===== PDF PAGE 2 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET DRAFT MEETING MINUTES Downtown Revitalization Commission Tuesday, January 26, 2026 1. Call to Order Chairperson Salzman called the meeting to order at 6:03 p.m. 2. Roll Call Members present included Chair Greg Salzman, Commissioners Ballines, Espinosa, Kolode, Myers, Phalen, Rodriguez, and Sabathne (arrived at 6:15 p.m.). Members absent included Commissioner Beebe. Other individuals present included Mayor Daniel Bovey, Chairperson of the Plan Commission Barbara Laimins, Business and Community Relations Director Kelley Chrisse, and Interim Community Development Director John Sterrett. 3. Selection of a Vice Chair Commissioner Espinosa made a motion, seconded by Commissioner Rodriguez, to elect Commissioner Phalen as Vice Chair. With a voice vote of all ayes, the motion carried. 4. Approval of the December 9, 2025 Draft Meeting Minutes Commissioner Espinosa made a motion, seconded by Commissioner Myers, to approve the draft December 9, 2025 meeting minutes with a correction to Commissioner Kolode’s name. With a voice vote of all ayes, the motion carried. 5. Soliciting Feedback from the Community Members of the commission discussed ways to solicit feedback from the community. There was some general concern about residents possibly having survey fatigue and perhaps something more for residents other than a survey should be offered. Commissioners talked about the success of the Downtown Modernization & Beautification Open House. It was noted that using visuals to solicit feedback may be easier for many than responding to abstract questions. The feedback solicited should be tangible: what is the problem and what are the solutions? 6. Implementing Plans Director Chrisse went over tools to implement the City’s various plans, such as updating regulations, budget allocation, tax increment financing (TIF), incentive programs, redevelopment agreements, and partnering with other agencies. Director Chrisse went over the purpose and function of a TIF district. Ms. Chrisse explained that a TIF is valid for 23 years and that the City Council determines the boundaries of the TIF, provided that the properties within the proposed district meet the requirements for establishing a TIF District. Ms. Chrisse went over the existing boundaries of the downtown TIF District, which was established in 2022. A TIF consultant was used 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] to re-establish the downtown TIF. Ms. Chrisse explained how bonds can be issued at the outset of the TIF for a particular project. Ms. Chrisse provided an overview of two downtown TIF incentive programs, including the Downtown Investment Program, and the Retail & Restaurant Grant Program. Questions arose for having the programs be an upfront payment instead of a reimbursement and potentially utilizing a loan. Discussion on the number of quotes needed for the DIP was discussed and what to do when that’s not possible. 7. Overview of Existing Downtown Boundaries Mr. Sterrett went over three different downtown boundaries that the City has codified: The B-1 Central Business District from the Zoning Map/Code, the Tax Increment Financing (TIF) District, and the Turner-Junction Historic District. The members of the Commission discussed various boundaries as to what could be considered downtown. It was generally agreed to that the Metra station should be included within the boundaries because this can act as a gateway to the downtown, presenting opportunities for pop-ups. It was recognized that the topography plays a critical role in visually splitting Main Street into two segments near the Wilson Street bridge. The Commissioners felt that whatever the boundaries of the downtown area ended up being, there needs to be adequate lighting and way-finding signage to pull all the areas together. This topic will be discussed further at the next meeting. 8. Applicable City Commissions & Their Roles Ms. Chrisse and Mr. Sterrett went over six City commissions that have crossover with the Downtown Revitalization Commission, including the Economic Development Commission, the Plan Commission, Historical Preservation Commission, Building Board of Appeals, Environmental Commission, and Cultural Arts Commission. 9. Illinois Main Street Presentation Joi Austin from Illinois Main Street gave a presentation on Main Streets that included topics such as placemaking and defining place. This included reasons why people visit a downtown. The concept of Main Street adds a structure. The four points of Main Street include design, promotion, organization, and economic vitality. Main Street’s outcomes include reinvestment, new businesses, jobs, rehabilitated buildings, and increase in community volunteers. Ms. Austin discussed why place matters and the idea of place-based economic development. Ms. Austin stated that Placemaking is about people, not necessarily about projects, as well as celebrating heritage and culture. Small visual wins, such as public art and storefront details, can create big psychological shifts. 