city of lawrence downtown design guidelines · 5. to maintain the unique identity of downtown...

Effective Date: 9/05/01 Print Date: 7/2002

CITY OF LAWRENCE DOWNTOWN DESIGN GUIDELINES

Compiled and approved by: Downtown Design Guidelines Task Force Rand Allen, Jim Connelly, David Dunfield, Tim Fritzel, Cinda Garrison, Bo Harris, Stan Hernly, Brenda McFadden, Ted Madl, Earl Reineman, Mark Russell, Bob Schumm, Jeff Shmalberg, Dan Simons, Pat Talbott. Reviewed and approved by: Historic Resources Commission Virgil W. Dean, Ernie Eck, Sandra Craig McKenzie, Jeff Messick, Michael Morley, Kent Smalter, Paul Stuewe.

Staff: Dennis Enslinger, Historic Resources

Administrator/ Planner II


TABLE OF CONTENTS

Introduction……………………………………………………………..

1

Purpose…………………………………………………………………..

1

General Description of Downtown Lawrence………………….….

2

Development of Design Guidelines………………………………….

4

Application of Design Guidelines…………………………………....

7

Design Guidelines Development Patterns…………………………………………… Streetscape Patterns……………………………………………. New Construction and Additions……………………………… Parking…………………………………………………………….. Block Elements-Attached Building Forms……………………. Block Elements-Detached Building Forms………………….... Facades……………………………………………………………. Building Materials………………………………………………… Storefronts………………………………………………………… Street Level Facades for Office Buildings……………………. Upper Story Windows…………………………………………… Existing Ornamentation…………………………………………. Rooflines and Parapet Roofs…………………………………… Awnings and Canopies…………………………………………. Signs……………………………………………………………….. Demolition………………………………………………………….

Attachments: A: List of Non-contributing Properties……………………….. B: Ordinance (No. 7395) Establishing Downtown Overlay

District……………….………………………………………… C: Administrative Policy (AP-82) Regarding

Implementation of Guidelines……………………………….

9111215182021242627283132333536

37

38

41

Downtown Design Guidelines Page 1 of 42


Downtown Lawrence Conservation Zoning District Architectural and Urban Design Guidelines Introduction Downtown Lawrence possesses distinct physical attributes that contribute to its overall character. One of the most visible attributes is the diversity of structures that have been constructed over an extended period of time. A significant portion of these buildings stand as historical reminders of the development patterns of Lawrence and have become directly associated with the overall character of Downtown Lawrence. Although Downtown Lawrence has had times of economic prosperity and economic decline, the Downtown area has always managed to maintain its dominance as Lawrence’s social, retail, and cultural center. As with most downtown areas, the City of Lawrence must address the pressures of economic stability, character retention, and new development. More importantly, the focus of architectural and urban design standards is on how new investments are implemented in Downtown Lawrence, to build upon rather than dramatically change the established character of Downtown Lawrence, and to participate in the ongoing evolution of that character. Purpose 1. To foster and maintain Downtown Lawrence’s economic viability by encouraging

redevelopment and new development within the designated boundaries. 2. To regulate exterior scale, massing, design, arrangement, texture, and materials within

the conservation zone in order to promote compatibility with the existing character of Downtown Lawrence.

3. To guide development of an aesthetic appearance which complements the existing

character of Downtown Lawrence. The goal is to create a “unity of design,” not monotonous uniformity or standardization of architectural forms.

4. To preserve and protect the historic and/or architectural value of buildings or other

structures listed on the National Register of Historic Places, Register of Kansas Historic Places, and the Lawrence Register of Historic Places.

5. To maintain the unique identity of Downtown Lawrence. 6. To meet the Kansas State Law requirements as set forth in K.S.A. 75-2724 and any

amendments hereafter, and Chapter 22 of the City of Lawrence Code and any amendments hereafter related to environs review.

7. To build upon historical character and foster diversity while meeting the goals of

Horizon 2020 to increase the density of the downtown area.



General Description of Downtown Lawrence As can be seen by the boundary map, Downtown Lawrence is linear in form. Massachusetts Street, 100 feet in width as originally platted, was wider than the adjacent New Hampshire and Vermont Streets. Because of existing landscaping treatment, Massachusetts Street today is narrower than Vermont and New Hampshire Streets. The blocks are very long and are divided up into small lots to maximize individual commercial potential. The downtown district has definite southern and northern boundaries. The southern boundary is South Park. The northern boundary is the Kansas River. While the grid pattern has remained constant over time, the commercial, office, institutional, governmental and parking uses have expanded onto land on the adjacent streets, New Hampshire and Vermont. The majority of buildings along Massachusetts were constructed between 1864 and1945. The majority of the buildings along Vermont and New Hampshire were constructed post 1910. Given the range of construction dates, Downtown Lawrence has a wide variety of architectural styles and forms. For a more detailed historical summary of Downtown Lawrence, see the Lawrence Downtown Historic Building Survey.

