Title:استفاده از دستورالعمل های طراحی برای کنترل توسعه نوار

این وب‌کست فقط برای مشاهده در دسترس است. برای اعتبارات AICP CM قابل استفاده نیست. ۰۳-۰۸-۲۰۱۳ ارائه دهندگان: راس مولداف، سارا کورجف، و تری دیوان توضیحات: توسعه نواری شخصیت جوامع را تغییر می دهد. این الگوی سنتی نیوانگلند از روستاهای جمع و جور و قابل پیاده روی و مرکز شهرها را به یک توده خطی از پراکندگی وابسته به خودرو تبدیل می کند. دستورالعمل های طراحی یک ابزار نسبتاً جدید و نوآورانه برای کنترل الگو و شکل توسعه نوار برای حفظ شخصیت جامعه است. آنها قوانین منطقه بندی معمولی را با استفاده از گرافیک و عکس برای نشان دادن شکل مطلوب توسعه جدید گسترش می دهند. آنها راهنمایی های دقیق تری را به مالکان زمین، توسعه دهندگان و اعضای هیئت مدیره ارائه می دهند و در نتیجه فرآیند بررسی توسعه را قابل پیش بینی تر می کنند. موضوعاتی که توسط دستورالعمل های طراحی پوشش داده می شوند معمولاً شامل مکان ساختمان، معماری، محوطه سازی، علائم و روشنایی هستند و گاهی اوقات به مدیریت دسترسی، حرکت عابران پیاده، مدیریت آب طوفان و سایر مسائل می پردازند. این جلسه مطالعات موردی را در مورد تهیه و استفاده از دستورالعمل‌های طراحی برای کنترل توسعه نوار از چندین جامعه در مین، از سالم، نیوهمپشایر، و از منطقه کیپ کد در ماساچوست ارائه می‌کند. مجریان تجربه گسترده ای در زمینه توسعه نوار و تهیه و اجرای دستورالعمل های طراحی دارند.

قسمتي از متن فيلم: My mode hello my name is Benjamin me and I just want to welcome everyone it is now 1 p.m. so begin our presentation shortly today on March eighth will have our presentation on using design guidelines to control strip developments for help during today’s webcast please feel free to type your questions in the

Chat box found in the webinar tool bar to the right of your screen or call one eight hundred 263 6317 for content questions please feel free to type those in the questions box and we’ll be able to answer those after the presentation here is a list of sponsoring chapters

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To planning org slash cm select today’s date select select today’s webcast this will be available for 1.5 cm credit at this time I’d like to introduce the presenters for today Ross has been the planning director for the town of Salem New Hampshire for 29 years where he provides staff support for the Planning

Board of Conservation Commission he has extensive experience in subdivision and site plan permitting as well as writing and enforcing land use regulations and zoning ordinances he has taught courses on controlling strip development managing residential growth and evaluating development proposals for the University of New Hampshire continuing education program program he holds a

Bachelor degree in economics and environmental studies from Colby College and the Masters in regional planning from University of Massachusetts zaracorp Jeff is a planner and historic preservation sorry specialist at the cape cod commission our Regional Planning and regulatory agency serving the 15 towns in barnstable county massachusetts she works with communities

To develop bylaws and design guidelines that protect the region’s distinctive character referencing historic architectural forms and past development patterns miss korjev coordinated production of the Cape Cod Commission’s design manual designing the future to honor the past and was a principal author of the Commission’s latest design guidelines publication contextual design

On Cape Cod design guidelines for large-scale development she holds a bachelor degree in history from middlebury college and a master’s in historic preservation from the University of Pennsylvania Harry dhawan is a principle of Terrence dhawan associates and landscape architecture and planning firm in Yarmouth Maine Perry has over 35 years of professional

Experience in landscape architecture visual resource assessment design guidelines site planning and community development his experience involves work with communities developers state and federal agencies utility companies and the forest products industry in New England he has written numerous award-winning studies on design guidelines community planning visual impact assessment recreation planning and highway corridor

Redevelopment at this time I like to hand it off to Ross who will be the first presenter for today hello Ross hi Ben thank you very much can you see my presentation we see now great well welcome everyone from snowy New Hampshire and New England then it told

Us we had about 800 people registered for the session and we welcome you all and thank you for attending this is basically a repeat of a presentation that Terry and Sarah and I gave at the 2011 national planning conference in Boston Sarah and I actually follow that

Up with a article for zoning practice in November of 2011 the format for today is as follows i’m going to give an introduction to the topic and talk about my experiences here in Salem Sarah that is then going to talk about the work that she’s done on Cape Cod in

Massachusetts and then Terry will talk about his work and more of a general overview of design guidelines and his experiences you might notice that we’re that Terry is last and that’s because he’s the landscape architect and we know they always have the best pictures I’d like to start with just an overview of

Salem New Hampshire then I’m not saying that on my screen do you see it could you try it to advance the slides with the PowerPoint the left bottom corner I’m trying double double clicking the PowerPoint okay here we go this is an overview of Salem New Hampshire where

We have a population about 30,000 people were just 32 miles north of Boston some people confuse us with salem massachusetts but that’s actually in a northeastern part of massachusetts where salem new hampshire is a regional employment and shopping hub and probably the defining physical characteristic or land-use characteristic in salem is that

We’ve got a six-mile-long quarter that’s zoned for retail development we’re also the first community over the border from Massachusetts we’ve we’ve got two exits on route 93 here’s a overview picture of the strip which we know as New Hampshire route 28 also known as North and South Broadway we’ve got hundreds of stores

We’ve got thousands of employees and over billion dollars in sales coming from that strip this trip is a combination of national retailers and a lot of local shops and also very large million-square-foot mall which we know it’s the mega mall Salem is a pro-growth community the people here want tax

Revenue from new development particularly retail stores New Hampshire does not have a sales tax so many retailers want to locate in Salem my goal really since coming here has been to improve the aesthetic character of the strip while accommodating the demand for retail growth here’s some pictures of some of the typical

Development that we’ve seen in the past and this is really typical of retail strips in general I think you’ve got unattractive buildings you’ve got cluttered signs extensive amounts of pavement very limited landscaping a very automobile oriented landscape since I came to town the Planning Board has approved almost four million dollars a

Four million square feet of retail development and that since 1984 that includes the the million-square-foot mall that we have most of my time has actually spent reviewing proposals for new development I’ve worked on hundreds of retail developments in the last 29 years we’ve got a lot we’ve done a lot