10. Commissioner Homework Chair Salzman asked each Commissioner to identify the top three priorities that they found from their research into a topic of implementation strategies from the Comprehensive Plan that are related to the downtown. Commissioner Ballines – Inventory underused areas for repurposing; Identify existing growers, makers, and microbusinesses; and Develop a branding and loyalty initiative that recognizes and promotes local and regional small producers and retail outlets. Commissioner Kolode – Review and determine where the City may be able to ease permitting; Work with the FPD and PD personnel to evaluate and update existing capacity requirements for outdoor special events; and Provide brief surveys to residents to evaluate existing events and determine new ones that appeal to community members’ interests. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] Commissioner Phalen – Communicate through City messaging, brand and other communications about downtown being a multi-use destination; Identify City-owned properties downtown for arts showcases or murals; and Consider installing permitting and license fees for mobile vending. Chair Salzman – Establish an adaptive reuse program and incentives to turn vacant buildings into new businesses; Provide coaching and mentoring for microbusinesses; and Publicize spotlight on businesses. Commissioner Rodriguez – Seek out and support a network of volunteer West Chicago community “ambassadors” or “docents”; Encourage West Chicago staff and leaders and partner government agencies and other stakeholders to increase cultural awareness; and Improving existing community and events calendars for interactivity and engagement. Commissioner Rodriguez – Trail Oriented Development Incentivize and encourage efforts by the local and regional business community to open business near Prairie Path; and Develop a sidewalk and bicycle network to connect parks, outdoor spaces, and rec facilities. Commissioner Sabathne – Continue promoting downtown development to achieve more than 200 dwelling units; Consider reducing the minimum lot area; and Consider reducing parking requirements. Commissioner Myers – Enhance the pedestrian network by assessing and enhancing sidewalk connectivity; Retrofit the Metra Station and parking lot as a “mobility hub”; and Merge the City’s Bicycle and pedestrian plan with DuPage County’s plan. Commissioner Espinosa – Establish a business and retention task force; Conduct regular business surveys; and Expand ground floor commercial uses to include small scale manufacturing, etc. Chair Salzman explained the next homework assignment to contact a particular organization and talk to them about revitalizing the downtown and any suggestions as to how they can be included. This will take approximately two months to get through. The assignments are as follows: Chair Salzman – Non-downtown businesses Commissioner Kolode – School District 94 Commissioner Fernando – School District 33 Commissioner Ballines – Library District and Park District Commissioner Beebe – Townships Commissioner Sabathne – Fire District and DuPage County Board Commissioners Espinosa & Myers – Downtown Businesses Commissioner Phalen – Downtown non-profits 11. Public Comment None 12. Adjournment Commissioner Phalen made a motion, seconded by Commissioner Kolode, to adjourn the 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] meeting. With a voice vote of all ayes, the motion carried and the Downtown Revitalization Commission, at 8:49 p.m., adjourned. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org ===== PDF PAGE 6 ===== [Extraction: OCR (rendered-page OCR)] CHAPTER 4 DESIGN STANDARDS AND DESIGN GUIDELINES ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] Design review is based on a set of criteria that are adopted and implemented as either standards or guidelines. These two terms have resulted in considerable confusion in many quarters. Design standards are fixed, quantitative measures of It might be tempting for some planners to want to only design attributes. They include numbers, dimensions, and use design standards. Objective requirements eliminate ar- precise wording that result in a narrow range of outcomes. guments with applicants. But design review should be about They are mandatory. Design guidelines are flexible, qualita- collaboration, cooperation, and a mutual desire to arrive at a tive measures of design attributes. They rely upon descriptive good outcome. It is not about producing cookie-cutter solu- language that embraces a broad range of outcomes. They may tions. The process requires a professional attitude of respect or may not be mandatory. Both are typically displayed in a and understanding and not merely a mechanical exercise of combination of illustrations, diagrams, photos, and text. applying codes. “The code says . . . ” is not a positive way to Design review processes can use a combination of stan- engage in a