Design Guidelines and Lighting in your Downtowns

ACHIEVING HEALTHY, COMPACT, MIXED USE NEIGHBORHOODS:Matching Regulatory and Incentive Tools with Your Community’s Needs

DHCD Massachusetts Downtown InitiativePresented by The Cecil Group1Downtown Lighting Seminar DHCD Massachusetts Downtown Initiative | The Cecil Group/Harriman |

January 27, 2016

Lighting for Downtowns and Town CentersDHCD Massachusetts Downtown Initiative

The Cecil Group | HarrimanJanuary 27, 2016



January 27, 2016

Downtown Lighting SeminarDHCD Massachusetts Downtown Initiative




January 27, 2016

Steve Cecil, The Cecil Group, A subsidiary of Harriman Architects• Steven Cecil AIA ASLA was the President and founder of The

Cecil Group and through a recent merger is now a Principal with Harriman. Steve built his practice helping clients “put the pieces together” in complex physical, regulatory and political settings. He is recognized for his skills in creative physical planning strategies and facilitating public participation. Planning projects have included form-based zoning, zoning and design standards for TOD, downtown revitalization, master plans and streetscape designs for historic centers. He has contributed to waterfront redevelopments nationally. His academic experience includes teaching urban design and planning studios at Harvard’s Graduate School of Design.

• Contact information: Email: [email protected]• Telephone: 617-426-5050

IntroductionBios



January 27, 2016

Paul Abdella• Paul Abdella is a lighting manufacturer’s representative with an

engineering background, who specializes in outdoor lighting for municipal and commercial applications. He has spent the past seven years at Omnilite working with municipal officials and private consultants on decorative outdoor light upgrades as well as retrofitting existing applications to more energy efficient and maintenance saving solutions. Omnilite represents over 60 manufacturers, of which approximately two dozen focus on outdoor lighting and controls. The firm has been in business since 1960 servicing Central and Eastern Massachusetts, as well as Rhode Island.

• Contact information: Email: [email protected]• Telephone: 617-835-4517

IntroductionBios



January 27, 2016

• Streetlighting• Lighting for Pedestrians• Lighting of Buildings and Landmarks• Accent Lighting• Holiday Lighting• Storefront Lighting• Lighting of Buildings• Lighting and Signage

IntroductionTopics



January 27, 2016

Lighting and the Public RealmStreetlighting

Purpose and Goals• Commerce• Public safety• Traffic operations• Civic environment



January 27, 2016


Lighting Levels• Setting lighting levels• Understanding “standards”• Photometrics and modeling



January 27, 2016


Uniformity and Cut-off: Photometrics



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January 27, 2016


Light Sources• LED• Metal halide• High pressure sodium• Low pressure sodium



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LED



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Lamp Life LED vs. Other Sources



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Light Fixtures (Luminaires)• Fixture types • Fixture technologies• High cut-off fixtures



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Acorns and Globes



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Capped and Caged Acorns



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Lanterns



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Downlighting and Pendants



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Contemporary Fixture Design

• Lenses and reflectors• Maintenance• Materials



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Intelligent Street Lighting Systems

• Purposes• Technologies



January 27, 2016


Light Standards (Posts, Arms and Bases)

• Aluminum• Steel• Cast Iron• Fiberglass/ Composites



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• Aluminum• Steel• Cast Iron• Fiberglass/ Composites



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• Banners• Planters• Decorations



January 27, 2016

Lighting and the Public RealmStreetlighting: Case Study, Falmouth



January 27, 2016

Lighting and the Public RealmAccent Lighting: Case Study, Marblehead



January 27, 2016

Lighting and the Public RealmLighting for Pedestrians

• Bollards• Pavement lighting



January 27, 2016

Lighting and the Public RealmLighting of Buildings and Landmarks

• Indirect Lighting



January 27, 2016

Lighting and the Public RealmAccent Lighting

• Light columns• Indirect lighting• Landscape lighting



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January 27, 2016

Lighting and the Public RealmAccent Lighting: Case Study, Congress Street Bridge



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January 27, 2016

Lighting and the Public RealmHoliday Lighting

• Planning for holiday lighting• Technical requirements



January 27, 2016

Lighting and the Private Realm



January 27, 2016

Lighting and the Private RealmStorefront Lighting

• Feature lighting• Ambient lighting

and the streetscape



January 27, 2016



and the streetscape



January 27, 2016

Lighting and the Private RealmLighting of Buildings

• Indirect lighting



January 27, 2016

Lighting and the Private RealmLighting of Buildings

• Indirect

lighting• Feature

lighting and LED technologies



January 27, 2016

Lighting and the Private RealmLighting and Signage

Indirect Lighting• Technologies• Regulations



January 27, 2016


Indirect Lighting• Technologies• Regulations



January 27, 2016


Internally Lit SignsRear Lit Letter Sign• Technologies• Regulations



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Neon Signs• Technologies• Regulations



