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City Commission
John Marks Mayor
Andrew D. Gillum
Allan Katz
Debbie Lightsey
Mark Mustian
City of Tallahassee
Anita Favors Thompson City Manager
Tom Coe Assistant City Manager for Development & Transportation Services
www.talgov.com
Keith Grey
Elizabeth Gwynn
Kelsey Helton
Sam Houston
Craig Huffman
Jeff Hunter
Dan Kavanaugh
Bonnie Kidd
Bradford Lewis
Gary Lloyd
Joyce Magill
Felina Martin
Dedra Mitchell
Ed Murray
Robert Olmstead
Mike Pate
Devon Pyles
Jordan Rockwell
Paul Rutkovsky
Chris Sands
Paula Smith
Ron Spencer
Ruth Wharton
CONTENTS
1. Introduction
3.a.3. Setbacks............................................................................. 31
3.b.4. Facades.............................................................................. 46
3.b.5. Transparency...................................................................... 50
3.b.6. Entrances............................................................................ 54
3.b.7. Corners............................................................................... 56
3.b.13. Signs................................................................................... 74
URBAN
DESIGN
GUIDELINES
CONTENTS
4. The District Center................................................................................... 82
5. All Saints ASN-A, Infill/Low Intensity District ....................................... 81
6. All Saints ASN-B
Infill/Moderate Intensity District.............................................................. 85
7. All Saints ASN-C and ASN-D
Corridor Mixed-Use Districts.................................................................. 89
8. UV University Urban Village District....................................................... 95
Resources............................................................................................... 100
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
1.
INTRODUCTION
1.a.
1.b.
BACKGROUND
1.c.
LOCATION
1.d.
DESIGN REVIEW
URBAN
DESIGN
GUIDELINES
3.a.
Applicability
ALL DISTRICTS
Section Title
I
Intention
SITE PLANNING
Urban Design
Principles
Addressed
Guidelines
0 1 . 0 7 . 2 0 0
draf
PrinciPles
Guideline
In addition to following the 3 Rules, locate buildings,
Selected Standards
from the Land
Development
Regulations
ldR StandaRdS
10-283.(c)(1)a. Development pattern. A predominant building type, size of
lots, siting of the building on the lot, lot coverage, and relationship of the
building to the street determine a development pattern. New development
must be harmonious with the predominant development pattern of the
district.
102
GAINES
STREET
DESIGN
REVIEW
DISTRICTS
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
1.
INTRODUCTION
URBAN
DESIGN
GUIDELINES
1.
INTRODUCTION
workforce housing;
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
NORTH
1.
INTRODUCTION
Since the Report, Land Development
Regulations for five design review
districts have been adopted:
ASN-A, Infill/ Low Intensity
District generally comprises
the eastern half of the All Saints
neighborhood. Restoration and
adaptive reuse of existing structures
for residential and complementary
nonresidential uses are encouraged,
along with infill development
compatible with the areas historical
character and scale.
ASN-B, Infill/ Moderate Intensity
District comprises roughly the
western half of the All Saints
neighborhood. While adaptive reuse
of historic structures is encouraged,
ASN-B emphasizes development at
a greater density than ASN-A, for a
range of moderate intensity uses.
ASN-C, Corridor Mixed-use
District includes the south side of
Gaines Street in All Saints. ASN-C is
intended to be the most intensively
developed of the All Saints districts,
a high-intensity, pedestrian-oriented
urban corridor and a distinct edge for
the adjacent districts. Redevelopment
is promoted in a balanced mix of uses
at a greater intensity than in the other
All Saints districts.
ASN-D, Corridor Mixed-use
District includes the north side
of Gaines Street between Railroad
Avenue and South Boulevard Street,
across Gaines Street from the All
Saints neighborhood. ASN-D shares
purpose, intention, regulations, and
guidelines with ASN-C, but allows
taller buildings.