collaborative effort. dards and guidelines. Standards should be codified in the More importantly, neither urban design nor architecture zoning or development code, while guidelines can be pub- should be subject to templates. Thousands of books have been lished in a separate document and referred to in the code. The written about all aspects of design and there are few hard and local legislative body should formally adopt both design stan- dards and design guidelines. Design standards are adopted by ordinance, while design guidelines may be adopted by ordinance or resolution. In some communities, design guide- TABLE 4.1. COMPARISON OF DESIGN STANDARDS lines may not be adopted legislatively, but many land-use at- AND DESIGN GUIDELINES torneys maintain that unless design guidelines are adopted in some manner by the legislative body, they have little effect. Characteristic Standards Guidelines Table 4.1 provides a comparison of these tools. The side- Mandatory Required? Mandatory use bar at the end of this chapter describes how to create design consideration standards and guidelines; keeping these categories and the at- Flexibility Relatively little Considerable tributes listed in mind during the process will help frame the Intent Specific General language in a manner that allows for better administration. Quantitative/ Qualitative/ It is worth pointing out the distinction between min- Descriptions Numeric Performance isterial standards and discretionary guidelines. To make an analogy, an example of a standard might be, “The maximum Verb Used “Shall” “Should” speed limit shall be 65 mph.” This is clear, measurable, and Application Objective Subjective not arguable. A guideline allows for judgment to be applied; Decision Ministerial Discretionary for example, “Vehicles must be driven within safe limits given Outcomes Predictable Wide variation the conditions of the road.” The first exhibits specificity, the Documentation In ordinance Guidance document second is more about sound judgment. Both approaches can be useful but they are not interchangeable. Legally, ministeri- Legislative Adopted by ordinance Adopted by ordinance or resolution al actions call for the application of objective, measurable cri- teria that leave very little room for different interpretations. Source: Authors www.planning.org  AMERICAN PLANNING ASSOCIATION 47 ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 fast rules. Indeed, design is a subject that lends itself to de- • Projecting facade bate; design review is one embodiment of the democratic no- • Raised canopy tion of civil discourse. • Taller door dimensions • Double doors (or revolving doors) • Lighting fixtures flanking the entry DESIGN STANDARDS • Steps or stoops • Change in materials Having specific design standards is useful to ensure that de- velopment results are consistent and predicable. But the num- In this approach, it is sometimes useful to maintain a ber of such standards should be fairly limited, addressing the catalog of design features that would meet these terms. It is most critically important aspects of a corridor, a district, or a also always useful to include a glossary of definitions. neighborhood. Examples include: To add an element of potential creativity, cities may add a choice to the list of “an element chosen by the designer to Street and Sidewalk Design achieve the intent.” This allows for a creative idea not imag- • Connectivity of streets and sidewalks ined by the writer of the standard. Sometimes designers come • Traffic calming and bicycle facilities up with something unexpected. If possible, standards should • Transit access try to allow for—or at least not discourage—more innovative • Sidewalk “zones” for planting and storefront activities design approaches. The reviewing body is merely responsible • Street trees and other plantings for ensuring that standards are met and design elements used in the project meet requirements. Site Design • Pedestrian connections to public sidewalks Content of Standards • Pedestrian lighting A jurisdiction should reserve design standards for those as- • Location of parking pects of site and building design where it truly wants to see • Landscaping of parking lots specific outcomes. It is a matter of finding an appropriate bal- • Screening trash areas ance between quantitative elements and qualitative elements. Keep the set of standards to a relatively small number Building Design that are the most important subjects to address. The longer • Weather protection over sidewalks the list of standards, the more designers will be restricted in • Visible entrances to buildings being able to develop creative solutions. Moreover, the longer • Transparency at ground floor the list of design standards to comply with, the less manage- • Concealing mechanical equipment able the process becomes for both the design team and the re- • Upper-level stepbacks viewing body. It is simply difficult to keep in mind that many directives. Long sets of standards may have