9th STREET

10th STREET

11th STREET

8th STREET

7th STREET

6th STREET



This map and the preceding map correspond to the Downtown Activity Core Map in the Downtown Urban Design Concept Plan with the addition of two areas:

1) the City parking area located at 6th and Vermont;

2) the County parking area located south of North Park Street fronting along Rhode Island Street. Some structures along the Vermont Street Corridor (the Post Office, Public Library) have facades on both Vermont and Kentucky. Although this map shows only a portion of these buildings in the subject area, the guidelines apply to all portions of these buildings.



Development of Design Guidelines The architectural and urban design guidelines were developed by a fifteen-member citizen task force appointed by the Lawrence City Commission (Resolution 6077). The Lawrence Historic Resources Commission (2/15/01) and the Lawrence/Douglas County Planning Commission (2/28/01) reviewed and recommended approval of a rezoning request to establish the Downtown Urban Conservation Overlay District. The Downtown Urban Conservation Overlay District established the enforcement mechanism for the Downtown Design Guidelines. The Lawrence City Commission approved the Downtown Urban Conservation Overlay District (Ordinance No 7395) and the associated Downtown Design Guidelines on August 28, 2001. Ordinance No 7395 and Administrative Policy (AP-82) became effective on September 5, 2001. The architectural and urban design guidelines represent community expectations for new construction and renovation of existing buildings in Downtown Lawrence. The architectural and urban design guidelines address the character-defining physical attributes, as identified by the citizen task force, to ensure the unique character of Downtown Lawrence is maintained with future investments in the Downtown. The architectural and urban design guidelines are based upon the General Urban Design Principles adopted by the City Commission in September of 1995. While the architectural and urban design guidelines address more specific design elements, they are not meant to replace the General Urban Design Principles. The General Urban Design Principles provide additional community expectations for new development and redevelopment in Downtown Lawrence, and should be consulted when developing a project. The General Urban Design Principles have been summarized below. For specific graphics and additional descriptions of the design principles refer to the Downtown Urban Design Concept Plan. General Urban Design Principles 1. Require urban development patterns

�� Clear philosophy: Downtown Lawrence is urban, not suburban. �� Work with and actively pursue urban-oriented developers. �� Encourage and educate developers: Require developers to make compromises that will maintain the

Downtown character and urban quality desired. �� Use public incentives to help facilitate urban types of development consistent with Downtown’s

character. 2. Respect the historic fabric and character of Downtown

�� Encourage adaptive reuse of existing buildings. �� Develop incentives to foster adaptive reuse. �� Encourage development of a Downtown Historic District.



3. Develop urban and design guidelines for new and adaptive reuse projects

�� Goal is not to restrict development in Downtown, but to ensure compatibility district-wide for new construction and renovation of existing structures.

�� Formal adoption of guidelines. �� Administrative application of guidelines on a consistent basis. �� Guidelines should involve a public participation component before formal adoption.

4. Recognize and reinforce existing Downtown vehicular and pedestrian traffic patterns

�� Massachusetts as a primary pedestrian oriented street with ancillary vehicular circulation. �� Vermont and New Hampshire define major vehicular movement patterns. �� Sawtooth parking on Massachusetts, parallel parking on Vermont, New Hampshire and numbered

streets. �� Service and deliveries separated from streets (use of alleys is encouraged where appropriate).

5. Design all buildings to be pedestrian oriented at the street level

�� Pedestrian-oriented storefronts (large display windows, pedestrian scale signage, canopies, awnings). �� Articulation of facades (detailing of materials and massing). �� Break up facade massing (slight variations to the setback line at the sidewalk, such as recessed

entrances). �� The maximum footprint of an individual building should be limited to approximately 25,000 gross square

feet. 6. Promote an understandable concept of parking and parking management

�� Implementation, development, and administration of an overall parking philosophy. �� A consistent parking design philosophy (placement of parking, limiting expanses of parking areas

between structures, parking lot landscaping, site access, parking setbacks, treatment along pedestrian/commercial streets such as walls, fencing amenities).

�� A strategic public and private parking philosophy (revenues, incentives, mixed-use parking garages, number of spaces needed on a district wide basis).

�� Downtown Lawrence accommodates the pedestrian and bicycle as well as the automobile. 7. Promote Downtown as a mixed-use district

�� Proactively pursue development types that complement each other. �� Provide incentives for creative mixed-use development. �� Provide the organization that will work with developers to facilitate mixed-use development. �� Downtown should accommodate a diversity in the range of square footage’s and building frontages. �� Mixed-use development may include combination of retail, office, institutional, and residential uses.

8. Provide landscape linkages

�� Connect existing open spaces through a series of landscape treatments, each treatment enhancing existing uses and anticipating future development within that particular area.

9. Emphasize strong activity core development along Massachusetts Street and east/west

streets �� Promote density (commercial, entertainment, institutional, residential, etc.) in Downtown while

preserving the established scale and character, recognizing that Massachusetts is the established primary street.

�� Densities should be greater along Massachusetts Street and less dense along peripheral streets. �� Anchor Massachusetts Street blocks with significant structures at the corners. �� Retail uses should be emphasized at the street level along Massachusetts Street.



