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Midtown Owner’s Manual A GUIDE FOR NEW DEVELOPMENT Midtown Owner’s Manual A GUIDE FOR NEW DEVELOPMENT iv ABOUT THIS DOCUMENT Everyone owns Midtown’s future. • For ease of This document, an “Owner’s Manual” The public realm and the private is written for the development and spaces adjacent to the public reference design community. It is intended realm are critical. How will people to highlight the essential zoning experience, interact and connect in • To provide a regulations, design principles, and these shared spaces? best practices for new development visual guide and redevelopment projects in Looking Ahead Midtown Atlanta. If the last 10 years is any guide, the next decade will be one of profound • To address The landscape of Midtown is changing change. Your project will stand for the developers’ rapidly. We have seen 50+ projects next century. Design so that future over the last 15 years. Over that time, needs and customer demand can be frequently asked we have seen project designs that anticipated and/or retrofitted easily. questions work well, and some that don’t. We want to share this information in a It’s hard to know exactly what the format that is easy to understand and future holds, but it is clear who holds implement. the future. Together, we own the opportunity to shape Midtown—and Beyond Zoning Requirements our city—into an exceptional urban A successful and well-designed project experience. Let’s make it happen. will go further than mere compliance with the zoning code. Midtown SPI zoning is a set of minimum standards. Each project is unique and zoning is not intended to address the essential design decisions that create a great project. Our goal is to collaborate with you and your development teams early in your project’s concept development. It’s not about breaking the budget, but looking for small, simple actions that make a big impact. v What makes developing in Midtown different? Great urban environments begin at the street level. In Midtown, the relationship of the building to the street is a top priority. New development must engage the public realm to contribute to a positive pedestrian experience and to create a unique sense of place. What are the important elements for new developments? SITE & BUILDING BUILDINGS 1 ORGANIZATION 2 Composing your site Designing buildings that to create a great urban are good neighbors and environment. embrace the street. OPEN SPACE & STREETSCAPE 3 SUPPLEMENTAL ZONES 4 Creating places where Crafting high-quality people want to linger. streets that elevate the Midtown experience. vi ABOUT THIS DOCUMENT Contents Introduction ...................................................................... 01 Midtown’s Vision .................................................................................................... 01 About Midtown Alliance ........................................................................................ 02 The Review and Permitting Process ...................................................................... 06 The Development Checklist .................................................................................. 08 Site & Building Organization ............................................. 10 SB-1 Block Dimensions & Building Bulk ................................................................ 14 Block Dimensions ......................................................................................... 14 Bulk .............................................................................................................. 14 Incentive Bonuses ........................................................................................ 15 SB-2 Site Coverage, Edges & Setbacks................................................................. 16 Continuous Street Wall ................................................................................. 16 Building Coverage ....................................................................................... 16 Usable Open Space ..................................................................................... 16 Open Space Incentives ................................................................................ 16 Setbacks ....................................................................................................... 17 SB-3 Entries & Access ............................................................................................ 18 Primary and Secondary Entrances ................................................................ 18 Vehicular Entrances and Curb Cuts .............................................................. 18 Service Access and Screening ...................................................................... 19 SB-4 Heights .......................................................................................................... 20 Maximum Building Height ........................................................................... 20 Minimum Façade Height .............................................................................. 20 Transitional Height Planes ............................................................................ 20 Buildings ........................................................................... 22 BD-1 Street Level .................................................................................................. 26 Active Uses ................................................................................................... 26 Storefront Design ......................................................................................... 29 Signage ........................................................................................................ 31 BD-2 Façades & Enclosure .................................................................................... 32 Articulation ................................................................................................... 32 Façade Detailing and Materials.................................................................... 35 vii BD-3 Roofs ............................................................................................................ 36 Materials and Organization .......................................................................... 36 Active Uses ................................................................................................... 36 BD-4 Parking ......................................................................................................... 38 Vehicular Parking .......................................................................................... 38 Bicycle Parking ............................................................................................. 38 Parking Structures ........................................................................................ 41 BD-5 Performance & Sustainability ....................................................................... 42 Transportation .............................................................................................. 42 Water ............................................................................................................ 42 Energy .......................................................................................................... 45 Waste ........................................................................................................... 45 Open Spaces & Supplemental Zones ................................. 46 OS-1 Open Spaces ................................................................................................ 50 Active Uses ................................................................................................... 50 Types ............................................................................................................ 55 OS-2 Supplemental Zones .................................................................................... 56 Active Uses ................................................................................................... 56 Materials ....................................................................................................... 59 Grading and Walls ........................................................................................ 59 Streetscapes ...................................................................... 60 ST-1 Sidewalk Zone ............................................................................................... 64 Dimensions ................................................................................................... 64 Zones ............................................................................................................ 64 Sidewalk Zone Width Transitions ................................................................. 64 Intersection Visibility Requirements ............................................................. 64 ST-2 Tree & Furniture Zone .................................................................................... 65 Dimensions ................................................................................................... 65 Uses .............................................................................................................. 65 Hardscape Materials ..................................................................................... 65 Trees ............................................................................................................. 66 Furniture and Streetlights ............................................................................