overlapping or Although standards should be written to be objectively sometimes even conflicting language. It is better to focus on administered, they can have internal choices that allow for the items that are truly important to a given setting than at- some degree of variation. A “menu” approach can allow for tempting to cover every single detail. choice, allowing the design team to craft their own combina- Within the scope of design review, standards can be or- tion of elements. For example, a design standard addressing ganized into three to four categories. These should be laid out “Visible Building Entrances” using a menu of options might from the broad to the specific and in a manner that reflects look like the following: the design process, starting with the larger context: for ex- ample, street and sidewalk design, site design, and building Visible Building Entrances design, as indicated above. Some communities also address Intent: The primary entrance to a building shall be visually signage within their design standards. prominent from a public street. For each of these subjects, it is probably best to keep the Standard: Of the following methods to achieve this intent, at number of standards to somewhere in the range of five to least three of the following shall be used: 10. Some subjects (such as site design) might have a number • Recessed facade toward the upper end of the range because of the complexi- 48 AMERICAN PLANNING ASSOCIATION  www.planning.org ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 ties of the surroundings. Others, such as sign design, might riodically freshen up examples, as building designs can be- have fewer standards. come dated over time. If the standards are included within The total number of standards should fall into the range of an adopted code, it is difficult to include photo examples in a 30 to 40 for any given district or corridor. That is a manageable standard codified publication. One alternative is to maintain number that can be discussed in reviews, regardless of who the a website or electronic file of numerous examples of a built review body is. More than that and the entire process can seem result of each standard. burdened by a plethora of directions that give a design review process the reputation of being difficult to navigate. Departures or Deviations from the Standard Variances are not typically part of a design review process. Record of Interpretations These are exemptions from codes, as authorized under state Regardless of how well-crafted standards are, there will in- statutes. Variances can be granted when it is difficult for a evitably be situations that require interpretations by the de- property owner to comply with numeric requirements, such cision-making body. There are also frequently circumstances as setbacks, due to a situation not under the control of the that, if not unique, were not anticipated. This will require a owner and unique to the property in question. An example disciplined form of application so that there is a precedent would be a triangular lot that, if all setbacks were applied, that can be applied in other similar cases. To have varying would have no practical area left for a building. interpretations of a single rule can create havoc in the devel- Many cities include within their design review process opment community going forward. a possibility of receiving a “departure” or “deviation” from a An agency conducting design review should keep a file of standard. This request is specifically flagged in an application. interpretations. Legal staff should be asked to review and ap- The test is usually whether the proposed design feature meets prove each one. Interpretations should be maintained on the the intent in an equal or better way than the precise meaning agency’s website, filed according to subject matter, for people of the standard. An example might be a standard that calls for to see what has been decided previously. an upper-level stepback of 10 feet above a height of 50 feet. A departure might be given for a stepback of 15 feet at a height Illustrating Design Standards of 60 feet. Some jurisdictions consider departures as a matter Graphics are very often useful to help explain a standard. An of course, to encourage better design. Others do not approve important rule, however, is “the simpler the better.” Keep the them lightly and insist upon some tangible public benefit be- information to a few key dimensions, such as the minimum ing provided in exchange for the departure or deviation. height or width of a canopy, or the various zones within a Finally, some design standards have built within them sidewalk. Graphics should be line drawings that can easily be the possibility of alternatives. This can be done through a readable if a page is scanned or copied. menu approach, as described previously, or by indicating Graphics should illustrate the written standards, not add multiple ways of achieving the standard. new information. The written standard is