January 27, 2016


Digital Signage: Changing Message and Animated Signage

• Technologies• Regulations



January 27, 2016

Lighting and the Private RealmLighting and Signage Case Study: Bostix Booth Digital Signage:

Changing Message and Animated Signage



January 27, 2016

Dark Sky and LightingPolicy Basis

• Environmental considerations

(“light pollution”)• Social reasoning• Energy consideration• Advocacy implications



January 27, 2016

Dark Sky and LightingLighting Implications • Direct light• Reflected light• High cut-off



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Implementation



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Implementation

Public Realm Lighting• Policies• Programs• Stewardship



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Implementation

Private Realm Lighting• Policies• Programs• Regulations



January 27, 2016

Implementation

Professional and Technical Support• Design professionals: architects, urban

designers, landscape architects, electrical engineers

• Product representatives• Lighting design specialists



January 27, 2016

Additional Information

Source Web link Observations

Lighting for Exterior Environments. Illuminating Engineering Society.

http://www.ies.org/store/product/recommended-practice-for-the-economic-analysis-of-lighting-1360.cfm

Professional manual and reference guide.

Road Lighting. Illuminating Engineering Society. http://www.ies.org/store/product/road-lighting-1363.cfm

Commonly employed handbook; this should be considered a guide.

International Dark-Sky Association website.

http://darksky.org/ This is an extensive website with articles, links and research information.

Visibility, Environmental, and Astronomical IssuesAssociated with Blue-Rich White Outdoor Lighting. International Dark-Sky Association.

http://darksky.org/wp-content/uploads/bsk-pdf-manager/8_IDA-BLUE-RICH-LIGHT-WHITE-PAPER.PDF

This article establishes the rationale for limiting the color spectra and rendition associated with the emerging light sources associated with solid state sources, such as LEDs.

The Regulation of Signage: Guidelines for Local Regulation of Digital On-Premise Signs. Menelaos Triantafillou andAlan C. Weinstein.

http://mrsc.org/Home/Explore-Topics/Planning/Development-Regulations/Sign-Control.aspx

Includes specific standards as recommendations for different sizes and types of signs

United States Sign Council Regulation of Electronic Message Display Signs.

http://landuselaw.wustl.edu/articles/electronicsign4_07.pdf

This document is the advocacy position of the manufacturers and commercial interests in electronic signage.

Illuminating the Issues Digital Signage and Philadelphia’s Green Future. Gregory Young.

http://www.scenic.org/storage/documents/Digital_Signage_Final_Dec_14_2010.pdf

Provides a thorough discussion of the technical background, trends and regulatory standards that have been established.

7.000 Signs and Illumination. City of Cambridge. http://www.cambridgema.gov/CDD/zoninganddevelopment/Zoning/Ordinance

Example of a detailed standard from a Massachusetts community.

Proposed Outdoor Lightning Ordinance. City of Cambridge.

https://www.google.com/search?q=Cambridge+Lighting+Ordinance&ie=utf-8&oe=utf-8

This is the result of a task force effort to regulate exterior lighting; related information is available on the web.



January 27, 2016

Lighting for Downtowns and Town CentersDHCD Massachusetts Downtown Initiative




January 27, 2016

Design Guidelines SeminarDHCD Massachusetts Downtown Initiative


Using Design Guidelines and Standards to Shape Downtowns and Town Centers



January 27, 2016

Design Guidelines SeminarDHCD Massachusetts Downtown InitiativeUsing Design Guidelines and Standards to Shape Downtowns and Town Centers




January 27, 2016

IntroductionTopics• Legal and Practical Framework• Types of Guidelines (and Standards)• Drafting Guidelines• Applying Guidelines• Additional Information



January 27, 2016

Legal and Practical FrameworkGuideline Purposes and Applications

Advisory Guidelines

Compliance not required

Mandatory Guidelines

Mandatory Standards

Compliance required Compliance required

No required submittals and reviews

Mandatory submittals and reviews

Examples:• Master plan guidelines• Some zoning bylaws

Examples:• Bonus provisions and

overlay districts• Municipal site dispositions• Historic districts

Examples:• Chapter 40R Zoning

Districts• Historic Tax Credit Projects• Form-Based Zoning



January 27, 2016

Legal and Practical FrameworkBasis of Authority

• Zoning and police powers [welfare, safety, etc.]

