recommen
daFo
n #2
IntroducFon | ImplementaFon | Other Regulatory Regimes | Design Guidelines | Overarching Issues | Conclusion
RELATIONSHIP TO OTHER REGULATORY PLANNING REGIMES
Citywide Commercial Design Guidelines
versus
Green
Building Ordinan
ce
[acFve – m
ore legislaF
ve te
eth]
versus
ObjecFve: walkable, healthy and vibrant neighborhoods [greater objecFve to reduce obesity and improving health standards in Los Angeles county]
TOD Overlays
[sFll suggesFve – m
ore thorou
gh]
• 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 Fo
rm-‐based
Cod
e Simplifica?on
Man
ual for Living Streets
[suggesFve like Design Guide
lines]
• To enhance overall Built Environment – For all Users
– Pedestrians – Cyclists – Transit Users – Vehicles
– Various Modes of TransportaFon
– Private Vehicles – Buses
• 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
versus
IntroducFon | ImplementaFon | Other Regulatory Regimes | Design Guidelines | Overarching Issues | Conclusion
DESIGN GUIDELINES RECOMMENDATIONS
Citywide Commercial Design Guidelines
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
Exis?ng Guide
lines
Smart G
rowth-‐ P
ublic Spaces
Façade
Design
Exis?ng Guide
lines
Land
scape
Exis?ng Guide
lines
UFliFes
Exis?ng Guide
lines
Sustainability-‐ Passive
Exis?ng Guide
lines
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
Prop
osed
Guide
lines
Sustainable Materials
• Bamboo • Cork
• Natural Paint
Green Building Materials
Prop
osed
Guide
lines
Sustainability-‐ AcFve
• Renewable Energy • Reduces Heat Island Effect
Photovoltaics
Precedents: Solar Energy System Guidelines of Santa Barbara
Photovoltaics
Size
NOT RECOMMENDED
• Not be overly publicly visible • Not larger than necessary
Photovoltaics
LocaFo
n
NOT RECOMMENDED (enFrely)
• South side of the site for maximum benefits of solar gain
RECOMMENDED
Photovoltaics
Arrangement a
nd Design
• Create a rectangular shape system rather than irregular shape
NOT RECOMMENDED RECOMMENDED
Photovoltaics
Arrangement a
nd Design
• Complement the overall design of the building
RECOMMENDED
OVERARCHING ISSUES AND CONCLUSION
Citywide Commercial Design Guidelines
IntroducFon | ImplementaFon | Other Regulatory Regimes | Design Guidelines | Overarching Issues | Conclusion
Why Ped
estrian-‐
Orien
ted?
• Framework plan anFcipates significant growth
• Limited space for addiFonal single family housing
• Growth planned for commercial corridors and at transit nodes
Source: http://www.crala.org/internet-site/Projects/Hollywood/upload/CRAHollywoodUrbanDesignPlan_web[1]-3.pdf
“The Design Guide is intended to provide guidance for creaFng a
livable Downtown. It includes both standards (requirements) and guidelines (suggesFons).” W
hy Ped
estrian-‐
Orien
ted?
The Walkability
Checklist
• 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
SF BeJ
er 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.
SF BeJ
er Streets Plan
IntroducFon | ImplementaFon | Other Regulatory Regimes | Design Guidelines | Overarching Issues | Conclusion
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?