Of different things in Salem to try to control that strip development we’ve started where we had done zoning map changes to reduce the amount of area zone for retail development we put limits on the size of retail stores we’ve adopted some non retail districts we’ve worked on sign ordinances and

Landscaping regulations done a lot with traffic regulations Road impact these private road improvements and probably in the late 90s we started looking at and adopting retail design regulations particularly dealing with architecture and landscaping and signage and lighting I think these are the key issues in terms of improving the aesthetics in

Fact our first design regulations were adopted back in 1997 but around that time I became aware of the the concept of design guidelines I felt that these were really the next evolution of the tools to address aesthetic issues and to control strip development especially admired guidelines from

Main I found out later that Terry had actually prepared those and also the work from the kick God commission with their designing the future to honor the past booklet I was very impressed with that in terms of the illustrations and the drawings and the concepts that they

Talked about you might be interested in what the difference is between design regulations and design guidelines and I’m not sure that there’s any real definition at least when I use the terms I think of regulations is primarily text and primarily mandatory I find in my experience that most of the board

Members and a lot of applicants don’t really understand how they can’t really visualize the text regulations a lot of applicants would ask me what do you really want to see after reading our design regulations I see guidelines is primarily being more flexible and focusing on photographs and perhaps the

Details of development that you wouldn’t see typically in regulations I think regulate pictures make a huge difference when we can show applicants and even board members pictures and photographs of typical development I think that makes a big difference and that’s certainly been a big difference in some

Of the projects that I’ve worked on here so we were lucky enough to get a grant from the New Hampshire Department of Transportation as part of the interstate 93 widening project and we were able to hire a consultant we hired Terry to do the work for us to put together design

Guidelines and we held a kickoff meeting with the development community we invited sign companies and landscapers and builders and property owners as well as media we’re actually able to put together some guidelines primarily that work was done by Terry I helped a little bit in terms of reviewing it we we

Brought those guidelines to the planning we posted them on the web page ultimately they were adopted as part of our site plan review regulations and I’ve listed a web page here where you can see those guidelines if you’d like to see them i’ll be giving just a little

Bit more information about them they were adopted as voluntary guidelines Planning Board wanted to spend a couple years see how how they were accepted by the development community see how they were in terms of working with them on a day to day basis with applicants one

Thing we might want to get into when we take questions and answers is how these types of guidelines could be prepared with little or no money I’d like to talk about that and some detail I’ve got some ideas and maybe Terry and sarah has some ideas too so here’s the the title page

To the design guidelines and I think right away you can see that it’s a different type of document there are photographs these are all sites in salem that were taken by Terry and they kind of I think at the very beginning when you first look at the guidelines you see

That this is not the typical standard zoning regulations and in fact the the purposes of the design guidelines are really to guide the appearance of new projects to illustrate and expand what we had for design regulations and to help applicants understand what the town wants we have chapters on site planning

Architecture landscaping lighting and signage is just a typical page from the guidelines you’ll see a lot of pictures in this particular about architectural principles were showing both good and not so good examples but the idea is that we’ve used a lot of photographs to illustrate the guidelines is another

Sample page showing landscaping parking lot landscaping each chapter actually has objectives goals and then the actual guidelines and the document actually has about 250 separate guidelines but primarily consists of pictures of things that we’d like applicants to see I just wanted to end with some my introductory comments

With some photographs of some of the newer projects that we’ve gotten in Salem I think they illustrate the things we’re trying to accomplish with to the the design guidelines particularly more attractive buildings and improve signage and landscaping this happens to be a lowes that was built on the southern

Portion of our strip very close to the Massachusetts border and probably one of the most difficult things we can do is make a very large cement block building look attractive and I think this one a lot of different techniques were used by the architects to do that likewise I see

A big improvement in the signage here as opposed to some of the other nearby places this is a little bit different style obviously but this is a an Italian restaurant just off of Route 28 that opened up recently and is and is doing spectacularly well this is a new CBS

Project that was built again in the southern portion of the strip and illustrated a lot of the guidelines that we’re trying to accomplish this is a supermarket and one of the nice things about this market and the other project is that they all seem to open within a

Year year and a half of each other and it did the combination of them coming so close together gave a lot of momentum i thing to the the planning board and to other applicants for people to see the types of development that we were getting and what we wanted to see these

Projects went fairly quickly to the Planning Board too and I think that was not unnoticed by other applicants in the community this is the one of the latest projects that came into the planning board this is another pharmacy that’s a coming in I think they’re very nice job in terms of

The architecture and this slide was kind of interesting because it illustrates it before and after situation and I think it to me at least it illustrates the power of aesthetic improvements to change the character of a retail strip I joke with my planner friends that this is probably the best-looking tattoo

Parlor in New Hampshire I think the lesson here is that design guidelines are an essential tool to improve the aesthetic character of strips from my experience they help not only applicants understand what the planning board is looking for but they help the staff explain that to applicants they help the

Planning board itself I’ve had several experiences with the planning board not being sure what they wanted to do or negotiating architecture and landscaping and science with the applicant the photographs in our design guidelines are a big help towards completing those negotiations pretty quickly so I’ve listed my contact information here if

Anybody has any questions will be happy to take them when we’re done with the presentations but also don’t hesitate to email or call be happy to try to answer any questions now I’d like to pass it on to Sarah to talk about some of her experiences at the cape cod commission in Massachusetts

Okay just waiting for mine to come up great my name is Sarah Corr Jeff and I work with the cape cod commission which is a regional planning and regulatory agency it’s one of two in Massachusetts and we’ve been using design guidelines since the early 1990s to try to guide

Development in the 15 towns of Barnesville County which is also known as cape cod and today my task is to talk to you about two region-wide examples of design guidelines that we’ve developed tell you about how we develop them and how they’re being used and then talk

About one set of guidelines that we developed for a specific area through 132 commercial corridor in Hyannis so the first manual that we put together we titled design the future to honor the past design guidelines for Cape Cod and that’s the one that Ross mentioned and we published that in 1994 because the

Cape cod commission is a regional agency we really wanted to develop design guidelines that would apply to the region as a whole that can be kind of difficult because of the variation that you’d find through 15 different towns with numerous different downtown’s and and outlying areas so we tried to focus

On the distinctive character of the region those those elements that we really saw that continued from one community to the next and really that we’re what make people come to Cape Cod for anyone who’s not familiar with our area vacationers and retirees are really a significant part of our economy and so

It’s essential that we do we can to protect our character so we developed this manual really to appeal to multiple audiences it’s intended to provide guidance both to those who were undergoing review by the cape cod commission because we review large-scale developments but also to provide guidance to developers and the town’s