always the rule, and graphics should never convey information that conflicts or Suggested Format muddies the clarity of the standard. The use of graphics from There are many different ways of formatting design stan- other cities should be avoided, as some standards are tailored dards. The examples provided in the sidebar on p. 50 illustrate to the particular circumstances, history, or patterns of a place one successful way. They are formatted to read like a short and may not be transferable. verbal and visual “story.” The reader can scan the headings to Another approach to illustrating design standards is to get the essential information or go deeper to get the details. use photographic examples from built projects. First, this is The diagrams illustrate the words. hard evidence that other developments have achieved the standard. In addition, multiple examples demonstrate that there are different ways of achieving it. Examples should be DESIGN GUIDELINES drawn where possible from the community itself, or from other nearby communities. Architectural forms, details, fin- The ability to use professional and reasoned judgment has ishes, materials, and even colors are often regionally specific. always been the cornerstone of good city planning. The However, be careful that an illustration does not un- process of making good communities is not merely about intentionally violate another standard. Also, be sure to pe- dimensions, quantities, and proscriptions. It is a part of a www.planning.org  AMERICAN PLANNING ASSOCIATION 49 ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 EXAMPLES OF DESIGN STANDARDS Street Design Site Design Building Design Subject: Street Trees Subject: Pedestrian Connectivity Subject: Ground-Level Transparency Intent: To provide consistency in the ap- Intent: To allow people on foot to ac- Intent: To ensure along certain streets pearance and function of street trees. cess multiple destinations in a commer- that there is a high degree of visual con- cial or mixed use area without encoun- nection between human activities with- Standards: tering barriers. in a building and human activities in the • Street trees shall be planted behind public realm. the curb in a linear planting and Standards: furnishings zone at least four feet in Each development shall allow for a con- Standards: width. nection to adjacent properties with a • A commercial use located along a • Street trees shall be a minimum of walkway that is a minimum of 8 feet in designated Class A Pedestrian Street 2.5” in caliber at the time of planting width. (see attached map) shall have win- and spaced between 25 feet and 30 • This requirement may be satisfied by dows and doors on facades facing feet. providing a walkway between the a public street that use clear “vision • Tree planting pits shall be at least 25 main entrance and a public sidewalk glass.” square feet in area. or by placing the building frontage at • On the street-level floor the amount • The species shall be drawn from a list the back of the sidewalk. of glass shall be at least 75 percent of of approved street trees provided by • Pathways painted on surfaces used the street level facade, measured be- the city. by vehicles shall not count toward tween two feet above grade and 12 • Tree pits shall be covered according meeting this standard. feet above grade. to city specifications. • If an adjacent property is developed, • Materials such as mirrored glass, • Mature trees shall be limbed up to the new connection shall match up tinted glass, translucent glass, and provide a minimum clearance over with the existing one. opaque spandrel glass may be used the sidewalk of at least eight feet. • If no development exists on an adja- but shall not count toward the mini- cent property, this requirement still mum. Diagram: exists to allow a connection in the future. Diagram: Diagram: (Walker Macy) (Walker Macy) (Walker Macy) (Walker Macy) 50 AMERICAN PLANNING ASSOCIATION  www.planning.org ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 democratic process that embraces different perspectives, guideline supports. This provides a nexus to a policy adopted experiences, and expertise. by the legislative body. This also helps in defending a deci- Design guidelines offer direction without limiting sion if it ends up being appealed to a higher board (e.g., city choices. They are inspirational and educational. They open council) or a court. If a city can show a clear connection be- up possibilities. At their best, they challenge people to make tween legislative actions and regulatory actions, it will be dif- better buildings, better streets, and better places. Design ficult for an appeal to be successful. Courts give considerable guidelines, effectively used, can encourage people to think leeway to city actions that are reasonably and consistently collectively—that they are engaged in the important actions linked to an overall policy direction. of creating whole neighborhoods, not just building some- Decision makers