10. Create suitable transitions into neighborhoods

�� Enhance the perception of boundaries for Downtown and neighborhoods with gateways, markers, and curb modifications.

�� Ensure the quality of neighborhoods by buffering commercial and institutional uses that are adjacent to established neighborhoods (landscaping, rear yard setbacks, and/or berming).

�� Promote articulation of facades on all sides of buildings. �� Respect the historic fabric and character of neighborhoods.



Application of Design Guidelines Architectural and urban design guidelines are a very important part of maintaining the unique character of Downtown Lawrence. Foremost, architectural and urban design guidelines serve as a communication tool in educating property owners and developers as to the community expectations for new construction and renovations of existing buildings. The accompanying narrative and illustrations have been developed to provide detailed information and direction to property owners, developers, and interested citizens. Architectural and urban design guidelines also serve as a guide for staff in reviewing applications for alterations prior to the issuance of a permit by the City of Lawrence. Given the architectural variety and multiple uses in the Downtown area, the review of proposed alterations and new construction will be conducted on a case-by-case basis. These architectural and urban design guidelines are not meant as a check-list for “good” design. Nor are they meant to be applied in such a stringent manner as to prevent creative design alternatives. However, it is the intent of these architectural and urban design guidelines to provide the regulatory authority to ensure that new construction and renovation of existing structures is consistent with the character-defining elements identified in the guidelines. Review Principles

�� These guidelines shall apply only to the exterior of buildings and to portions of existing and proposed buildings that would be visible at the pedestrian level from public rights-of-way including alleyways.

�� Buildings that contain character-defining features shall be more carefully reviewed

than those buildings that have been identified as non-contributing or do not retain their architectural integrity. (A list of non-contributing structures can be found in attachment A. This list deals only with primary facades and does not address secondary or rear facades.)

�� While economic costs are not a primary factor in the review process, economic cost

will be considered in relation to the adherence to these guidelines.

�� Individual guidelines are often stated in absolute terms such as “Buildings fronting along Massachusetts Street shall be constructed to zero front and side lot lines.” Just as compatible design consists of individual building elements in a larger building envelope, these design guidelines are viewed as a collective document and not as independent statements.

�� It is understood that a project might not meet every guideline in order to conform to the

document’s intent.



�� It is not the intent of these guidelines to require existing buildings to be in full

compliance with these guidelines. Existing buildings that contain nonconforming elements are encouraged to make alterations that will improve the overall appearance of the building. As non-conforming buildings are altered, the proposed alterations shall be in compliance with this document.

�� Staff will use these guidelines to review proposed projects in a consistent, fair and

equitable manner. If staff believes a proposed project does not meet the intent of the guidelines, the applicant may appeal to the City Commission.

The following architectural and urban design guidelines shall be effective within the boundaries of the Downtown Lawrence Conservation Zoning District. The guidelines contained herein may be more or less restrictive than the regulations of the underlying zoning district. In either case, these regulations shall take precedence.



Development Patterns - The existing grid layout of streets and alleyways and other development patterns such as zero-building set back were established early in Lawrence’s development and are very important to the character of the Downtown. Over time, the City of Lawrence has established additional development patterns that contribute to the character of Downtown such as the landscaping pattern along Massachusetts Street. Retention of these established patterns is important in maintaining the visual character and identity of Downtown Lawrence. Guidelines

�� Existing street patterns and layout shall be maintained. Closure of existing streets shall not be permitted.

�� Alleyways shall be maintained for vehicular and/or pedestrian traffic.

�� Buildings fronting Massachusetts Street shall be constructed to zero front and side lot

lines.

Exceptions may be made for architectural features such as recessed/projecting entries and balconies.

�� Buildings fronting Massachusetts Street should have a commercial/retail component at

the storefront level.

�� Buildings fronting Massachusetts Street should reflect the party-wall construction pattern with adjacent buildings sharing a common party-wall.

�� New infill buildings should be multistory in height.

�� Buildings fronting Vermont and New Hampshire Streets should be constructed to zero

front and side lot lines.

Buildings adjacent to historic structures listed on a register, such as the English Lutheran Church, shall respect the historic property by providing a transition between the proposed development and the historic property. The use of additional setback, green space and/or building height reduction are examples of appropriate transition elements. Exceptions may be made for architectural features such as recessed/projecting entries and balconies. Exceptions may be made for detached building forms which are traditionally set back from the property line.



�� Buildings fronting Numbered Streets (7th, 8th, etc.) shall be constructed to zero front

and side lot lines.

Exceptions may be made for architectural features such as recessed/projecting entries and balconies.

Exceptions may be made for detached building forms which are traditionally set back from the property line.



Streetscape Patterns - The Downtown Urban Design Principles, adopted by the City Commission, establish a number of design elements that relate to specific areas in Downtown Lawrence. Redevelopment, renovation and new construction shall reflect the existing and adopted streetscape patterns. Guidelines Massachusetts Street: Shall be primarily pedestrian-oriented with ancillary vehicular circulation.

�� Sawtooth parking shall be maintained along Massachusetts Street.

�� Existing landscaping features such as raised planters and street trees shall be maintained.