Themselves in the region so they’d have something to refer to as their review in smaller scale projects and our initial design manual includes guidelines that really range from large issues like building citing all the way down to more specific things like signage but the underlying principle throughout is really to guide

Development to be consistent with the capes traditional character we do have some focus on strip development areas both improved design for strip areas but also some focus are trying to prevent the expansion of strict development and instead focus development more in downtown’s and established villages but

We looked at all the issues we start starting with big picture issues like site design and following it right down through the smaller elements like signage in terms of process we developed this manual with the help of a consultant and with a series of public meetings where we could get input from

Town planners as well as developers and property owners and we developed it over the course of about two years the guidelines were then adopted as a regulation by the cape cod commission and we use them specifically in our review of large-scale developments but they’re also used informally by a number

Of the towns in our region specifically planning boards town planners and architectural review boards have been using them in site plan review and other development reviews in one town has formally adopted them specifically to guide their review in commercial districts but beyond actual guidelines for site design and architectural forms

And things like that there are two chapters in this design they know that I think really make it a little bit unique and a little more likely to be implemented and the first of those sections is the case study chapter we included four case studies of development scenarios that we were

Seeing frequently in Barnstable County and then we applied some of the guidelines from the manual to each of those scenarios and tried to illustrate how they could affect the I’m the scenarios we looked at or our commercial strip redevelopment compact residential development historic center development and expansion and large-scale commercial development but

Since we’re looking at strip development today i’ll talk more about that specific element the strip redevelopment scenario acknowledges the variety of problems with existing conditions in a strip commercial area things like a large volume of curb cuts and curb cut conflicts lack of consistent architecture residential isolation if there’s any residential development at

All and a lot of visual clutter and so the case study here attempts to address these issues through four different phases of work and the first is ground work essentially creating a master plan for the area that might involve amending your zoning second is green intervention which requires consolidating curb cuts

Installing sidewalks and street trees providing open space essentially elements that help to create a more pedestrian friendly environment and portions of the strip the third phase is that of backlog development where they construct housing or make connections to surrounding residential neighborhoods that might be within walking distance and also making facade improvements to

The existing commercial buildings there and finally infill construction along the street as well as increasing public transportation opportunities and retrofitting existing signage the second important piece of the design you know I think is a chapter we called making it happen and there we try to focus on ways

To facilitate the types of changes that we’re seeking in the design guidelines we recognize that zoning changes are not always easy to accomplish but they are a critical piece enola filing commercial zones to follow their surrounding context and really change character and especially if your surrounding context is a historic area

With a denser pattern then what you’d find in more recent zoning there’s really a need to change the zoning to allow the designs that you would like to see what four strips areas we have worked with individual towns and discuss doing changes they needed to go along with guidelines things like adjusting

Building setbacks building transparency or the amount of glass that you have on the front facades of the building adopting mixed use zoning parking location requirements landscaping things like that but it does go well beyond zoning there’s a real need to work with property owners to identify incentives to guide development to desired

Locations and in desired forms so this chapter talks about things like streamline review processes and how to get them started transfer of development rights and also potentially allowing develop density bonuses it also acknowledges the need for local investment really to make changes happen on the strip specifically in infrastructure improvements like public

Transit pedestrian and bike facilities or perhaps design assistance for facade improvements in key locations so we found that we had a lot of success really from this design manual but over the course of ten years after it was published we began to notice that there were certain things we had really wanted

To see that weren’t happening yet while historic districts and village centers were often subject to design regulations the outlying areas in our community which is where the vast majority of large commercial zones were located were not as often regulated by guidelines and even when they were the guidelines

Really didn’t seem to have enough information about dealing with very large structures which we were beginning to see more and more of so it became apparent that we needed further guidance for designing large scale buildings and led us to creating a second design manual for the region and this one was

Published in 2008 and we called a contextual design on Cape Cod design guidelines for large-scale development and this manual focuses on large buildings which is what the Cape Cod Commission regulates the most since our task is to review large-scale developments in the region and it’s arguably large buildings or what have

The most visual impact in the region also and they provide quite a challenge for towns to review just because of their unique situation and the wide variety of impacts that they can have so as with our first design manual this was developed on a regional scale in an

Effort to provide a starting point for all towns in the region as well as the cape cod commission in terms of process we handled this one a little bit differently though this manual because it was very focused on a specific building type we developed with a group

Of architects who served as our advisory panel so this this document though became an addendum to our initial design manual so it was also adopted as regulations by the cape cod commission and many of the towns and boards on the Cape like with the first design manual

Now use this for their design review on an informal basis though we have encouraged towns to adopt it more formally and one of the towns on in the region has done that and uses it in their commercial zones this manual really introduces the concept of contextual design and when we talk about

Guiding development that would be consistent with the area’s traditional character that’s what’s called contextual design the manual focus is on two main things ways to cite large buildings and ways to break down large building masses into smaller elements that are consistent with our region’s traditional building building forms

It breaks down the citing chapter into two different scenarios though guidelines for centers or downtown areas that are appropriate in more densely developed areas and guidelines for outlying areas recognizing that there are two different techniques really that would be appropriate in those two different areas in terms of applying it

To a strip development area you really need to know what your goals are for that area whether you’re hoping to have it act more like a center or maybe connect to an adjacent more heavily developed area or whether you’re hoping that part of your strip commercial area

Might take on characteristics of a more outlying area providing a break between more heavily developed areas but you can see we developed two different icons to help folks using the manual because they could identify whether certain techniques were appropriate in the more densely developed centers or in the more

Rural outlying areas we have 11 main citing strategies in the manual and this is just a sample page you can see the icon at the top of the page which identifies that this is appropriate for work in centers or more densely developed areas and I want to just take

A second to note the benefit of good graphics something that Ross also mentioned we found that using both photographs as well as drawings simple illustrations to illustrate the possibilities has been very helpful in reaching people here you can see on this page they illustrate techniques for recreating or reestablishing Street edge

Both by showing a photograph of a building that’s located right on the street edge and also by showing a series of illustrations of various ways to move buildings right up to the street edge and hide the kind of large facilities might be associated with typical development on strip

So I wanted to just talk about some of the key citing strategies that are appropriate for strip development if your strip is adjacent to sort of more developed down town or village center area we recommend following established historic patterns that are there placing buildings close to the street with

Narrow facades facing the street edge of using proportions that are similar to the established patterns varying long facades also incorporating small tenant spaces in the front of a large building is a way to break up and provide a lot more activity and the front facade of a building that’s more consistent with our

