Design Standards Design Guidelines TOWN OF LISBON ROUTE 196 CORRIDOR DESIGN STANDARDS ~ DESIGN GUIDELINES

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1 Design Standards Design Guidelines TOWN OF LISBON ROUTE 196 CORRIDOR The Process Background: 1. Identified need to improve image of Route Developed a vision and a master plan for Route Master plan identified design guidelines as a priority 4. Implementation: develop design standards (mandated) and guidelines (voluntary) 1

2 Design Standards for Route 196 Only properties on Route 196 Only non-residential uses Improve/enhance overall image good building and site design Address what it looks like, not what business or use Need to include both regulatory design standards (mandatory) and voluntary design guidelines (with incentives) Are important to help protect property value and investment What are Design Standards? The building s architecture shall reflect traditional New England building forms such as pitched roofs, dormers and windows 2

3 The building s architecture shall reflect traditional New England building forms such as pitched roofs, dormers and windows The building s architecture shall reflect traditional New England building forms such as pitched roofs, dormers and windows 3

4 The building s architecture shall reflect traditional New England building forms such as pitched roofs, dormers and windows How to Affect Design Design Standards Regulatory part of the ordinance Incorporate with Zoning and Site Plan Review Design Guidelines Voluntary, not mandated Often backed by incentives Tend to be more visual Form-Based Code Similar model/approach for Lisbon s Route 196 design standards 4

5 How to Affect Design Design Standards Regulatory part of the ordinance Incorporate with Zoning and Site Plan Review What are Design Standards? 5

6 How to Affect Design Design Guidelines Voluntary, not mandated Often backed by incentives Tend to be more visual What are Design Guidelines? 6

7 How to Affect Design Form-Based Code Similar model/approach for Lisbon s Route 196 design standards 7

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9 Start with Objectives Improve/enhance overall image good design Enhance/promote uniqueness of place Both rehab/reuse and new construction Historic preservation Neighborhood preservation Walkability/access, relationship to public way Start with Objectives New Construction: Generally more flexibility in lot layout, building design How much should design be regulated? Rehab: Less flexibility, working with existing structure/site How far to push redesign for buildings? Both: What s realistic to expect of property owners? Small versus large developments 9

10 What Doesn t Work, What We Don t Want to See Objectivity is difficult beauty is in the eye of the beholder Remember the objectives; stick to what works for Lisbon New construction vs. rehab Identify why something reflects a poor image, what is the element that needs to be regulated and/or influenced? Importance of town image vs. flexibility for businesses 10

11 Roof Style Building Color Windows/Doors Exterior Utilities Landscaping? Paved Areas Pedestrian Friendly? Signage 11

12 Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian 12

13 Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian 13

14 Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian Residential building converted to business use Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian 14

15 Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian 15

16 Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian Roof Style Building Color Windows/Doors Exterior Util. Paved Areas Pedestrian 16

17 LISBON DESIGN & SENSE OF PLACE What defines Lisbon visually, what is compatible vs. contributing? Mill era architecture, historic buildings and homes Landmark buildings Authentic to Lisbon village scale and character, traditional brick/clapboard materials, some more modern architecture Compatible is the baseline site and building design minimum standards, traditional New England know what is not compatible Contributing is a notch above, represented through guidelines versus standards Effect on Lisbon s character? 17

18 Practical expectations for new buildings? Appropriate style, materials for Lisbon? 18

19 Appropriate style, materials for Lisbon? Route 196 Master Plan Making the connection between the vision and design standards From the Plan: Character zones village, highway, transition Character elements scale, setbacks, lot layout, etc. Cross check with zoning and land use ordinances Example Corridor Segments: Lisbon Village section Northern Gateway section 19

20 Lisbon Village: Highway Character Lisbon Village Character Zone Village Character Description Village scale, village character Design Features Small setbacks Streetscape/ pedestrian Village architecture (traditional New England) 20

21 Lisbon Village Existing Standards Village Zone Setbacks: 10 feet or average of setbacks In SPR: building design, lighting In zoning: conversion to multifamily, parking, signage Lisbon Village Rt. 196 Standards Further detail on: Building design Lot layout, parking max. setback? Pedestrian access Rt. 196 Guidelines Architectural design Parking, landscaping 21

22 By Chance or By Choice? Lisbon Village Building design Res/Highway character Lot layout, parking Pedestrian access By Chance or By Choice? Lisbon Village Building design Res/Highway character Lot layout, parking Pedestrian access 22

23 By Chance or By Choice? Lisbon Village Building design Res/Highway character Lot layout, parking Pedestrian access Western Gateway: Highway Character 23

24 Western Gateway Character Zone Highway (Gateway) Character Description Highway (large to medium) scale, highway character Commercial Design Features Larger setbacks Large buffer OR traditional New England building & landscaping Western Gateway Existing Standards Commercial Zone (and RP) Setbacks: 50 feet, 25 feet side In SPR: building design, lighting In zoning: parking, signage, accessory buildings 24

25 Western Gateway Rt. 196 Standards Further detail on: Building design Lot layout, parking setback rel. to SF?, buffers Pedestrian access Rt. 196 Guidelines Architectural design Parking, landscaping By Chance or By Choice? Western Gateway Building design Res/Highway character Lot layout, parking Pedestrian access 25

26 By Chance or By Choice? Western Gateway Building design Res/Highway character Lot layout, parking Pedestrian access By Chance or By Choice? Western Gateway Building design Res/Highway character Lot layout, parking Pedestrian access 26

27 Start with Objectives Improve/enhance overall image good design Enhance/promote uniqueness of place Both rehab/reuse and new construction Historic preservation Neighborhood preservation Walkability/access, relationship to public way How can we change image through design? 27

28 How can we change image through design? How can we change image through design? 28

29 How can we change image through design? How can we change image through design? 29

30 How can we change image through design? How can we change image through design? 30

31 How can we change image through design? How can we change image through design? 31

32 How can we change image through design? The Process Moving Forward: 1. Planning Board, Codes and Planning staff to develop standards and guidelines Planning Board workshops 2. Planning board hearing process and Council hearing process 3. Upon adoption, standards become part of the ordinance, guidelines become used to encourage good design for new commercial construction and improvements 32

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