�� Pedestrian-scale lighting shall be maintained.

�� Accent paving shall be used at intersections and mid-block crossings. Vermont Street and New Hampshire Street: Shall define major vehicular movement patterns.

�� On-street parking shall be parallel in orientation. Special consideration will be given for existing angle parking in the 600 block of Vermont Street.

�� Street trees and pedestrian-scale lighting shall be an integral part of the streetscape.

�� A curbed or non-curbed landscape bed shall separate the street and the pedestrian

sidewalk. The landscape strip shall be centered around the required street trees. An irrigation system shall be provided for all plant materials in the landscape bed. An agreement to participate in a benefit district for streetscape improvements may be executed in lieu of immediate improvements.

Numbered Streets (East-West Access): Shall promote pedestrian-oriented access while providing major and minor vehicular movement patterns.

�� On-street parking shall be parallel in orientation.

�� Street trees and pedestrian-scale lighting shall be an integral part of the streetscape.

�� A curbed or non-curbed landscape bed shall separate the street and the pedestrian sidewalk. The landscape strip shall be centered around the required street trees. An irrigation system shall be provided for all plant materials in the landscape bed. An agreement to participate in a benefit district for streetscape improvements may be executed in lieu of immediate improvements.



New Construction and Additions - Additions and new infill construction must adhere to the patterns that prevail in nearby or adjacent structures. Pattern is defined as the arrangement of form and the disposition of its parts or elements. It is always best to think of new construction as one element in a larger context. The design guidelines for new construction and additions deal with the larger contextual issues. For design guidelines related to specific building elements, such as storefronts, refer to the appropriate section. Guidelines Facade Height:

�� Height must be considered as a dimension important to the structure, not just how the structure is related to adjacent buildings. The height of the building must be in proportion to its width and the story-to-story height of the building must be appropriate.

�� The height of new buildings and additions shall relate to the surrounding contributing

buildings; avoid new construction that greatly varies in height from adjacent buildings. A good rule of thumb is that new construction should not be more than two stories higher than adjacent contributing buildings.

Inappropriate Building Height, Form, and Shape

Appropriate Building Height, Form and Shape



�� Corner buildings should be higher than those that are interior to the block.

�� Corner buildings shall be a

minimum of two-stories in height.

�� In infill construction, the facade width should fill the entire space.

Facade Width:

�� Facade widths for new buildings and additions should correspond with other buildings widths in the same block.

�� If the site is large, the mass of the facade should be broken into a number of smaller

bays, to maintain a rhythm similar to surrounding buildings. This is particularly true for storefront level facade elements.

Fills entire space

Series of Bays

Typical Corner Building



Composition:

�� The composition of the infill facade (that is, the organization of its parts) shall be similar to the surrounding facades in the block.

�� Rhythms that carry throughout the block (such as window spacing, etc.) shall be incorporated in the new facade.

�� The size and proportion of window and door openings of the new construction should

be similar to other buildings in the block.

�� The ratio of window area to solid wall for new construction shall be similar to other buildings in the block.

�� New construction shall be constructed with party-wall construction methods.

Exceptions will be made for detached governmental, civic, or institutional buildings and when required by residential egress requirements.

Placement of Additions:

�� Primary consideration should be given to placing additions in the rear of existing structures.

Typical Massachusetts Street Elevation



Parking - Standards for the location and design of parking areas in Downtown Lawrence are critical to maintaining the visual appearance of the area. Guidelines General Parking Guidelines:

�� Parking lots/structures shall not be permitted to front Massachusetts Street unless the ground floor contains storefront uses. Existing surface parking areas fronting along Massachusetts Street should be infilled with appropriate new construction.

�� Surface-parking lots fronting New Hampshire and Vermont Streets shall be contained within the interior of the block.

�� Parking structures

fronting New Hampshire and Vermont Streets should be contained within the interior of the block. Exceptions will be made for parking structures that have commercial, retail or office uses on the ground floor.

�� Existing corner surface-parking areas fronting New Hampshire and Vermont Streets should be targeted for appropriate infill.

Parking Lots such as the one located at 11th aMassachusetts should be redeveloped



Surface Parking Lots:

�� Primary access to surface parking areas shall be taken from New Hampshire or Vermont Streets. The alleyway may be used for secondary access to the parking area.

�� While there is no established setback for surface parking areas, there should be a

clear separation between vehicular parking areas and pedestrian areas. Pedestrian-scale landscaping, fencing, and/or walls shall be provided to delineate the parking area from the pedestrian sidewalk.

�� Pedestrian-scale lighting shall be provided in surface parking areas. �� While some interior landscaping shall be provided, surface-parking areas shall not be

required to meet landscaping provisions set forth in 20-14A04.6 (a) of the City of Lawrence Zoning Code.

�� Surface-parking areas shall meet the provisions set forth in 20-1205 and 20-1217 of

the City of Lawrence Zoning Code.

Parking Structures:

�� Primary access to the parking structures shall be taken from New Hampshire or Vermont Streets. The alleyway may be used for secondary access to the parking structure.