Traditional patterns and defining and enhancing the street edge in general by moving buildings closer to the street or using landscape features or street trees to continue a building line and defining the street edge large buildings can also overwhelm the street and have a big impact on outlying areas that are more

Rural in character especially when they have large parking lots associated with them in the front of the building now we recognize that relocating buildings or entire parking lots may not be possible so in those situations really effective buffers and landscaping or necessary so we recommend using topography to help

Screen the buildings and parking areas or create effective landscape buffers in these areas that you’re hoping to establish more of an outlying or more rural character on the roadway and alternatively if you’re in more of a densely developed center you can shield development with smaller frontage buildings large buildings of course mean

Large parking lots and they themselves the parking lots can have negative impacts and so the guidelines offer ways of screening visible Lots breaking them up into smaller components with significant landscaping in the middle and in doing that you can also have the benefit providing refuge for pedestrians and also opportunities for low-income I’m

Sorry lig stormwater treatment the second section of the manual deals with building strategies and we have 12 main building strategies again here’s a sample page and you can see there are icons for both centers and outlying areas at the top of this page and again we used a variety of illustrations both

Photographs and drawings to help convey the concepts so that people could really understand what we were looking for just to touch on some of the key building strategies we recommended first of all breaking down the building mass of these large structures in with smaller sub masses so rather than having one large

Building certain uses lend themselves really to being accommodated in several smaller buildings medical facilities and offices are two examples and they can be grouped around a small courtyard or green which could be part of their program actually and if that’s not possible larger buildings can also be broken down into several smaller

Attached masses which really follows the more traditional pattern for development in our region also looking at building articulation it’s very important incorporating changes in building setback in building height and roof lines are important and this is where having a group of Architects as our advisory board helping us to put this

Together was really very helpful you can see their impact here a lot where we have guidelines dealing with varying facade lines incorporating open wall elements varying wall heights and roof lines and specifically bringing down building edges with smaller attached masses to try to provide a more pedestrian oriented scale that’s really

One of our key strategies and now I just want to take a moment to talk about a specific example of applying these guidelines in the city of Hyannis on Cape Cod sometimes the best work is really done when you can apply design guidelines to a specific area and that’s

What we’ve tried to focus on in the years since we produce the second design manual working with specific communities to try to develop guidelines for for a specific roadway the route 132 commercial corridor in Hyannis is characterized by strip commercial development it was primarily developed

In the 1970s and later so here we were able to apply the guidelines look at its context identify specific issues and opportunities and make some design recommendations the town approached us to do this they had a real interest in changing the character of the roadway and so did property owners there

Specifically they were looking to make it safer for pedestrians and other users and more attractive for businesses to try to attract you know to try to fill some of the vacant spaces they have so we looked at this area and you can see it outlined in the image on the right

Hand side we were looking for patterns if there’s no clear context sort of a existing village center or downtown commercial area that it’s that is already located adjacent to this trip you have to decide whether you want to build off of other patterns in the region or whether you can find a pattern

That exists in your strip area that would really result in the type of form of development you would like so we looked at the length of the corridor looked at the users the building footprints development patterns and Road characteristics and we were able to define discrete segments to break the

Corridor down into smaller parts that could be recognized for their unique character it also made it a lot more manageable to work with one small piece at a time so we define those distinct areas and created different goals and different design guidelines for each of them so the corridor would read less as

A long consistent strip but more as a series of neighborhoods that you would pass through and in particular we chose one area where we felt it was important to really integrate more landscaping and more green open space areas to sort of provide a break between more densely developed spots so the main guidelines

Involved establishing appropriate scale of building at the street front moving parking to the rear and creating wide landscape buffers in areas where there were large parking lots close to the street essentially we were looking to change the relationship between the buildings in the street linking them more clearly and we felt that offering

Two possible solutions in many locations would was helpful recognizing that it’s not always possible to relocate relocate a building in the short term but in the long term when you have the potential for a site to be redeveloped then that is what you’re hoping to achieve in some

Cases but we illustrated the options with simple graphics you can see here an example the top half of the graphic shows the existing cross section of the roadway with the right-of-way and the parking and buildings and the image below shows two potential solutions or ways to change the character on the

Right-hand side we assumed redevelopment occurred and the building is actually moved up closer to the street with street trees and additional pedestrian facilities whereas on the left hand side we assume that the building would stay where it exists today but rather than having a large parking lot in front we

Installed a significant landscape strip with potentially a berm or fencing and a lot of vegetation to help hide the parking area we also identified areas where infill development was appropriate either to provide a pedestrian focus that could connect existing activity areas with residential neighborhoods that were nearby or sometimes infill development

Was appropriate to act as a shield for large parking lots and buildings behind we also try to draw attention to under underappreciated resources here this illustration is of one of the main accesses to a mall along the route 132 quarter and here we suggested additional pedestrian scale buildings essentially

All of the pitched roofs buildings that you can see I believe there are five in the foreground those are all new structures that are proposed and the idea was to help create a link to the scale of buildings in a nearby residential neighborhood and take advantage of that so really we found the

Importance of illustrations when we did some graphics like this the people were really excited property owners are very excited to see this it really helped them visualize what the design guidelines could look like in the future if they follow them and it seemed to seem to be very effective so just

Thinking of commercial strip development though we one last thing to recognize is the shrinking retail market that we see as well as competition from other areas of the community which might be involved in revitalization efforts place like downtown’s or Main streets they might also be struggling to fill in their

Vacant spaces so your guidelines need to make an effort to really differentiate these areas both in design and in the desired uses and activities in an effort to help both of them succeed so I’d like to wrap up just by saying I think it’s worthwhile to get design guidelines out

There because it’s really hard to make changes without having a vision for the area that people can really latch on to and then follow that up with follow the guidelines with making changes to regulations and if you want to see the full design manuals that I

Talked about today there’s a link at the top of this page that would allow you to see the full document and at this point I’ll turn my presentation over to Terry 21 thank you very much Sarah just get the set up here okay I’m assuming that

Everybody can see this now my name is Terry Dhawan I’m a landscape architect and Yarmouth Maine and as Ross said i am the landscape architect for this presentation tonight and as such i’ll be using a lot of illustrations a lot of photographs from some of the the work

That we’ve done over the last several years so recognize this place is it does it shout out at you as to where you might be and i think the answer is really it could be just about anywhere and this happens to be up in window main