• 1896 Mass. Acts c. 313, as amended by 1897 Mass. Acts c. 379 – Authorized municipalities to establish building

lines and heights for buildings bordering parkways



January 27, 2016

Legal and Practical FrameworkMid-century Court Cases• Design standards not supported by previous

court decisions“It is not within the scope of the act to enact zoning regulations for the purpose of assisting a municipality to retain or assume a general appearance deemed to be ideal. . . .” 122 Main St. Corp. v. City of Brockton, 323 Mass. at 650 (1949)

• Confirmed by the SJC, but the court also noted:“There is reason to think that more weight might now be given to aesthetic considerations than was given to them a half century ago." 333 Mass. 773 (1955)



January 27, 2016

Legal and Practical FrameworkCurrent Enabling Legislation

• Incorporated into 1975 Legislation - Mass. Acts c. 808, § 2A– Enabled municipal controls "restricting,

prohibiting, permitting, or regulating…the development of the natural, scenic, and aesthetic qualities of the community”



January 27, 2016

Types of Guidelines and Standards• c.40R Smart Growth • c.121B Urban Renewal• c.40C Historic Commission• c.40B Comprehensive Permit• Form-Based Codes• Bonus Provisions• Sustainable Design/LID• Public Land Disposition Development RFP• Development Agreements• Advisory Standards



January 27, 2016

c.40R Smart Growth DistrictsRequirements for Zoning District

• c.40R districts must specify: – Design review agency – Projects subject to review – Plan review procedures– Criteria for disapproval

or approval with conditions– Criteria for waivers– Design standards



January 27, 2016

c.40R Smart Growth DistrictsRequirements for Design Standards• Design standards may ensure:

– Physical character of project is complementary to nearby buildings and structures

– Project is consistent with comprehensive housing plan, applicable master plan, area specific plans or other adopted municipal plans

Arrowstreet



January 27, 2016

c.40R Smart Growth DistrictsState Regulations• 760 CMR § 59 – Design Standards may address:

– Scale and proportions of buildings– Alignment, width and grade of streets and sidewalks– Type and location of infrastructure– Location of building and garage entrances– Off-street parking– Protection of significant natural site features– Location and design of on-site open spaces– Exterior signs– Buffering for adjacent properties



January 27, 2016

c.40R Smart Growth DistrictsState Review Considerations

• Limitations– Standards may not add "unreasonable"

costs to projects or "unreasonably" impair the economic feasibility of proposed projects

– Districts are reviewed by DHCD• Case Study: Plymouth Cordage Park

Design Standards



January 27, 2016

c.121B Urban RenewalState Regulations

• Regulations at 760 CMR 12.00– “The specific provisions which

exist or which will be established to control densities, land coverage, land uses, setbacks, offstreet parking and loading and building height and bulk”

• Conformance with comprehensive plan of redevelopment



January 27, 2016

c.121B Urban RenewalRecommended Outline• Guidelines for new

construction/rehabilitation– Purpose and intent– Urban design context– General criteria and objectives– Specific design criteria



January 27, 2016

c.121B Urban RenewalCase Study: Salem Historic Downtown Guidelines



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c.40C Historic Commissions/DistrictsApplications • Historic districts• Landmarks• Scenic roads



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c.40C Historic DistrictsSurvey • Prerequisite

– “an investigation and report on the historical and architectural significance of the buildings, structures or sites to be included” [§ 3]



January 27, 2016

c.40C Historic Commissions/DistrictsSurvey• Required survey defines context and

character– Quality and significance in American history,

architecture, archaeology, engineering and culture

– Context of districts, sites, buildings, structures and objects that possess integrity of location, design, setting, materials, workmanship, feeling and associations



January 27, 2016

c.40C Historic DistrictsStyle and Features Considered• Definition of “exterior architectural feature”

– Such “portion of the exterior of a building or structure as is open to view from a public street, public way, public park or public body of water, including but not limited to the architectural style and general arrangement and setting thereof, the kind, color and texture of exterior building materials, the color of paint or other materials applied to exterior surfaces and the type and style of windows, doors, lights, signs and other appurtenant exterior fixtures” [§ 5]



January 27, 2016

Historic Review CriteriaCase Study – Old Kings Highway, Cape Cod

• Old Kings Highway Historic District c.470 Acts of 1973– Review design, colors, materials, signs and

sites in public realm• 972 CMR § 1.00

– Exemptions for elements such as color and site improvements are allowed according to specific design criteria