�� Parking structures should be constructed to zero-lot lines. Parking structures adjacent to registered historic structures, such as the English Lutheran Church or the Lucy Hobbs Taylor Building, shall respect the historic property by providing a transition between the proposed structure and the historic property. The use of additional setback, green space and/or building height reduction are examples of appropriate transition elements.

�� The inclusion of retail, commercial or office uses are encouraged at the ground floor of parking structures.

Example of Separation Between Parking and Sidewalk



�� The primary facade of the parking structure should be designed to be compatible with

neighboring buildings. �� Parking structure facades should contain building materials consistent with the existing

traditional building stock: brick, stone, terra cotta, etc.

�� Parking structures facades shall contain sufficient detail to break up the overall massing of the structure.

�� Parking structures shall meet the provisions set forth in 20-1205 and 20-1217 of the

City of Lawrence Zoning Code.



Block Elements - Traditionally, buildings in Downtown Lawrence complemented and reinforced one another by repeating certain building patterns. Because buildings were composed of these traditional building patterns, the block had a consistent, organized appearance. The idea of visual relatedness is important to maintaining the visual appearance of Downtown Lawrence. Guidelines

�� Retail and commercial use buildings should reflect the party-wall construction pattern with adjacent buildings sharing a common party-wall.

�� Buildings located on corner sites are considered anchor buildings and their building form should reflect this designation. Anchor buildings are typically larger in scale and massing, and are often more ornate than adjacent infill buildings.

�� Buildings located on

corner sites shall have a primary facade and a secondary facade. For instance, this building located at 8th and Vermont Street has a primary facade along 8th Street and a secondary facade along Vermont Street.

Primary Facade

Secondary Facade



�� The main or primary entrance to buildings shall be oriented toward the primary street. For instance, if a building is fronting along Massachusetts Street, the main entrance shall face Massachusetts Street. Or if a building faces 7th Street, the main entrance shall face 7th Street.

Exceptions may be made for corner buildings that have a primary corner entrance. Corner entrances may have entrance doors that face the intersection or both streets.

�� Buildings that are adjacent to parking areas or structures shall have the main or

primary entrance on the street-facing elevation. A secondary or minor entrance may be provided on the parking lot elevation.

�� Buildings shall reflect the existing topography by providing “stepping down” of the facade. The “stepping down” of the facade helps maintain a sense of pedestrian scale.

�� Storefronts should respect the 25-foot or 50-foot development pattern ratios. Upper story facades may vary from this pattern but must unify the building as a whole.

�� Buildings shall maintain the pattern of multiple-story buildings throughout the

downtown area. Existing one-story buildings should be considered for compatible redevelopment.

�� Buildings shall maintain a distinction between upper stories and the street-level

facade.

�� For buildings that provide a separate upper-story entrance on the exterior facade, the street level use entrance should be the primary focus of the building facade while entrances for upper story uses shall be a secondary feature of the building facade.



Block Elements - Detached Building Forms - While detached building forms are not predominant in Downtown Lawrence, they can be found on corner sites and are usually limited to governmental, civic, office or institutional buildings. Detached building forms in the Downtown have unique design characteristics. Existing detached buildings shall maintain these characteristics, and construction of new detached building forms should reflect these characteristics.

Guidelines

�� Detached building forms should be set back from the property line. The setback, typically 3 feet to 5 feet, serves as a greenspace between the building and the sidewalk.

�� While detached building forms often have primary and secondary facades, the overall

building design is usually carried throughout all of the facades. Unlike attached building forms, primary and secondary facades are not usually differentiated by a change in material but in the degree of architectural embellishment.

�� Detached building forms should have a high degree of architectural embellishment.

Detached Building Forms ��Usually governmental,

institutional, civic, or office uses.

��Setback from the

property line. ��High degree of

ornamentation. �� Integrated design

elements on all four facades.



Facades- Traditional commercial facades have a three-part horizontal layering.

Building Cornice - traditional building cornice, made of stone, brick, wood, metal, or other materials serve to visually cap the building. Upper Facade - the upper facade, constructed of brick, stone, stucco, or pressed tin; typically has a symmetrical design; and is characterized by regularly spaced window openings. Storefront - the traditional building storefront characteristics are markedly different from the upper facade and building cornice. The storefront is primarily composed of large display windows surrounded by enframing piers and a storefront cornice.

Guidelines Primary Facades: Primary facades or front facades are facades that are oriented toward the primary street.

�� Primary facades shall employ an overall building design strategy exhibiting a) three-part horizontal layering; b) overall verticality; c) hierarchy; and d) a balanced composition.

�� Storefront and display windows must be included

in all retail developments.

Typical Primary Facade



�� Buildings should have a sense of unity and balance. In this drawing of a building in Downtown Lawrence, the second story windows and ornamentation on the second story create a pattern because they have matching shapes and equal spacing. Although there are two different stores at the street level, the strength of the second story gives the building unity.

�� Buildings with multiple storefronts within a larger building should be compatible from

storefront to storefront. Secondary Facades: Secondary facades are facades of corner buildings that do not face the primary north/south street. For instance, a building located on the corner of Massachusetts Street and 7th Street has a secondary facade on 7th Street.