University Urban Village (UV)
District centers on a high intensity
urban activity corridor. The area
is envisioned as a primary local
destination for living, working,
shopping, and entertainment. The
district promotes pedestrian-oriented
redevelopment in a balanced mix of
residential and commercial uses at a
greater intensity than in the adjacent
districts, in attached buildings with a
dynamic, very urban character.
URBAN
DESIGN
GUIDELINES
1.
INTRODUCTION
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
1.
INTRODUCTION
URBAN
DESIGN
GUIDELINES
urban design
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
PRINCIP L E S
2.
URBAN DESIGN
2.a.
2.b.
2.c.
P ut P edestrians F irst
2.d.
2.e.
2.f.
2.g.
2.h.
Entertain the E ye
URBAN
DESIGN
GUIDELINES
PRINCIPLES
2.
URBAN DESIGN
ew
development may promise it instantly, but real
sense of place lies in coincidences of geography,
architecture, and people over time. Sense of place
can have several meanings, including:
An attachment to a location, part of personal, family,
and community histories that develop gradually and
unconsciously in a place;
or
The non-material characteristics of a place; the soul
or spirit of a place; its genius loci, a word used to
describe places that are deeply memorable for their
architectural and experiential qualities.
In cities, a sense of place may derive in part from the
natural environment, but more often its made up of
streets and buildings, the way theyre built and look,
and the way theyve been used over time. Especially
in cities, place includes the people who occupy it.
Layers of building and inhabitation accrue over time
into memorable environments with meanings for both
residents and visitors.
SENSE OF PLACE
The National Trust for Historic
Preservation offers a straightforward
definition: Those things that add up to
a feeling that a community is a special
place, distinct from anywhere else.
Guidelines
While an 18-hour Downtown is a long-standing
10
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
2.
PRINCIPLES
URBAN DESIGN
Respect
LDR Standards
10-283(b)(1) All development shall contribute to making the district a
distinct and memorable part of the city, unique In spaces, buildings,
and street character.
11
URBAN
DESIGN
GUIDELINES
PRINCIPLES
2.
URBAN DESIGN
Pasadena
Vancouver
Guidelines
The community must be built at a pedestrian scale
12
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
2.
PRINCIPLES
URBAN DESIGN
13
URBAN
DESIGN
GUIDELINES
PRINCIPLES
2.
URBAN DESIGN
Sydney, Australia
Sidewalk connectivity;
CONGESTION
from the
pedestrians.
Guidelines
There must be places to walk for the pleasure of
14
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
2.
PRINCIPLES
URBAN DESIGN
attracts people.
WALKABLE URBANITY
15
URBAN
DESIGN
GUIDELINES
PRINCIPLES
2.
URBAN DESIGN
Guidelines
Design buildings at a variety of scales, with street
building footprints.
16
STREET
D E S I G N
R E V I E W
D I S T R I C T S
2.
PRINCIPLES
URBAN DESIGN
no
Calhoun Street, Tallahassee
no
San Francisco
no
New Orleans
Langley VA
no
Minnesota
yes
no
A window you cant see into or out of is not designed to human scale.
17
URBAN
DESIGN
GUIDELINES
PRINCIPLES
2.
URBAN DESIGN
URBAN FABRIC
Fabric buildings, or background
buildings, are the more numerous
buildings of a city. Object or foreground
buildings are buildings of unusual
importance. Fabric buildings are
buildings used for ordinary residences
and commerce. In successful cities,
fabric buildings form a physically
cohesive texture that is indicative of an
underlying social fabric. Object buildings
are churches, mosques, government
buildings, prominent residences, civic
monuments, and similar structures.
They tend to stand slightly or even
dramatically apart from their context.
18
STREET
D E S I G N
R E V I E W
D I S T R I C T S
PRINCIPLES
2.
URBAN DESIGN
Brooklyn
DEVELOPMENT PATTERN
A predominant building type, size of
lots, siting of the building on the lot, lot
coverage, and the typical relationship of
the buildings to the street determine a
development pattern. New development
must be harmonious with the predominant
development pattern of the district.
