City of Olathe Streetscape Master Plan and Downtown Design Guidelines September 2003 prepared by: Civitas, Inc. Economic & Planning Systems Design Collaborative, Inc. Fehr & Peers City of Olathe Streetscape Master Plan and Downtown Design Guidelines This plan has been prepared by Civitas and their subconsultants for the City of Olathe Civitas, Inc 1200 Bannock Street Denver, Colorado 80204 303-571-0053 phone 303-825-0438 fax www.civitasinc.com Project Director: Tom Hester [email protected] City of Olathe Planning Services Department PO Box 768 Olathe, Kansas 913-971-8750 phone www.olatheks.org Project Manager: Sara Copeland [email protected] Project Team Civitas, Inc., Tom Hester, JJ Folsom Economic & Planning Systems, Dan Guimond Fehr & Peers, Brian Welch Design Collaborative, Liz Lancaster Copyright © 2003 Civitas, Inc All rights reserved Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines Contents Executive Summary Introduction • Purpose and organization of this report • Description of study area PART 1 - DOWNTOWN STREETSCAPE MASTER PLAN A. Downtown Streetscape................................................ 9 • Character summaries • Street character area recommendations • Streetscape elements • Access and circulation B. Santa Fe Corridor Streetscape.................................... 29 • Character summaries • Street character area recommendations Downtown Olathe 1950’s • Streetscape elements • Access and circulation C. Implementation........................................................... 39 PART 2 - DESIGN STANDARDS & GUIDELINES Introduction.............................................................................. 43 • Authority • Applicability and Review • Amendments • Appeals • Format A Site Planning...................................................................... 45 A1 Building orientation and use Park-Cherry building 1900’s A2 Access and driveways A3 Parking lot and structure location A4 Location of service areas and utility pedestals A5 Pedestrian access B Architecture ....................................................................... 48 B1 Building character B2 Building form B3 Building façade B4 Building transparency B5 Building entries B6 Building materials B7 Parking structures B8 Building lighting i City of Olathe Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines B9 Rooftop design and mechanical screening B10 Transition Area C Landscape .......................................................................... 55 C1 Perimeter landscaping C2 Internal courtyards, plazas, & open space C3 Hardscape: Sidewalks and special in-street paving C4 Landscape: Trees and plant materials C5 Street and pedestrian lighting C6 Street furniture C7 Wayfinding elements C8 Gateway elements & public art C9 Utilities and operational equipment D Signage .............................................................................. 65 D1 Catagory 1 D2 Catagory 2 D3 Catagory 3 PART 3 - APPENDICES............................................................ 71 • Glossary of terms City of Olathe ii Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines iii City of Olathe Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines Introduction This Streetscape Master Plan and Design Standards and Guidelines is a two-part document, which outlines implementation strategies as part of the Envision Olathe Downtown Plan. This document contains both the Downtown Streetscape Master Plan, describing public realm improvements in downtown and along the Santa Fe corridor; and design standards and guidelines, which establish quality standards for redevelopment of private property within the downtown area. The purpose of this document is to establish a clear design framework for public and private redevelopment in the downtown area and along the Santa Fe corridor to improve the downtown character and attract desired private redevelopment. The streetscape recommendations, and standards and guidelines in this document build on the existing neighborhood and downtown character, and propose improvements that make the diversity of uses, including government, office, retail and residential, interact better in downtown. Project Description Civitas and its consultant team was commissioned in September 2002 by the City of Olathe to undertake a 12 month downtown study and develop short and long term strategies for downtown revitalization. The study has resulted in the production of two separate reports: Envision Olathe Downtown Plan and the City of Olathe Downtown Streetscape Master Plan and Downtown Design Guidelines (this document) for directing public and private Park Street improvements. Organization of this document This downtown plan is presented in 2 parts and an appendix. Part A contains the downtown streetscape master plan describing streetscape improvements for a variety of downtown subareas. Part B contains design standards and guidelines to direct private redevelopment efforts. Finally, Part C contains an appendix which includes a glossary of terms and may contain other attachments as this document is amended. City of Olathe iv Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines Study Area The study area of the Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines includes the Central Core neighborhood and the Santa Fe Street corridor connecting downtown to I-35 and K-7. The project team has defined the downtown area into three character zones as described and illustrated below. These character zones were delineated based on existing zoning and land use, public input, review of previous studies, and general character studies. Downtown Core – The downtown core includes the primary downtown governmental facilities and higher density office and commercial development contained within and adjacent to the existing CBD zone. The area generally extends from the Burlington Northern railroad right-of-way on the west to Woodland Street on the east, and from Poplar Street on the north to Loula Street on the south. Transition – The downtown core is surrounded by a lower intensity area containing a mix of less intense commercial and residential uses, some in new structures, and some in older historic single family housing units. This area is generally zoned residential R-2 and R-5 with a mixture of spot commercial zoning. The transition area is generally defined as extending from Walnut on the west to Kansas City Road and the Kansas School of the Deaf on the east, and from Spruce Street on the north to Cedar Street on the south. Santa Fe Corridor Downtown Core Transition Study Area v City of Olathe Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines Santa Fe Corridor – This corridor contains the commercial uses fronting along Santa Fe Street from the downtown core on the west to I-35 on the east. This high traffic volume street is fronted by a mix of arterial retail uses and small office buildings. The area is currently zoned C-1, C-2, C-3 and CP-2. City of Olathe vi Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines vii City of Olathe Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines PART A - Downtown Streetscape Master Plan Background The purpose of this Downtown Streetscape Master Plan is to establish streetscape improvement strategies that will enhance the downtown identity and create a unique place for Olathe residents and visitors. This plan provides recommendations that identify typical treatments for downtown streets. The establishment of an authentic and consistent street character will enhance the perception of downtown. These recommended improvements build on the existing downtown character and will Pedestrian friendly scale of Park Street create a unique place and enhance downtown identity. These streetscape improvements have been designed to stimulate redevelopment with enhanced elements such as lighting, street crossings, street narrowing, and medians that will improve safety. Objectives of this Plan A streetscape is defined as an entire system of streets, sidewalks, landscaping, and open spaces, by which people move through and experience an area. The objectives of this Downtown Streetscape Master Plan are to: • Direct public and private improvements. • Build high quality improvements to enhance the character of downtown. • Unify the visual image of downtown by implementing a series of street trees and steet/pedestrian lighting, and providing landscaping that provides shade, seasonal color, and visual interest. • Create a pedestrian oriented environment that is safe, visually pleasing, accessible, and comfortable. • Strengthen downtown’s connections both visually and functionally by connecting both sides of Santa Fe Street, Mill Creek, and future downtown redevelopment. • Respect and preserve adjacent residential neighborhoods. • Encourage and accommodate the use of alternative modes of transportation to get to and from the downtown area. City of Olathe 1 Olathe Downtown Streetscape Master Plan and Design Standards and Guidelines Organization of this Plan This Downtown Streetscape Master Plan is presented in three sections: 1) Downtown, 2) Santa Fe Corridor and 3) Implementation. The first two sections provide a description of subareas within each district, and unique character typologies within each subarea. Streetscape Character Framework Within the Downtown and Santa Fe Corridor districts exist unique character