�� Secondary facades shall contain display windows and/or secondary storefronts.

�� Secondary facades shall contain upper story windows.

�� Secondary facades should be balanced in design and shall provide a distinction between lower and upper sections of the building.

�� Secondary facades should not directly compete with the primary facade.

Typical Features of Secondary Facades

��Upper-story windows ��Provide a distinction between lower

and upper portions of the building ��Display windows and/or secondary

storefronts.

Secondary Facade of Liberty Hall along 7th Street



Rear Facades: While rear facades on older structures are more symmetrical in their design, more recent buildings provide a more utilitarian design approach. In most cases, rear entrances and openings occupy a relatively small part of the rear facade and exhibit more of a utilitarian character.

�� Rear facades should be maintained and developed to support the overall appearance of Downtown Lawrence.

�� Rear entrances on buildings that face public-

parking areas are encouraged.

�� Rear facades should provide sufficient architectural features, such as window and door openings, to articulate the building facade.

�� Rear facades should not compete with the primary facade of the structure.

Typical Rear Facade



Building Materials - The surface materials of a building are a key factor in its appearance and its relationship to adjacent buildings. Guidelines

�� The original building material whether located on primary, secondary or rear facades, shall be retained when possible. If the original material has been overlaid by such coverings as aluminum or stucco, these alterations should be removed and the original material maintained, repaired or replaced with similar materials.

Primary Building Facade:

�� Building materials shall be traditional building materials consistent with the existing traditional building stock. Brick, stone, terra cotta, stucco, etc., shall be the primary facade materials for buildings fronting along Massachusetts Street.

�� While traditional building materials such as brick, stone, terra cotta, stucco, etc., are the preferred building materials for buildings fronting along New Hampshire, Vermont Street, or numbered streets, consideration will be given to other materials.

�� Storefront level and upper levels should have materials that are compatible.

Secondary and Rear Facade: Building materials of secondary and rear facades are typically less costly than materials used on primary facades.

�� Secondary facades, which have primary facades facing Massachusetts Street, shall be composed of building materials consistent with the existing traditional building stock - brick, stone, terra cotta, stucco, etc.

�� While traditional building materials such as brick, stone, terra cotta, stucco, etc., are

the preferred building materials for buildings fronting along New Hampshire, Vermont Street, or numbered streets, consideration will be given to other materials.

Aluminum facade material should be removed to uncover original building material



Party-walls or Shared Walls: Building materials of party-walls or shared walls are typically less costly than materials used on primary and secondary facades. Rubble limestone, brick, tile block, and concrete block are common party-wall materials.

�� While permanent materials should be considered for party-wall construction, other materials which meet the associated building code and fire code requirements will be considered.

General Masonry: Proper maintenance of masonry facades is an important part in maintaining the visual appearance and longevity of a building. Repointing and cleaning of a masonry structure should not be conducted without consulting a professional experienced in maintaining masonry structures.

�� Masonry walls, except in rare instances, shall not be clad with stucco, artificial stone, or EIFS (Exterior Insulation and Finish Systems). This includes publicly visible party-walls constructed of brick or rubble limestone.

�� Existing unpainted masonry walls, except in rare instances, shall not be painted. This

includes publicly visible party-walls.

Existing non-painted masonry should not be painted or covered



Storefronts - One of the main character-defining elements of Downtown Lawrence is the street level commercial storefront facade. Storefronts are typically slightly recessed behind the enframing storefront cornice and piers. Storefronts are typically divided into bays and have recessed entrances. Guidelines

�� Storefronts shall be designed to reflect the traditional pattern of containment. The storefront shall be bounded by the enframing storefront cornice and piers on the side and the sidewalk on the bottom.

�� Remodeled storefronts shall be designed to fit within the original opening.

�� Storefronts may be recessed or extended slightly

(typically, 3 inches to 9 inches) to emphasize the feeling of containment and provide architectural variety.

�� Storefronts should provide for a recessed entry.

�� Storefronts shall be pedestrian oriented and consist primarily of transparent glass. Most storefronts in Downtown Lawrence contain 65% to 80% glass. Storefront designs shall reflect this glass to other building material ratio.

�� Storefront designs should reflect the

traditional three-part horizontal layer by providing for a transom area, display windows, and a bulkhead.

�� Storefront materials typically consist of wood,

metal, steel, or brick. Renovations and/or new construction should reflect these materials. Use of unpainted rough cedar is an example of an inappropriate storefront material.

Mid to Late 1880s ��Boldly decorated cornice ��Cast iron columns �� Large display windows �� Flush entrance Late 1880s to Early 1900s ��Simple Cornice �� Transom windows ��Recessed entrance Early 1900s to 1950s ��Metal window frames ��Structural glass ��Recessed entrance

Typical Storefronts



Street Level Facades for Office Buildings - Downtown Lawrence has a number of office buildings. Office buildings fronting Massachusetts Street traditionally contained storefronts on the street level. Office buildings fronting numbered streets, New Hampshire, or Vermont did not traditionally contain storefronts at the street level. Most office buildings are detached building forms. Guidelines

�� Office buildings fronting Massachusetts Street shall contain storefronts or a storefront appearance at the street level. Storefronts shall be pedestrian oriented and consist primarily of transparent glass. Most storefronts in Downtown Lawrence contain 65% to 80% glass. Storefront designs shall reflect this glass to other building material ratio.