But it could be in Nebraska or Arkansas you name it and I think part of the work that we do is to try and encourage community to develop their own identity to establish a vision for their own commercial areas rather than talked about a lot of the details I’m going to

Stress to topics first of all implementation tips things that we’ve learned over the last 15 years or so that we’ve been developing design guidelines and some of the lessons that we’ve learned from listening to our clients people like Ross people like economic development officials developers franchise ease and so forth

Ross has talked about a number of these things already so i’ll go over some of them rather quickly the question that always comes up are we developing guidelines or standards it’s the vow should vs. thou shalt most of the towns that we deal with prefer to have

Guidelines that as Ross said allow a lot of flexibility as opposed to standards which are requirements this has to do of course with the political will of the community whether or not they really feel that they want something badly enough that they are going to force

People to go in a certain direction it’s important then once the decision is made guidelines vs tampa and it’s that the language in the document is consistent that they always use a either a shell or it should to make sure people understand what they’re dealing with the V word the

Guidelines should be really based upon a vision and how our visions manifests words through improvement plans and just through traditions this is a vision statement that we developed working the town of Raymond main their vision was that it should be a linear village they’re stripped development was really

Their downtown they wanted to emphasize bicycle pedestrian connections pedestrian scales buildings closer to the road parking the rear and so forth this is a vision statement for Falmouth main that Ross showed the design guideline that we developed probably 15 years ago this is developed after a long process involved in many many people

That looked at how the area could change and evolve over the years and so we develop in both a plan view on the left as well as the the aerial perspective on the right wonderful illustration by see Mike Lewis so when people see this they really get the idea this is what we’re

Trying to achieve and without a vision you sort of have to ask well you know what should the gas stations look like where should be the pumps be should they be in the front should it be in the back that should there be hoods over the stations is this going to be acceptable

Or are we really looking for something like this this happens to be in Rhinebeck New York another gas station but it’s the same service the gas stations in this location however decided to put the pumps out back and when you drive by because of the material because of the citing the

Signage and so forth it feels like it belongs and this wonderful countryside or wine back with New York this happens to be in Camden name the guidelines here talked about locating buildings close to the street but an articulation of entranceways incorporation of micro groups of plantings and flowers and so forth so

Here’s a town with a real definite vision avoiding the rubber stamp too often clients Clank committees will call us then and say wow we’ve seen your work in you name the town and they say we want to study guide lines just like them well that may be fine if the community

Looks just like the other town and so our message to the community is make sure that what you end up with really is yours it’s okay to start with a prototype but we want to make sure that the guidelines are developed encourages both creativity and as well as economic

Development and are used as a way to reinforce the town’s vision now this for example is a typical shopping centre it could be just about anywhere this happened to be a vision in falmouth name that knew that they didn’t want the standard boxy look and so their vision

Was come up with something that resembled thee the more I garyun forms that were found nearby process is very key as in Ross went over some of things that we did in Salem it’s important to take your time not to rush this there’s nothing worse i thinked and making the

Town Council or the select board feel that is something which is being pushed through it’s important to work with representative committees although we’ve done some where we work with no committees we work with some where we’ve had as many as forty three different meetings it’s also important we feel to

Involve both the land owners and developers as well as the design community and to get as much public input as possible make sure that it’s done right this is there a series of illustrations that we did up and Raymond main to show people an example of what we’re talking about in the design

Guidelines this is a what the area looks like right now and this is a simulation to show but it might look like in the future we have another slide that showed an interim step of the building pushed back a little bit further but the point here is to make sure people realize the

Implication of the guidelines and every may involve very fundamental ways that the town will change over the next several generations now what’s the point of view of the audience and who is the audience for the guidelines well certainly it’s the property owners the people would be affected by it the

Developers developers who are bringing projects before the town the immediate abutters the regulators the planning boards and so you really have to think about you know how they are viewing projects so nicest we want to make sure that they have both the big picture as well as the micro view Mike reviews

Might be for example looking at signage now this is a pretty standard sign but somebody driving by 35 miles an hour is not going to be able to read those signs down there and so we incorporate in the signage chapter to look at how signage

Is used what’s the point of view of the actual observer somebody driving by on the roadside doesn’t need all that information out there there is a place for it but it’s not next to the roadway the approach that we take and russ has covered some of this is to develop

Handbooks that are generally broken down into five different chapters site planning which i think is really important architecture landscaping signage and lighting I’d like to do now is go through each of those briefly and to show those sort of things we deal with again the you’ll have the

Opportunity of the end here to go to a town of Kittery Maine you’ll see an example and you can download their their design guidelines but in most of these chapters we start with the general principles what are we trying to do in terms of site planning how do you cite

Buildings and that make them fit dealing with circulation access management parking those key things that deal with the automobile is in the integration of pedestrian spaces into the site planning process how do you deal with the necessities of life the service areas and storage areas what do you do about

Multiple building developments the shopping malls and the clusters that you find so often in these sort of strip developments how do you screen these things from surrounding residential neighborhoods what are the new techniques for stormwater management and neither guidelines that are that will affect how they look and how they

Function the next general chapter is an architecture of three-dimensional built environment we deal with renovations in addition because it’s not always new construction and then we break it down generally into some of the more discrete elements of the architecture building materials sides roofline we also feel it’s important to deal with the large

Scale buildings we don’t go to as much detail as Serge has talked about but we try to make sure that people understand there are ways to reduce the scale of these sort of structures national franchises are always tempting which committees have to struggle with as well as things like linear commercial

Buildings the strip development typical service stations convenience store drive-throughs and so forth under landscape principles the N i’m putting my landscape architect hat on here this is the softer part of the the process we asked people to be very concerned about parking lot treatments three selections shrubs and ornamentals tree protection

Maintenance plant list the object here is of course to make it attractive throughout the year and to minimize the maintenance requirements lighting is something which very often gets overlooked that’s a very important part of the whole aesthetic from a energy perspective as well as a design

Perspective and we put a lot of effort thinking about how you properly light driveways parking lots adestria in spaces the sides of buildings and other special applications the finally signage this is very often one of the more controversial part of any guideline and we deal with content dealing with

Multi-tenant properties the side mounted signs sign lighting temporary sign it and so forth let’s look at some of these areas a little bit more detail as Ross pointed out the typical chapter starts out with an introduction an overview we try to make sure that there’s a reference also to the land use

Code to the zoning the zoning code was in the town and we could talk about that later but the guidelines are one tool that are used in conjunction with the zoning ordinance also often the site plan review ordinance these deal with a lot of the health safety and welfare