19
URBAN
DESIGN
GUIDELINES
2.b.
PRINCIPLES
STREET CHARACTER
ASN-A
Worth Avenue, Palm Beach
ASN-C + D
UV
The degree of a streets sense of enclosure,
and the shape of the frame of the view, are
determined by the ratio of building height and
distance between buildings across the street.
20
STREET
D E S I G N
R E V I E W
D I S T R I C T S
2.b.
PRINCIPLES
STREET CHARACTER
Bethesda MD
Amsterdam
San Francisco
San Francisco
London
21
URBAN
DESIGN
GUIDELINES
2.
PRINCIPLES
URBAN DESIGN
Architecture
Art
Awnings and canopies
Balconies
Color
Food
Landscape
Lighting
Paving
Signs
Store windows
Upper level windows
Other people
Guidelines
Engage the other senses with sound and smells, sun
22
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
GUIDELINES
LDR DEFINITION:
Street. The term street means a
vehicular way whether called among
other names street, highway, roadway,
thoroughfare, parkway, road, avenue,
boulevard, lane, or place.
3.
ALL DISTRICTS
3.a.
S ITE PLANNING
3.b.
BUILDING DESIGN
23
URBAN
BUT
A street is a place in the city, too, not
just cars passing through the residue
between buildings.
DESIGN
GUIDELINES
PARKING
24
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.a.
3.a.1.
BUILDING ORIENTATION
3.a.2.
3.a.3.
setbacks
3.a.4.
pedestrian passageways
SITE PLANNING
25
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.a.
SITE PLANNING
Principles
Guideline
In addition to following the 3 Rules, locate buildings,
LDR Standards
10-283.(c)(1)a. Development pattern. A predominant building type, size of
lots, siting of the building on the lot, lot coverage, and relationship of the
building to the street determine a development pattern. New development
must be harmonious with the predominant development pattern of the
district.
26
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
3.a.
ALL DISTRICTS
10-284.(b)(1)a.
10-285.(b)(1)a.
10-286.(b)(1)a.
10-287.(b)(1)a.
10-288.(b)(1)a.
SITE PLANNING
4
27
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.a.
SITE PLANNING
Principles
28
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.a.
SITE PLANNING
encouraged.
Atlanta
garage guidelines.
Bicycle PARKING
Provide more than the minimum number of
Parking lots
Locate off-street parking behind buildings and to
Access
Share curb cuts and driveways with adjacent
development.
DESIGN
GUIDELINES
ALL DISTRICTS
3.a.
SITE PLANNING
Service
Locate service areas, including trash and recycling
Views
All parking should be screened from views from
the street.
LDR Standards
10-283.(c)(3)a. Whenever feasible, driveway access shall be
10-283(c)(6)
30
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.a.
SITE PLANNING
3.a.3. Setbacks
Principles
St. Louis
Pasadena
31
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.a.
SITE PLANNING
3.a.3. Setbacks
Outdoor dining seating should not be fixed in place.
LDR Standards
10-283.(c)(4)b.
10-286.(b)(1)c.
10-287.(b)(1)c.
10-288.(b)(1)c.
Berlin
32
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.a.
10 face-of-building
to columns, including
outside seating.
Why setbacks
are required #5:
No Gaines Street
sidewalk should have
less usable width
than the most-used
sidewalk in downtown
Tallahassee.
SITE PLANNING
Los Angeles
8 face-of-building to
columns.
9 face-of-building
to columns. Note
planters on sidewalk;
add mailboxes,
trash cans, news
boxes, traffic signs,
deliveries, etc.
Bethesda MD
SETBACK
The setback is the distance from
the property line to the face of the
building. It is not the distance from
the curb to the face of the building.
33
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.a.
SITE PLANNING
Boston
Principles
Guidelines
Oakland CA
pedestrians.