�� Office buildings fronting numbered-streets, Vermont Street, or New Hampshire Street

shall be pedestrian oriented. A ratio of 40% to 60% window area to wall surface shall be provided on street level facades of office buildings fronting numbered-streets, Vermont Street, or New Hampshire Street.



Upper-Story Windows - The upper stories are clearly visually separated from the storefront level of the building. While the storefront level has large areas of glass and small areas of opaque materials, upper stories reverse the pattern with small areas of glass and a predominance of opaque materials. The upper-story window pattern is extremely important because it provides a sense of unity and symmetry to the entire building facade. Guidelines Upper windows located on Primary and Secondary Facades:

�� Maintain the pattern created by upper-story windows and their vertical-horizontal alignment. Existing windows on conforming upper facades shall not be eliminated or decreased in size or shape. Most upper-story facades contain windows that are in proportion to the existing facade. Alteration of existing upper windows can significantly alter the proportion and/or symmetry of the existing building.

�� Upper-story facade elements are typically constructed of brick, stone, terra cotta, or

pressed tin material and maintain 20% to 40% window area. Upper-story facade elements should reflect existing window to wall surface ratios.

�� New window openings that disrupt the existing balance on facades visible from the

street shall not be introduced.

�� Window replacement in existing buildings is encouraged to replicate original window patterns and finishes.

Mid to Late 1880s ��Boldly Decorated

Cornice ��Window Hoods �� 2 over 2 Windows Late 1880s to Early 1900s ��Corbelled Brick Cornice ��Arched Windows �� 1 over 1 Windows Early 1900s to 1950s ��Simple Cornice �� Large Window Openings

with Multiple Units

Existing windows should not be reduced in size. Window should fit existing window dimensions.

Typical Upper Story Facades



�� Upper-story windows shall have only minimal tinting and should appear transparent from street level. Dark or reflective tinting is not allowed on upper story windows.

�� Metal screens or bars shall not cover upper-

story window openings. Upper windows located on Party-Walls:

�� Upper windows on non-visible party-walls may be infilled with compatible material in a reversible manner.

�� New window openings may be introduced.

�� Window replacement in existing buildings is encouraged to replicate original window

patterns and finishes. Upper windows located on Rear Facades:

�� Maintain the pattern created by upper-story windows and their alignment on rear facades that face surface-parking areas. Existing windows on rear facades should not be eliminated or decreased in size or shape. Most upper-story facades contain windows that are in proportion to the existing facade. Alteration of existing upper windows can significantly alter the proportion and/or balance of the existing building.

Dark or reflecting tinting is not allowed on upper story windows

Alteration of upper windows can significantly alter the balance of the rear facade



�� While not encouraged, upper windows on rear facades that do not face parking areas can be closed in a reversible manner with compatible material.

�� Pedestrian-level window and door openings may be covered with security features such as screens or bars. However, every effort should be made to maintain the visual appearance on rear facades which face surface parking areas.

�� Window replacement in existing buildings is encouraged to replicate original window

patterns and finishes. .

An example of a window opening closed in a reversible manner



Existing Ornamentation - Existing ornamentation such as curved glass displays, terra cotta ornamentation, cast iron pilasters, glass transoms, and decorative tin cornices shall be maintained. Much of the character of Downtown Lawrence is due to the attention to detail evident in the brickwork, terra cotta, wrought iron, tin cornices and other embellishments. It is important to repair existing ornamentation when necessary and not detract from its effect by the addition or repair with inappropriate materials. Guidelines Architectural Details:

�� Intact original ornamentation or architectural details should be maintained and preserved. If original detailing is presently covered, exposing and restoring the features is encouraged.

Cornices:

�� Cornices shall not be removed unless such removal is required as a result of a determination by the Chief Building Inspector that a cornice poses a safety concern.

�� Original cornices should be repaired

rather than replaced. If replacement is necessary, the new cornice should reflect the original in design.

�� New construction should provide for a variety of form, shape, and detailing in individual cornice lines.

Existing details, such as these terra cotta elements and building markings should be preserved

Existing Cornices shall be maintained



Rooflines and Parapet Roofs - The roofline establishes the relationship with adjacent buildings. Roofs in Downtown Lawrence tend to be flat, built-up roofs with parapets added for interest and decoration. Another, usually earlier, alternative is a gable roof with a false front obscuring the gable from visibility at the street level. The consistent appearance of a “flat” roofline is a distinguishing characteristic of Downtown Lawrence. Guidelines

�� Retain the original roofline and parapet features.

�� Mechanical equipment should not be visible from the pedestrian level and should be screened through the use of parapet walls or projecting cornices.