Issues as well as the aesthetics and then there’s always a section on goals what are we trying to accomplish by this particular chapter then you open up the chapter and then each one of them has a number of different topic areas and the the start of its talks about the

Objectives of this particular topic and then the guidelines themselves Ross mentioned there were about 250 of those that we developed and Salem I don’t doubt that it was a lengthy document but then we always provide examples the good the bad and sometimes the ugly we rather

Than call them and good or bad we’d like to call them compliance and non-compliance examples the one on the left here under general architectural principles said these are the sort of things that our particular town this happened to be key to remain is looking for in terms of the style of building

The besides the materials for the roof and so forth well on the other hand the buildings on the right our examples are things that probably wouldn’t fit in to the vision that the town has a very important part of this of course is the text at the bottom here explains not

Just what they are what they’re looking at but why these are either going to be compliance structures or non-compliance structures we feel it’s very important to use both the positive and negative negative examples and we always get into that question well should we use negative examples from our community

With the risk of offending somebody we tend to try and use the positive examples from from longest trip within the individual community trying to reinforce things that have been done the right way it’s unfortunately very easy to find a lot of negative examples you don’t usually have to go beyond the

Town’s borders but we typically look outside of the town just for that reason from a political standpoint we want to make sure that we reinforce things that have been done and that called too much attention to mistakes of the past we are promoting quality and diversity of course we want

To make sure the images are picked with a lot of care with sentiments call the materials to avoid in the section on materials the bottom left there one thing that this is perhaps a personal issue on my part this multicolored brick which seems to be very inappropriate for

Many towns New England well as things like bright colors and use of seven different materials on the outside of the building and metal buildings and so forth in certain situations on the other hand by talking making reference to the astoria character of the community and their vision we can talk about the type

Of materials that we’re encouraging either shingles or or the the clappers that we see in some of these examples it’s also important in terms of signage to show what makes for a good sign and again there’s a lot of text goes along with us but the basic messages they

Should be clear readable not a lot of extraneous information and very often including the the address of the of the facility to facilitate 911 Lynn responses unfortunately we’ve seen a lot of things like this but we also have a lot of good examples around Rhinebeck New York by the train station falmouth

Name for a Wendy’s I think it’s important also we’ve heard a lot about aesthetics it’s important to realize that the design guidelines are not just about design we like to think that as we go through writing of these and also as a peer reviewer that we want to let take

A real strong look at the health safety and welfare aspects of it very often when when the planning board or the even the planning department looks at a plan they look at circles on a very flat piece of paper and they don’t think about what’s going to look like in 5 10

۱۵ years in the example in the background here is a perfectly wonderfully landscape parking lot except these large shrubs are going to block the person’s view who’s backing out of that end space there and could be a safety hazard similarly here’s a new restaurant of his

Built again it looks very nice but to somebody who’s walking by here those pebbles those that ground cover can act just like ball bearings and somebody could very easily fall slip and ultimately sue the owner so these are the sort of things that are details that

We feel are very important to examine is part of the design guidelines correlation with the zoning and I mentioned that already making sure that there is adequate cross-reference between the guideline document and the zoning ordinance we also feel as necessary as part of the making is as Podesta as friendly as possible to

Anticipate the sort of questions that are addressed so we usually include as part of the introduction a series of questions what’s the purpose of this guideline are the provisions mandatory how is the the book organized how the town go about developing this how will it be used what’s the ultimate outcome

For the the town we try to avoid ambiguity and language I know the the word an attractive is used by one of the earlier presenters we try to make sure that the words we use are very specific that they are illustrated where necessary and we even very often have a

Section on defining terms we very often we encourage towns to review the the guidelines with legal counsel beforehand and if we think it’s also very important for the town themselves to lead by example if we’re talking about clear concise signage this is what we feel town should look like on the other hand

Of the town says we don’t want to see reader boards well you know here’s an example of what we’re not looking for we also feel that’s never too late too often we get involved in facilities or streets that look like this we like to think that it’s not too late we can make

A difference here and so we approach every job with a sense of optimism that was the case several years ago when we were faced with the proverbial Kmart with a shopping a big shopping area no out parcels of big empty building to the right and Walmart

Came before the town says we want to convert the Kmart to a walmart you’re going to put some doghouse additions on the upper stories we’re going to go and put some blue and grey paint on and that was going to be their approach to transfer the transformation well town

Didn’t think that that was in the best interest of the community and so they hired us and an architect to look at how that particular building might be transformed in the process I said we’d better hurry up and make ourselves a set of adequate design guidelines to help

Guide this process and so in the in the course of a very short period of time again working with a local committee of informed people and with a very talented architect we showed Walmart what they could do to this facility well this is their first attempt to come back and

Meet the guidelines we said you’re about fifty percent of the way there they went back and they came back with this sketch here as they changed from a Chevy to a Volvo and it ultimately we got about ninety percent of the things that were talked about in the guidelines that were

Developed the top is a view of what it looked like after following the reconstruction the transformation from the the Kmart to the wal-mart and they really wanted their old fashioned sign but we were able to persevere and this is what we ultimately came up with well fast forward about ten years that

Walmart is now being tagged as a Super Walmart and once again we helped walmart and the town we view the project under the terms of design guidelines there then taking over what had been a movie theater on the right-hand side and as a result there’s time to be a lot more

Sensitive to the design aspect and this the public safety aspect of incorporating things like bus shelters to allow people to encourage people to come by public transit a lot more landscaping it’s screening for the service areas a lot more articulation of the buildings this happens to be the

Team meeting talking about now the Walmart but it’s part of the process the peer review process we found to be extremely helpful the peer reviewer is either an architect or a landscape architect who is very familiar with the design guidelines it’s a team effort involving the peer reviewer the staff

Reviewer the architect landscape architect the applicant and very often the applicants attorney sitting around the table reviewing plans early on in the process one thing which we always stress to make sure the planning board understands what it is that is being proposed and we’re very comfortable asking developers to come up with not

Only illustrations but also narrative to show people what it is we’re trying to do this happened to be in Camden Maine where they had torn down a series of houses which look very much like the house that let the sketch right here what was proposed was a new drug store

But the idea was and the town so well put it we want something which is going to feel like it fits into our main street and they came up with a rite aid that is unusual in that it has a sense of being three interconnected buildings when in reality it’s a brand new

Building with a very elaborate facade one thing which I might know to the second floor here is a totally false a set of space there’s nothing that goes on up there which i think is a real missed opportunity we asked for narratives because planning board members typically look at a set of plans