must also assume responsibility for thing on a single site. staying within the bounds of the guidelines as adopted by the This is why design guidelines use “should” statements. local government. Though decision making based on guide- While each guideline must be considered, there is flexibility lines is discretionary, decision makers must base their deci- inherent in the wording. It is even possible that certain cir- sions on the guidelines as adopted. cumstances prevent a guideline from being applied, but at the Because design guidelines do involve discretionary deci- very least, that assessment will have been done. Guidelines sions, some administrators or boards seek advice from consul- allow for site-specific conditions to play a role; what may be tants who are architects, landscape architects, or urban design- appropriate in one location may not be in another. Design ers. It is commendable that such decision makers recognize guidelines are intended to be applied through a collaborative their own limitations and secure counsel. It is possible for a discussion of what makes sense in a particular context. city to have a standing list of design professionals with on-call Design guidelines should be organized into the same contracts vetted through a normal selection process available categories as design standards: for example, street and side- to provide assistance. This can be especially helpful for smaller walk design, site design, building design, and sign design cities that do not have staff with design backgrounds. (optional). Typically, it takes a few hours for a design professional to Although broad words such “appealing,” “compatible,” examine a set of plans, a few hours to write a memo to the di- and “interesting” can be used in intent statements, the actual rector, and sometimes a few hours to meet with the applicant. guideline statements should convey enough specificity for In the authors’ experience, rarely does this take more than 10 the language to be acted upon without much interpretation. hours in total (e.g., in the cost range of $1,000–$2,000, de- Vague nouns and adjectives can result in confusion and con- pending on the reviewer’s hourly rate). These relatively low tentious arguments over meaning. They can also result in de- costs can be passed on to the applicant through fees. cisions being overturned if a court finds guideline language too vague and therefore invalid under the constitutional Flexibility void-for-vagueness doctrine. By definition, guidelines embrace flexibility. The “should” statement must not be read as “shall.” The decision-making Discretionary Decision Making body should invite design teams to not just meet the letter Design guidelines allow for subjective decision making. This of the guideline but address the intent behind it. This is pre- is not a bad thing. They allow the administrator or board to cisely where design guidelines can make a project shine and exercise sound judgment after thoughtful deliberation. By the go beyond merely meeting the basics. Design and develop- same token, the proposer of a project should also be free to ment teams should be encouraged to be playful and treat the suggest a more creative way of accomplishing the same intent. guideline as an aspiration that can be met in many different But design guidelines are not any less applicable because ways. For example, guidelines can be used to prevent a rep- they use the verb “should.” Any set of guidelines should in- etitious use of standard building design templates, which is clude a preface that clearly spells out their use and states they often a hallmark of corporate chains. must be considered in any project for which they are required. Design guidelines can set forth a description of a desired It is certainly possible that some guidelines might have less outcome and indicate examples. As is the case with design import or impact, but an applicant is responsible for making standards, they can also employ a menu of options to achieve that case. The burden of proof is on the applicant, not the city. the intent. The examples in the sidebar on pp. 52–53 illustrate To strengthen the rationale for “enforcing” guidelines, both. The objective should be to invite development teams to cities should cite the comprehensive plan section(s) that each come up with unique and creative designs. www.planning.org  AMERICAN PLANNING ASSOCIATION 51 ===== PDF PAGE 12 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 EXAMPLES OF DESIGN GUIDELINES Subject: Streetscape Subject: Public Spaces Intent: On designated pedestrian streets, Intent: Public spaces within a develop- At least two sides of the space should be the sidewalks should be safe, conve- ment should be usable, attractive, and occupied one or more of the following: nient, and attractive for people on foot. lively. • Retail shops • Cafes/restaurants, including outdoor Guideline: Guideline: seating Along street frontages, the development Public spaces should be provided by • Personal