January 27, 2016

c.40B Affordable HousingProject Design Reviews• Design criteria specified in

regulations and guidelines• Design reviewed during site

eligibility, permitting and funding standards– Initial review of context and

compatibility– Comprehensive permit review

by community– Subsequent review by agency

for allocation of funds



January 27, 2016

c.40B Affordable HousingProject Design Reviews

• DHCD Guidelines– Relationship to adjacent building typology– Relationship to adjacent streets– Density



January 27, 2016

c.40B Affordable HousingProject Design Reviews

• Financing review through DHCD Qualified Allocation Plan– Accessible Design Self-Evaluation– Sustainable Design Self-Evaluation



January 27, 2016

c.40B Green Design



January 27, 2016

Form-Based CodePurposes of Form-Based Code

• Establishing shared expectations in advance of development

• Creating formulas for design

• Reducing uncertainty in the approval process (“entitlements”)



January 27, 2016

Form-Based CodeTypical Components of Form-Based Codes• Regulating Plan• Building and Lot Types• Frontage Types• Allowable Uses and Functional Standards• Dimensional and Placement Standards• Development and Design Standards• Thoroughfare Design Hierarchy• Public and Private Open Space Types• Flexible Parking Standards• Administrative and Review Process• Definitions• Optional Components:

– Architectural Design Standards– Landscape Design Standards– Signage Standards– Environmental Resource Standards– Annotations

Stantec, Inc.

DPZ, Inc.



January 27, 2016

Form-Based CodeBased on Transect



January 27, 2016

Form-Based Code Graphics



January 27, 2016

Location Description StatusBuzzards Bay, MA Older village center AdoptedS. Weymouth/Southfield, MA

Greenfield on former Naval Air station Adopted

North Eastham, MA New village center on major arterial PendingManchester, CT Older strip commercial center and

Urban Renewal DistrictPending

Simsbury Center, CT Traditional small New England downtown

Adopted

Hamden, CT Commercial highway corridor AdoptedJamestown, RI Traditional small New England village AdoptedLowell, MA Older mill redevelopment district AdoptedAmherst, MA Two small rural centers Under

Development

Form-Based Code Recent Examples in New England



January 27, 2016

Form-Based Code Case Study – Manchester, CT The Challenge: How do we get from conceptual vision to regulation plan and form-base code?

Master Redevelopment Plan

Regulating Plan and FBC



January 27, 2016

Form-Based Code Case Study – Manchester, CTPhase 1 – Analysis of Existing Conditions• Review relevant plans, policies, studies and regulations• Conduct stakeholder meetings• Perform site analysisPhase 2 – Preparation of FBC/Design Standards• Prepare regulating plan• Develop allowable use matrix and performance standards• Prepare building form standards• Develop “Complete Street” and streetscape design hierarchy• Create parking and public space design standards• Prepare landscaping sustainable design standardsPhase 3 – Integration into Manchester Zoning

Regulations• Integrate definitions and annotation, development project

review process, and zoning districts and the regulating plan



January 27, 2016

Form-Based CodeCase Study – Manchester, CTExisting Conditions Analysis



January 27, 2016

Visual Preference Survey• Building design, density and use• Building frontage and façade

treatments• Parks, open space and public amenities• Streetscape and pedestrian treatments• Traffic circulation and parking

Form-Based Code Case Study – Manchester, CT



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Frontage Zones and Ground Floor Limitations




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Private Frontage Types Building/Lot Types




January 27, 2016

Form-Based Code Case Study – Manchester, CTStreet and Streetscape Design Hierarchy



January 27, 2016

Form-Based Code Case Study – Manchester, CTPublic and Civic Open Space Types



January 27, 2016

Sustainable DesignLocal Regulation

• Article 80, Boston– ‘LEED-Certifiable’



January 27, 2016

Green FactorAlternative Approach

• Scoring system



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Bonus ProvisionsAdding Design Review Requirements

• Meeting design guidelines can be a condition of granting a bonus provision

• Determination of the adequacy of the design can be delegated to municipal staff or the permit granting authority

• Example: Haverhill’s Waterfront Zoning



January 27, 2016

RFPs and AgreementsAdding Design Conditions

• Agreements can be made outside of zoning

• If a municipality disposes property for redevelopment, compliance with design guidelines can be a criteria for approval

• Example: Old Salem Jail



January 27, 2016

RFPs and AgreementsAdding Design Conditions

• Example: Old Salem Jail



January 27, 2016

Informal and Interpretive ApplicationsDesign and Community Approval• Informal or interpretive connection

between design guidelines compliance and municipal approvals

• Can become a method to provide mutual assurance of design quality and approval predictability

• Example: Westwood Station (now University Station)