For example the landscape plan and say yep looks pretty looks green but what is it that’s trying to be what’s the effect of we were trying to accomplish here and the landscape narrative she really talked about things like plant material selection long-term maintenance the textural qualities of it and so forth we

Also stress as part of the guidelines that the narrative should include a description of the lighting in the signage to make sure the Planning Board understand there’s been a lot of thought given to how all things put is put together we also know that we’re never going to achieve a hundred percent

Acceptance or compliance but that’s a question political will and very often towns will go back after a period of five years or so just like a comprehensive plan evaluation and start the conversation over what worked what hasn’t worked what can we do to strengthen it look at McDonald’s us come

In is this the best we can do how about that is this what we’re looking for or we’re really looking for something like this attention to details i think is extremely important as part of the review process to anticipate some of these again the health safety welfare

Issues to avoid problems that can crop up maintenance always a big thing that is part and parcel of any review process as well as the trying to avoid things which look really good to start with but in a year to tend to slip by the board if they’re not properly maintained we

Feel it’s very important to go slowly to review and modified to do a design guidelines and manageable steps to expand them when necessary to evaluate their effectiveness to tighten them up as necessary and also to look to the future being open to new ideas for expansions what happens when the problem

The property becomes too large for the dumpster for example technological advances we first started doing these things we had no idea that the whole communication industry is going to invent these sort of changeable advertising areas and finally to expect the unexpected this happens to be one of

The last slides in Dallas Texas where a very regimented this set of design guidelines or put into place signage beautiful buildings landscaping and when it was finally developed and the Sun came out in the Sunday morning they were for ified to see that the word Symphony was partly obliterated by the shadow so

As a final note here I was at an APA conference several years ago and someone made statement as part of developing design guidelines it’s important to make sure that places like Burger King look like us that we should not look like Burger King so some contact information this is

Where we’re located here’s some contact information if you’re interested in seeing an example of the design guidelines will be prepared in the past go to kittery dot org and you can scroll through and find the designed Handbook which is on their website with that then

I will turn it back over to Ben who I think how we’ll ask a few questions ok we’ll have time for Q&A first question is from Cody are the black windows into CVS and those fake windows then the black windows in the CVS are not fake that you might notice I’d have noticed

That they were raised up a little bit but the windows in the lows are in fact faked windows that was one of the tools used to break up the mass of that building okay yeah we’ve seen that quite a bit also in fact we’ve seen some places where they’ve taken just and

They’ve painted the outside of a building so it looks like those windows and then they use some material like duct tape make look like they’re a broken down into individual pains that’s a one of the beauties of design guidelines is to ask for elevation details to make sure that the town knows

What to expect thank you next question is by Alex if the design guidelines in Salem are voluntary are incentives provided to developers to achieve the desired developments no not really the the town of Salem New Hampshire is is fortunate in a sense of that location that we have just over the mass border

Two exits on the interstate highway no sales tax a lot of the retailer’s want to be here and so typically we’re finding that they’re willing to meet the design guidelines and for the most part and that we don’t have to give them any incentives to get them to meet those

Guidelines thank you next question is from Robert encouraging buildings closer to the street looks attractive but doesn’t that greatly increase the cost associated with whiting streets Sarah do you want to take that one sure I’ll try that I guess we haven’t found that to be a big issue because the right-of-way is

Already established and it it in many cases especially along commercial strips in our region provides additional land that could be used for additional lanes or to provide a median between lanes if that’s what they decide is appropriate what we’re talking about is moving buildings closer to the front of

The lot the private lot and there’s still enough room in the public realm essentially for pedestrian facilities so I really don’t think it’s a cost difference it’s just a design change then it does take developers and property owners and businesses sometimes a while to get used to that idea so I

Think we need to put some effort into convincing them that there are benefits in terms of visibility and attractiveness so that they’ll want to do those things if it’s if they aren’t required one of the frustrations I think in doing design guidelines is the communities that just think about the

Design guidelines / say without putting it into a context of the whole community and for us the best thing to do is to first envisioned what the street streetscape is going to look like how it’s going to function how cars and parking in public transportation and bicycle pedestrians are thought about

The verbal Complete Streets approach and then the buildings are one aspect of that and you’ll know that is part of going through that process what you’re trying to achieve in terms of scale in terms of community character thank you our next question is by Richard did you have any voluntary or mandatory

Requirements to integrate green measures into developments such as previous pavement bioswale etc Terry why don’t you take that one I don’t know what you’ve seen in other communities most most of the towns are becoming a lot more aware of the low impact development solutions to handling stormwater and it

Depends on the individual towns determine whether or not their voluntary or mandatory most towns at this point that we deal with have mandatory requirements but how you have how you approach the the treatment is very often voluntary and that’s where design guidelines come in to say yeah we

You have to handle your storm water in a certain way and there’s multiple ways of doing it you can make it look very artificial and hit use the word engineered but something which doesn’t necessarily relate to the surroundings or using the same techniques you can make something which is a lot softer

Softer or sometimes even hidden that accomplishes the same purpose that’s I think the advantage of guidelines to be able to show examples what can be done with things like bioswales pervious pavement rain gardens and so forth thank you and next question is from Richard again do you have minimum green open

Space requirements for developments in downtown Main Street area and those in outlying areas Sarah why don’t you take that one okay we have the cape cod commission actually has regulations for open space requirements and I would say very many of our towns also do we would we advocate though that in downtown

Areas where you’re looking for denser development with a more pedestrian oriented focus that you’re allowed to meet those open space requirements off-site perhaps it’s contributing an equivalent amount of land to to a land bank in the community or perhaps it’s even waiving the need for open space of

Significant parcels of open space in the downtown area but there are some places or some instances where you would want to have some open space even in the downtown whether it’s a town green or something like that so the communities really they have developed different requirements some from 11 to another

What most towns have though our requirements for parking areas and there’s usually a ratio a number of trees per number of parking spaces or a certain percentage of the parking lot so if you devoted towards green space or landscaping of some sort okay next question is your suggestion can result

In additional expense for the developers who may balk at implementing them how do you enforce or require the developers to pay attention to your design standards is the planning a board approval condensed contingent upon your commission review and approval well I do take that one yeah and a lot of times we

Do hear from applicants that say they are they are spending more money than they otherwise would and again we’re in a situation where we are able to request and require some of those increased standards because they want to be here and they’re willing to pay the cost to

Be here so it doesn’t every now and then we’ll have an applicant who simply can’t afford to do it and then we try to negotiate some compromise typically and that’s where the flexibility comes in play and that’s why adopting these as voluntary standards has helped I think