services should include multiple features that en- development in areas shown on the at- • Public uses such as government, courage and support use by people on tached map. Each public space should schools, library, recreation center, and foot. Examples include: contain at least four of the following human services elements: • Public assembly buildings such as • Seating in individual seating units, • Trees and other planting theaters, churches, and conference ledges, benches, or a combination • Seating in a variety of types from center • Pedestrian-scaled lighting fixtures fixed to movable • Public markets • Artwork, including inlays in the • Pedestrian-scale lighting sidewalk surface, mosaic walls, and • Special paving materials, not just Note: The elements are deliberately not sculptures scored concrete more specific in order to encourage • Seasonal floral plantings • Artwork, including on the surface of unique designs. This menu approach • Directional signs, oriented to pedes- vertical objects should result in many different combina- trians • Water feature, still or animated tions. • Food services or other permanent Note: These are examples of features vending that contribute to the streetscape. Other unique and creative elements that meet the intent may be proposed. Photo of streetscape elements: Photo of public space elements: (Walker Macy) (Mark Hinshaw) 52 AMERICAN PLANNING ASSOCIATION  www.planning.org ===== PDF PAGE 13 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 Subject: Buildings at Key Intersections Intent: Certain intersections should be highlighted by elements of new devel- opment. Guideline: When located at key intersections des- ignated on the attached map, buildings should provide at least three of the fol- lowing features: • Corner plaza, with planting and seating • Corner tower form • Large window openings • Sloped or pitched roof form • Richer colors • Refined cladding materials such as stone and brick • Seasonal planting • A feature proposed by the designers that meets the intent Note: There are many ways of shaping a building to result in a sense of impor- tance for the location. This guideline in- vites creativity in architectural expression. Photo of key intersection elements: (Mark Hinshaw) www.planning.org  AMERICAN PLANNING ASSOCIATION 53 ===== PDF PAGE 14 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 One rich subject for a design review board or staff to dis- teristics. On the other hand, to have only guidelines provides cuss is the appropriateness of “one-off” designs. In some de- a weaker set of directions with the chance of missing attri- sign quarters, professional standing is elevated by the degree butes that are important to the community. of uniqueness or sometimes quirkiness of architecture. Is this In order to determine the right balance of standards and appropriate in all places and for all uses? Does a community guidelines, it would be useful to list all of the subjects that are want to be dominated by a private building that calls atten- potentially needed to address design issues in a district, cor- tion to itself with intense colors or form? Some communities ridor, or area—perhaps a few dozen subjects. Then, identify thrive on variety; others place a greater value on consistency. the subset of subjects that is critical for clarity, consistency, There is not necessarily a correct answer here. and predictability. This could be less than 10. These would be turned into standards while the rest are addressed as guide- Record of Interpretations/Application lines or in some cases discarded. The result should be a num- Because the application of design guidelines can vary widely ber that can be reasonably managed in the review process. by situation and site, it is useful to maintain a record of de- Because they are quantitative and objectively measur- cisions to show how various developments have met each able, design standards are often included within zoning guideline. This allows applicants to see that there is a range codes. Design guidelines are typically provided in a sepa- of acceptable approaches. This could be particularly helpful rate document that is more graphic in format, as codes do for small business or property owners who only do develop- not allow for much illustration beyond simple diagrams. ment occasionally. It also makes it much easier for the mu- However, both standards and guidelines may be put into nicipality to maintain consistency in how the guidelines are a separate, user-friendly document for particular districts, applied over time. such as a downtown, so that applicants have a single com- prehensive set addressing design issues. In this case it is vi- Illustrating Design Guidelines tal for an agency to ensure that the wording of standards in Just as with standards, graphics are always helpful to illus- the user guide is absolutely identical to the code language to trate design guidelines. The same caveats apply to guide- prevent conflict and confusion. lines as with