Chattanooga
34
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.a.
SITE PLANNING
LDR Standards
10-286.(b)(1)k.
10-287.(b)(1)k.
10-288.(b)(1)l.
Santa Barbara
35
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.a.
SITE PLANNING
CPTED
r ime Prevention Through Environmental Design
(CPTED) is a multi-disciplinary approach to
deterring criminal behavior through the design
of buildings and streets.
The City of Tallahassee CPTED program consists of
a review by the Tallahassee Police Department, as
part of the site plan permitting process, of proposed
construction and modifications to existing
buildings, to identify potential opportunities for
criminal behavior, and to recommend action that
will minimize the likelihood of crime. CPTED
strategies are intended to influence a potential
offenders decisions preceding a criminal act.
Research has shown that the decision to offend
is more influenced by environmental cues as to
the perceived risk of getting caught, than by the
perceived likelihood of reward, or ease of entry.
CPTED-based strategies are aimed at increasing
a perpetrators perceived risk of detection and
apprehension. Strategies include:
City of Vancouver
Austin
36
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
3.b.1.
MIXED-USE buildings
3.b.2.
3.b.3.
3.b.4.
facades
3.b.5. transparency
3.b.6.
3.b.7. corners
3.b.9.
3.b.10.
BUILDING DESIGN
ENTRANCES
3.b.11.
CONSTRUCTION AND
MATERIALS
3.b.12.
3.b.13.
Signs
3.b.14.
37
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Principles
Guidelines
Balance a mix of residential, retail, office, and
Least
intensity:
Residential
Moderate
intensity:
Offices
Highest
intensity:
Commercial/
Retail
38
STREET
D E S I G N
R E V I E W
D I S T R I C T S
3.b.
ALL DISTRICTS
BUILDING DESIGN
LDR Standards
10-284.(b)(1)i.
10-285.(b)(1)j.
10-286.(b)(1)j.
10-287.(b)(1)j.
Fremont CA
Portland
39
Bethesda MD
DESIGN
GUIDELINES
3.b.
ALL DISTRICTS
BUILDING DESIGN
Affordable, green
mixed use.
Loft residences
in new mixed
use development
in a reviving
neighborhood.
40
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
3.b.
ALL DISTRICTS
BUILDING DESIGN
Cambridge MA
Principles
yes
Denver
no
yes
41
Lynwood WA
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
no
San Diego
yes
Charleston
yes
Portland
LINER BUILDING
BIG BUILDINGs
Highly desirable neighborhood uses such as grocery
42
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
LDR Standards
10-283.(c)(8)a.1. Provide substantial massing variations by articulating
exterior walls using materials, architectural elements, arrangement
of openings, design of horizontal and vertical planes, and changes in
height.
10-283.(c)(8)a.8. Where solid walls are required by building code, the wall
shall be articulated and divided into distinct modules.
commercial uses shall have minimum twelve (12) feet high ceilings at the
ground floor.
Atlanta
San Francisco
43
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Principles
Kirkland WA
New York
no
44
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
Guidelines
Roofs should demonstrate a common-sense
Vancouver
LDR Standards
10-283.(c)(4)d.3. Commercial buildings and buildings with ground floor
commercial uses shall have minimum twelve (12) feet high ceilings at
the ground floor.
Cambridge MA
New York
45
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
3.b.4. Facades
Principles
Knoxville TN
Guidelines
Arrange facade modules in series to reduce the
46
London
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
Dublin
street faces.
Brooklyn
LDR Standards
10-283.(c)(1)b.1. Consistency in the following quality lends character
and a sense of place to a street: The contribution of building and
landscape design to the ensemble of buildings on the street.
10-283.(c)(8).
47
URBAN
DESIGN
GUIDELINES
3.b.
ALL DISTRICTS
BUILDING DESIGN
3.b.4. Facades
Savannah
Traditional storefront
elementsdisplay
windows, transoms,
entrances, and
awningsreinforce
human scale, provide
visual interest at the
sidewalk, and give the
facade composition a
base.