For us to get a feel for how difficult or expensive it’s going to be to comply with that most the time we don’t have any problem thank you next question do you have our shading requirements and or require reflective light parking rooftop surfaces Sarah have you heard of that

Stuff yeah I’m familiar with it we do not have shade requirements or light parking surfaces requirements I don’t think that’s as big an issue in our part of the country as it is further south but we have started paying more attention to roof roof top surfaces partly because that’s where more and

More we’re seeing proposals for solar panels and other kind of rooftop energy systems you know green roofs things like that but it’s still new enough to us that we have not developed specific requirements for that ok next question is one of the arguments are here from the business community is that reducing

The visual impact of parking makes it harder to attract customers since they don’t see cars in front of their store and they think the store doesn’t attract customers what answer do you have you know a lot of the times I’m getting trees spaced 2030 feet apart and I’m

Getting low shrubs that screen out the view of the pavement and maybe a bit of the cars but the cars are still very visible in the parking lot and I understand primarily what I hear from merchants is they want their stores to be available it’s not so much a concern

For the cars although I could see where they would think that but for the most part the the merchants and the retailers want their stores and their signage to be visible they don’t care too much about the parking and typically what we’re doing with trees and low shrubs

You’re still not screening out entirely the view of the parking lot so Sarah orbit area there’s also public safety aspect here I know the we in our guidelines we typically don’t say that the the park car should be hidden all together we want to make sure that from

The police is from a policing standpoint that a police car driving by is gonna be able to look into the parking lot and deceive that anything is amiss however we encourage communities to do some minimal amount of screening you know perhaps a berm and/or plantings it will

Little screen prep the the bottom third or bottom half of a car so you find berms that might be two feet with some vegetation on top of them yeah I just like to add a quick comment saying that I think that’s kind of an old argument

Of I think that was a common complaint that we heard in the sort of the 80s and 90s but I think there are more and more cases of parking actually being proposed inside structures now if parking garages are parking underneath commercial buildings and and I think most people

Feel that with the digital technology we have today that there are fewer and fewer impulse stops that are being made that people are in most cases are planning ahead and they know right where they’re going so they that the visibility of parking is not as big a

Deal thank you and next question did you require building foundation requirements given they may be moved to edge of overhangs but yet remain close to foundations which are often lacking Terry can you take that I’m not really sure I understand the question said foundation plantings or perhaps

Plantings well let me let me try and address it from a planning perspective you know we as part of the design guidelines under landscaping we look for ways to make the building fit gracefully on the land and sometimes that involves foundation plantings and also do it also

To consider plantings as part of a three-dimensional evaluation of the buildings by I mean making sure that the buildings are considered the form of the building so that if there is foundation plantings that they’re not going to overwhelm the space or grow out of the space similarly

We want to make sure that the plantings when they’re put in are put in over utility lines so the roots are not going to go down and penetrate into a utility lines so the design guideline process and the evaluation of development proposals by either the peer review or

The planning department needs to look at the holistic look at the site both above-ground and below-ground as well as what’s being proposed next question is a do either of you have situation where all site building developments are required to be lead or similar certified

Not in Salem no no not on the Cape we do consider LEED certification to be a benefit and for large-scale developments that we review that’s that’s one of our basic criteria you need to either meet LEED criteria or actually have certification but not typically with the smaller scale developments yeah there

Are some state agencies which requiring LEED certification that generally that doesn’t give incorp into a a design guideline again if the guideline is voluntary we can point to leads and similar certification processes like the sustainable sites initiative as models to follow but most towns are not at a

Point where they’re going to be requiring applicants to to meet those requirements thank you do you have in corporate crime prevent prevention through Environmental Design into the design guidelines I think it’s a great idea but we haven’t done that in in Salem not per se but I think that just

An awareness of visibility the ability for police to circulate throughout the site with ease to make sure that there aren’t any hiding places that could be opportunities for people to do unwanted things as part and parcel the design guidelines again design guidelines imply that its aesthetics but my perspective

It’s really looking at a health safety and welfare yeah and that’s when we come up once with us pretty recently and I guess it was felt that security cameras the ability to have those in the parking lot and aimed it at the building and this was something the developer wanted

To have that they took care of any of the concerns that the local police raised thank you and next question there was a brief reference to improving linkages between commercial strips and adjacent neighborhoods what approaches did you take and what are your thoughts on introducing more multi multi family

Housing into these strips I think that was me in terms of improving linkages what we founded the specific site that we that I talked about route 132 corridor in Hyannis not too far outside of the commercially zoned area were some residential neighborhoods that were from maybe the 1960s and 70s and they really

Had no connection to the commercial strip and yet the strip offered a number of businesses and uses that would be of interest to them so one of the primary concerns was really creating safe pedestrian connections and then making those routes comfortable for a pedestrian to travel along and so that

Was one of the places where frontage buildings became an interest because you don’t want to walk a long stretch through a parking lot or sort of undeveloped area necessarily unless it’s a attractive landscape but so providing buildings that would you know potentially be interesting to walk along and provide services

Would be of interest to the surrounding residential neighborhoods but also the idea of introducing more multi-family housing into areas where there is not any kind of residential connection so that you are introducing people who can take advantage of these uses and and perhaps bolster certain additional uses in your commercial strip particularly if

You’re dealing with significant number of vacancies we always take the attitude that in any commercial site all four sides of the four-sided building are should be treated with some level of sensitivity to the surrounding use even though it may be a vacant lot at some point is going to be something happening

On the back side of the building and so the relationship between adjacent neighborhoods and the commercial strip is really important and that then gets recognized when you evaluate the form the textures the scale how it’s lit you know the lighting aspect of it to make sure that there is a proper relationship

That the building feels like it belongs in that neighborhood and that it’s not an intrusion into it thank you and due to the time constraints this will be the last question and it’s for Terry where is the righty one that the one that I was i showed the photograph followed a

Sketch was in Camden Maine one of the more beautiful downtown’s in the state of Maine if not eastern United States okay thank you um thank you for the great presentation and answer the questions for us today and we look forward to hearing from you again in playing webcast thank you very much

Thank you you thank you and this concludes today’s session and I want to thank everyone again for attending for further questions regarding the presentation please contact the presenters and if you have any questions regarding the webcast series or login CM credits or if you want to receive the presentation early please

Email me at planning webcast at yahoo com thank you

ID: CqQnPu_S7J0
Time: 1363359590
Date: 2013-03-15 18:29:50
Duration: 01:28:52

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