standards: the design principle displayed in any graphic must be explained in the text. Care should also be taken when photographic examples are used to empha- CONCLUSION size that the one or two images provided are not the only options but merely some representatives of the total spec- Design review involves ensuring that proposed development trum of approaches. meets both a baseline of attributes and a quality that builds Captions are especially useful to direct readers to the sa- and strengthens districts, neighborhoods, or corridors. This lient attributes of examples, as well as call-outs around an im- chapter describes the characteristics of the two principal age to reinforce what the important points are. Good publish- tools used in the design review process. Design standards by ing software can allow for much more editorial formatting. nature are mandatory and measurable; design guidelines are flexible and discretionary. Both should be used together to Suggested Format produce desirable outcomes. As with design standards, there is no one “perfect” way to format design guidelines. The sidebar of design guidelines on pp. 52–53 demonstrates one format. Note the use of the word “should,” since this is a guideline and not a standard. USING BOTH STANDARDS AND GUIDELINES Each community must determine for itself the appropriate mixture of standards and guidelines. To only have standards locks development into a narrow range of design options and doesn’t always sufficiently address more qualitative charac- 54 AMERICAN PLANNING ASSOCIATION  www.planning.org ===== PDF PAGE 15 ===== [Extraction: embedded PDF text] DESIGN REVIEW: GUIDING BETTER DEVELOPMENT PAS 591, CHAPTER 4 COMPOSING DESIGN STANDARDS AND GUIDELINES The following is a suggested process embody the building type and site schedules and instructions on how for developing design standards and features that new design standards to submit written comments. guidelines: and guidelines will aim to achieve. 12. Refine the draft into a hearing-read- Working committee members can ing form and begin the process of 1. Create a working committee com- nominate suggestions for the team legislative adoption. posed of five to nine people, includ- to consider. ing staff, planning commissioners, 6. Group the standards and guidelines and representatives from the design into topical categories; for example, community. Consider broader pub- street design, site design, and build- lic involvement activities, including ing design. For each category, craft a open houses, workshops, and surveys brief statement of intent. to explain the forthcoming standards 7. Discuss and determine which items and guidelines to the public. (Note: A should be strict and which should al- broad public involvement program low more flexibility. will not be necessary here if there is 8. Assign a staff member with graphic a recently adopted comprehensive capabilities to draw diagrams that plan or district plan and the design represent each standard or guide- standards and guidelines are an im- line. Collect and include photo- plementation action of that plan.) graphs as examples of each standard 2. Alternately, hire a consulting firm to and guideline. create new design standards and 9. Prepare a draft of the text and graph- guidelines. Using a consultant to cre- ics. Keep the number of pages to ate the standards and guidelines does no more than 50 to ensure brevity not preclude the need for a working and ease of use. For standards, make committee, however. That group them clear, specific, and measurable. would be tasked with overseeing the Some could have menus of choices, consultant’s work product and advis- as long as the choices are very clear ing staff on the process. and defined. Use the verb “shall.” 3. Review all design-related goals, poli- For guidelines, allow for flexibility cies, and objectives in the adopted through menus of choices, descrip- comprehensive plan and subarea, tive language, and adjectives that district, corridor, and neighborhood describe concepts. Avoid numbers. plans to use as organizing principles Use the verb “should.” Avoid vague and categories. terms such as attractive, pleasing, 4. Make field visits to new develop- compatible, and harmonious. ment projects in the community and 10. Present the draft to various groups, nearby jurisdictions and collectively including the planning commission, critique the projects, listing both city council, neighborhood associa- positive and undesirable attributes. tions, and representatives of build- Consult with development review ers’ associations to get comments. staff in those jurisdictions about their Include draft updates on the city’s review processes. weekly email blast if appropriate. 5. Consider other existing buildings 11. Post all draft and final work products and sites in the jurisdiction, including on the municipality’s website with historic structures and districts, that links to public meetings and hearings www.planning.org  AMERICAN PLANNING ASSOCIATION 55