January 27, 2016

Informal and Interpretive ApplicationsDesign and Community Approval• Example: Westwood Station (now

University Station)



January 27, 2016

Drafting Local Design GuidelinesOutline• Purposes• Definitions• Applicability and applications• Standards for architectural elements• Standards for site elements• Standards for special criteria and performance

standards [e.g. sustainable design, public art, transportation, lighting, preservation]

• Design review process• Criteria for decisions



January 27, 2016

Drafting Local Design GuidelinesElements to Consider

• Architecture• Signs • Streets• Infrastructure• Parking• Lighting/building and site• Natural features• Landscape• Sustainable design/sites



January 27, 2016

Drafting Local Design GuidelinesEnsure Appropriate Flexibility• Establish general design principles in the document• Provide a basis and opportunity for flexibility:

compliance alternatives• Example: Westport (CT) Design Standards

A compliance alternative shall be approved if the Planning and Zoning Commission and the Applicant establish a solution that both parties agree would better meet the general design principles than would be achieved by strict adherence to a specific guideline or standard.



January 27, 2016

Drafting Local Design GuidelinesVisual Preference Surveys

• Methods• Results



January 27, 2016

Diagrams and Illustrations• Purpose• Cost• Risks and Benefits



January 27, 2016

Diagrams and Illustrations



January 27, 2016

Diagrams and Illustrations

Arrowstreet



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Process of ReviewAuthorities, Actors, Success• Advisory• Mandatory

• Permit Granting Authorities• Municipal Staff• Design Review Boards• Peer Review Consultants

• Consistent reference to the guidelines or standards as the criteria for judgement

• Success through consensus, clarity and consistency



January 27, 2016

Additional Information

Source Web link Topics

Guidebook: Creating Design Standards for 40R Districts. Department of Community Development and The Cecil Group, Inc.

http://www.mass.gov/hed/community/planning/chapter-40-r.html

Special characteristics of design standards versus design guidelines

Handbook: Approach to Chapter 40BDesign Reviews. The Cecil Group, Inc. for Massachusetts DHCD, MassDevelopment, Mass Housing, Massachusetts Housing Partnership

http://www.mass.gov/hed/community/40b-plan/handbook-approach-to-ch-40b-design-reviews.html

Design review process for affordable housing projects in community contexts

Downtown Design Guidelines, Portland Oregon https://www.portlandoregon.gov/bps/article/102045 Comprehensive downtown design guidelines

Design Review Ordinance. Town of Freeport, Maine http://www.natlands.org/wp-content/uploads/downloads/2011/05/Freeport-Maine.pdf

Design review ordinance for mixed-use areas with historic resources

Downtown Urban Design Guidelines. City of Portland, Maine http://www.portlandmaine.gov/DocumentCenter/Home/View/3375

Design guidelines for a downtown

Guidelines for Community Design. Town of Simsbury, Connecticut

http://www.simsbury-ct.gov/sites/simsburyct/files/file/file/simsbury_design_guidelines_01-11-13.pdf

Design guidelines for a suburban New England community

Watertown, Massachusetts Design Guidelines. Town of Watertown, Gamble Associates

http://www.watertown-ma.gov/DocumentCenter/View/17130

Design guidelines for the commercial squares and corridors of a Town Center

Neighborhood Street Design Guidelines. Neighborhood Streets Project Stakeholders.

http://www.oregon.gov/LCD/docs/publications/neighstreet.pdf?ga=t

Street design

Westwood Station Design Guidelines. The Town of Westwood, prepared by The Cecil Group

http://www.townhall.westwood.ma.us Design standards for a large new mixed-use district with significant retail, housing, and office components.

Form-Based Code Institute (FBCI) http://www.formbasedcodes.org FBCI objective: developing standards for form-based codes; providing education; and creating a forum for discussion and advancement of form-based codes.

Tiverton Commercial Form-Based Code. The Cecil Group and Union Studio.

http://www.tiverton.ri.gov/documents/planningboard/Tiverton%20FBC%20April%202014-v5A%20compressed.pdf

Form-Based Code for a town commercial area





http://www.natlands.org/wp-content/uploads/downloads/2011/05/Freeport-Maine.pdf

http://www.natlands.org/wp-content/uploads/downloads/2011/05/Freeport-Maine.pdf





January 27, 2016

Design Guidelines SeminarDHCD Massachusetts Downtown Initiative


Using Design Guidelines and Standards to Shape Downtowns and Town Centers

Design Guidelines and Lighting in your Downtowns

Presentations & Public Speaking

Transcript of Design Guidelines and Lighting in your Downtowns