Typical Parapet Forms



Awnings/Canopies - Storefronts should have awnings or canopies to provide pedestrians with sun/rain protection unless the structure is physically unsuited. Overall, the form of the awning shall complement the character of the building and reflect the shape of the window or door opening it covers. Guidelines

�� Typically fabric, metal, and wood were the most common materials used for awnings and canopies. While historically Downtown Lawrence contained a number of pole or post supported awnings and canopies, because of pedestrian considerations this type of awning canopy is not allowed.

�� Back-lit awnings/canopies are not permitted. These awnings, because of their high visibility, function more as signs than a means of providing comfort and protection for the pedestrian.

�� Awnings/Canopies shall be in proportion to the overall building facade and should match the width of the storefront or window opening.

�� Awnings on the storefront level should not extend into the second story of building facade.

Pole supporting awnings are not allowed

Inappropriate awning height. The awning should not extend into the second story building facade.

An Example of Appropriate Awnings



�� Upper-floor awnings shall be mounted within the window opening.

�� Canopies shall not be permitted on upper floor windows.

�� Canopies shall be narrow in profile and shall not contain residential design elements such as mansard roofs or shake shingles.

�� Awnings and canopies should not project more than 6 feet from the lot line and must

be suspended from the building.

�� If a building facade contains a transom area, canopies should be installed below the transom area. This maintains the pedestrian scale of the building.

Canopy should be installed just below the transom window.



Signs - Signage is one of the most important features of a commercial facade. Signs, more than any other single feature, can detract from even the most attractive storefront. All signs shall conform to the Sign Code provisions in Article 7 of the Code of the City of Lawrence. Existing signs of particular historic or architectural merit, such as the Varsity or Granada marquees, should be preserved. Guidelines

�� The primary focus of signs in Downtown Lawrence shall be oriented toward pedestrian traffic and not vehicular traffic.

�� Signs identifying the name of a building, the date of construction, or other historical

information should be composed of materials similar to the building, or of bronze or brass. These building identification signs should be affixed flat against the building and should not obscure architectural detail elements. Building identification signs may be incorporated into the overall facade design or mounted below the storefront cornice.

�� Signs should be subordinate to the building’s facade. The size and scale of the sign

shall be in proportion to the size and scale of the street level facade.

�� Storefront signs should not extend past the storefront cornice line. Storefront signs are typically located in the transom area and shall not extend past the storefront opening.

�� Signs should reflect the

overall symmetry of the building and should not cover existing architectural features.

�� Signs for multiple storefronts within the same building should align with each other.

Inappropriate Signage Appropriate Signage



Demolition - In the interest of long-term effects on Downtown Lawrence, careful thought should be given to a project before the option of demolition is exercised. Properties listed on the National Register of Historic Places, the Register of Historic Kansas Places, or the Lawrence Register of Historic Places are subject to additional review as required by K.S.A. 75-2724 and/or Chapter 22, Code of the City of Lawrence. Guidelines

�� Any demolition request, not related to public safety, shall be accompanied by additional documentation indicating the existing condition of the building and the proposed use for the site. Documentation should include proposed elevations and an explanation of why it is not feasible to use the existing structure.

�� Demolition permits shall be reviewed by the Historic Resources Commission and the

City Commission.



Attachment A: The following is a sist of properties that have been identified as having non-contributing primary facades or do not retain a high degree of architectural integrity. A number of these properties have underlying facades that may contribute to the Downtown. Rehabilitation and/or restoration of any contributing underlying facade is encouraged. 619 Massachusetts 623 Massachusetts 634 Massachusetts 717 Massachusetts 719 Massachusetts 739 Massachusetts 743 Massachusetts 747 Massachusetts 808 Massachusetts 821 Massachusetts 829 Massachusetts 830 Massachusetts 836-838 Massachusetts 837 Massachusetts 840 Massachusetts 842 Massachusetts 900 Massachusetts 901 Massachusetts 911 Massachusetts 914 Massachusetts 916 Massachusetts 932 Massachusetts 938-942 Massachusetts 944 Massachusetts 946 Massachusetts 1000-1006 Massachusetts 1011 Massachusetts 1012 Massachusetts 1014-1016 Massachusetts 1017 Massachusetts 1033 Massachusetts 1034 Massachusetts Strikethrough text denotes the building has been altered to meet the Downtown Design Guidelines or demolished and replaced with a structure that meets the Downtown Design Guidelines.

609 Vermont 613 Vermont 617 Vermont 714 Vermont 734 Vermont 805 Vermont 807 Vermont 825 Vermont 901 Vermont 904 Vermont 1027 Vermont 1031 Vermont 1035-37 Vermont 1040 Vermont 644 New Hampshire 800 New Hampshire 815 New Hampshire 900 New Hampshire 946 New Hampshire 1029 New Hampshire 1031 New Hampshire 1039 New Hampshire 1041 New Hampshire

10 E. 9th Street 110 E. 9th Street 13 W. 9th Street 15 W. 9th Street 17 W. 9th Street



Attachment B:



Attachment C:

city of lawrence downtown design guidelines · 5. to maintain the unique identity of downtown...

Documents