Design Guidelines Design Guidelines in the City of Birmingham: in the City of Birmingham:

Process, Methods & OutcomesProcess, Methods & OutcomesNovember 16, 2006

Downtown Birmingham2016 Plan

The 2016 Plan was a master plan created in 1996 for downtown Birmingham2016 Plan was based on a 20 year forecast for downtown Birmingham, with a 20 year full implementation strategyBirmingham was identified as a traditional, walkable downtown, and extensive public involvement relayed the message that the community was committed to maintaining a pedestrian-oriented urban experience2016 Report found that the building facades most likely to attract pedestrians are shop fronts, followed by fenestrated walls with short setbacks, and then landscaped yards2016 Report found that downtown Birmingham had a range of building types and numerous types of frontages, some of which were inappropriate for a pedestrian-oriented urban downtown

Creation of an Overlay Zoning District

The 2016 Plan found that controlling the frontage of buildings and regulating their first-floor uses would help to encourage pedestrian activityThe 2016 Plan included numerous recommendations for streetscape improvements, parking, circulation, retail use, building design and methods to improve the efficiency of the planning process in generalSpecific projects were outlined to improve downtown and improve the pedestrian experienceThe 2016 Plan recommended the creation of an Overlay Zoning District with design guidelines that was designed to ensure the appropriate physical manifestation of buildings The design guidelines attempt to control building height, building form, building setbacks, building materials and architectural details of buildings to create a pleasant environment for pedestrians

Election to Develop under the Overlay District Regulations

Developers may elect to develop under the Overlay District regulations or under the regular zoning regulations for the zone district in which they are locatedHeight and square footage incentives were provided to encourage developers to elect to develop their buildings under the Overlay Zoning

Overlay Zoning Underlying ZoningGreater height Less heightNo maximum FAR Maximum 200% FARMandatory Retail Less Use RestrictionDesign guidelines No design guidelines

In exchange for the bonus space, developers must comply with specific design guidelines to ensure the appropriate scale, form, use and character for downtown BirminghamProject proceeds through standard site plan review process, regardless of election

Underlying Zoning Districts

Zoning Districts0-10-2B-1B-2B-2BB-3B-4

MXPPPR1R1-AR2R3

R4R5R6R7R8

Dashed line represents the limits of the Overlay District

Overlay Zoning Districts

Red Line Retail District

If a property is located along an area marked on the Regulating Plan as retail frontage, the developer electing to develop under the Overlay must provide first floor retail spaceA minimum 20’ deep space is required for retail useA minimum 10’ of clear space from finished floor to finished ceiling is requiredRequired retail provisions are intended to maintain Birmingham as a viable and successful shopping district and to encourage pedestrian activity

Impact of First Floor Use & Design

First Floor Retail Space along Street Frontage

First Floor Parking, Loading & Service Areas along StreetFrontage

Current First Floor Uses in the Overlay District

Building Form & Use

2016 Plan states that traditional American cities rarely exceed 5 stories in height (except the largest cities) and most commonly range from 2 to 4 stories2016 Plan recommended allowing additional height in the core of downtown, and stepping the height down toward the surrounding residential neighborhoods2016 Plan recommended adding an additional floor in each zone district within the Overlay if the upper floor is used for residential and set back 10’ to reduce the impact from the street of the extra height

D-2 in Overlay – Increased to 3 stories if third floor is residential, peak or ridge of sloped roof can be 46’ in height

D-3 in Overlay – Increased to 4 stories if fourth floor is residential, peak or ridge of sloped roof can be 58’ in height

D-4 in Overlay – Allowed 5 stories as of right if fifth floor is residential, peak or ridge of sloped roof can be 70’ in height

The Willits Building – D-4 111 Willits Street

Site was previously a surface parking lot

Now site of 5 story mixed use building with first floor retail

Burton-Katzman Building-D-3 325 N. Old Woodward

Most memorable streets tend to have buildings at least 2 storiesin height, with the least memorable having 1 story buildings.

This property was previously the site of a 1.5 story Jacobson’s Department Store, and is now a 4 story mixed use building with first floor retail space.

Creation of Continuous Street Wall

Front building facades at the first story must be located at the frontage line, but Planning Board may adjust to the average front setback of any abutting buildingIn the absence of a building façade, a screen wall must be built along the frontage line and aligned with the adjacent building facadeSide setbacks are not requiredOpenings on a frontage line for access to parking facilities must be a maximum of 25’ wideSuch openings must repeat the same rhythm and proportion as the rest of the building

Willits Streetscape – Bates Street to N. Old Woodward

Willits Street was previously lined by two 1 story buildingsand two surface parking lots.

A pedestrian environment has now been created and this street can now support first floor retail uses. New upper floor residents provide increased foot traffic day and night.

Baker’s Square–D-2 825 Bowers Street

Site was previously arestaurant witha large surface parking lot

Four story mixed use building with first floor retail proposed

Infill Building – D-4111 S. Old Woodward

Site was previously asurface parking lot

Five story mixed use building with first floor retail under construction

Sunoco Gas Station – D-435001 Woodward

Site is currently a vacant gasstation

Five story mixed use building with first floor retail under construction

General Design Guidelines

Cantilevered mansard roofs are prohibitedFlat roofs must be enclosed by parapetsRooftop mechanical equipment must be screened and positioned to minimize views from adjacent properties and public rights-of-wayPrimary colors of building exteriors must be compatible with the colors of adjacent buildings and in character with the surrounding area

Wachler Building – D-4100 S. Old Woodward

Design standards were not in place when this building was renovated, and thus the resulting building façade is completely out of character with the context of the block, disturbing the continuity of the urban fabric.

The Townsend Hotel – D-4100 Townsend Street

Five story mixed use building with first floor retail is compatible with materials and traditional style of surrounding buildings

180 Pierce Street – D-4

Five story mixed use building with first floor retail is compatible with materials and traditional style of surrounding buildings

Exterior Materials

90% of exterior finish material on all facades that face a street are limited to glass, brick, cut stone, cast stone, coarsely textured stucco or woodDryvit or E.F.I.S. is prohibitedBalconies, railings and porch structures must be metal, wood, cast concrete, or stone

Traditional Materials,Contemporary Design

250 Martin

320 W. Maple

325 N. Old Woodward

The Ashton – D-2 856 N. Old Woodward

Vacant site for the last 20 years has created a break in the retail row along N. Old Woodward at the north end of downtown

Four story mixed use building to be constructed in 2007

Terminating Vistas

2016 Plan identified important view corridors and designated properties that terminate a view corridorAny building that terminates a view as designated on the Regulating Plan must provide distinct and prominent architectural features of enhanced character and visibility to create a positive visual landmark

The Ford Building - D-4101 N. Old Woodward

The Palladium Theatre250 N. Old Woodward

Old Crowley’s Building

The Palladium Theatre was constructed in 2001. It is now a landmark building which has greatly enhanced the pedestrian experience on this block.

Pedestrian Friendly Design

No blank walls may face a public streetWalls facing a street must include windows and architectural features such as awnings, cornice work, edge detailing or decorative finish materialsStorefronts must be directly accessible from public sidewalks

Design that Discourages Pedestrian Activity

Frontages most repellent to pedestrians: garage doors; blank walls; parking lots; under building parking areas and open service areas

Creating Interest for Pedestrians

Impact of Design Guidelines on a Suburban Style Strip Center

Old Kroger Store

New Kroger Store and Pedestrian Friendly Center

Glazing Requirements

Storefronts must have transparent areas, equal to 70% of its portion of the façade, between one and eight feet from the groundStorefronts must have mullion systems, with doorways and signage integrally designedGlazed area of each façade above the first floor must not exceed 35% of the total area of that facadeOnly clear or lightly tinted glass is permittedFaçade openings (porches, windows, doors) must be vertical in proportionSliding doors and sliding windows are prohibited along frontage lines

Restricting the Proportion of Openings to Square and Vertical

The 2016 Plan found that buildings designed with horizontal lines were incompatible with vertically proportioned buildings in an urban setting.

Limiting the Ratio of Solid to Void

Controlling the amount of glazing on the upper levels prevents the construction of all glass buildings that are out of context in downtown Birmingham.

Awnings

Straight shed awnings are permitted without side flapsCubed or curved awnings are prohibitedAwnings must be between 8 and 12 feet above sidewalk grade at the lower drip edge

Spatial definition is necessary to create a

sense of place. Awnings help to enclose space and

create a feeling of intimacy.

Outdoor Dining Facilities

The 2016 Plan recommended expanding opportunities for outdoor dining to create areas for pedestrians to gather and to increase pedestrian activity downtownOutside dining tables and chairs must be primarily metal, wood or similar materialPlastic outside dining tables and chairs are prohibited

A Pedestrian-Oriented Urban Experience

The Devil is in the Details

Wayfinding Program

Before…

Newsrack Program After…

Streetscape Design Guidelines

Standard Benches, Trash Receptacles & Streetlights in Birmingham Green

Streetscape design standards for street trees, tree wells, plantings, lighting, exposed aggregate sidewalks & curbs

Thank you.