Addison Circle TX
San Francisco
Seattle
48
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
Different storefront designs, along with color and recesses, lend variety
and rhythm to a series of facades with identical upper story fenestration.
BUILDING DESIGN
Dublin
no
Boston
49
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
3.b.5. Transparency
Principles
Guidelines
Transparency can be had by literally removing a wall,
FENESTRATION
The arrangement of windows and
other openings on a facade.
50
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
3.b.
ALL DISTRICTS
BUILDING DESIGN
LDR Standards
10-283.(c)(9).
Bethesda MD
no
Addison TX
51
URBAN
DESIGN
GUIDELINES
3.b.
ALL DISTRICTS
BUILDING DESIGN
3.b.5. Transparency
Transom window
Portland
Como, Italy
Fenestration and
glazing frame the view
out to the street, too.
Shutters take
many forms, but all
must be operable
and cover the
window opening
completely when
closed.
Sweden
52
New Orleans
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
Portland
Vienna
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
3.b.6. Entrances
Principles
St. Louis
Guidelines
A building should have one or more clearly
San Francisco
54
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
the buildings.
LDR Standards
10-284.(b)(1)a.
10-285.(b)(1)a.
10-286.(b)(1)a.
10-287.(b)(1)a.
10-288.(b)(1)a.
Primary facades shall face the street and contain the main
building entrance. The main entrance shall be clearly
visible and accessible from the street. The building may
have other, secondary entrances, as long as pedestrian
access is provided from all entrances. Entrances from
parking facilities are considered secondary to a buildings
primary entrance from the street.
Brooklyn
People slow
down and stop at
entrances, making
them ideal places
for art, detail, and
special treatment.
55
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
3.b.7. Corners
Atlanta
Principles
Guidelines
Active uses and the presence of people are the most
New York
Bryn Mawr PA
56
Addison TX
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
LDR Standards
10-286.(b)(1)a. On corner lots, new buildings shall be oriented toward
10-287.(b)(1)a. the street(s) and shall consider and complement the
10-288.(b)(1)a. pattern of existing adjoining development, with the
Seattle
London
Boulder CO
Albany NY
Orlando
57
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Principles
Boca Raton
58
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
3.b.
ALL DISTRICTS
BUILDING DESIGN
Paris
New York
no
Euclid St., St. Louis
no
New York
New York
Dimension and
locate awnings to
correspond with the
openings they are
shading.
Crocker Park OH
Awnings at The
Tennyson, downtown
Tallahassee.
59
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Baltimore
A canopy suspended
under transom
windows.
Tallahassee
60
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
3.b.
ALL DISTRICTS
BUILDING DESIGN
Omaha NB
California
Brisbane, Australia
France
Brisbane, Australia
Examples of brises-soleil.
LDR Standards
10-285.(b)(1)d.4.
10-286.(b)(1)d.5.
10-287.(b)(1)d.5.
10-288.(b)(1)d.5.
61
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Principles
Guidelines
In denser development, balconies and terraces,
New Orleans
Like a porch, a useful balcony is a semiprivate outdoor room, a link between the
interior of a building and the public realm of
the street.
62
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
3.b.
ALL DISTRICTS
BUILDING DESIGN
LDR Standards
10-283.(c)(8)a.5.
Paris
Non-traditional
materials suit a postindustrial aesthetic.
no
Portland
DESIGN
GUIDELINES
3.b.
ALL DISTRICTS
BUILDING DESIGN
Albuquerque CA
San Francisco
Santa Monica CA
Ljubljana, Slovenia
Orenco Station OR
Addison TX
64
Brooklyn NY
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
Sioux City IA
Boulder CO
Principles
Charlottesville VA
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Portland
discouraged.
no
light fixtures.
Bike Parking
Where structured parking is provided for cars, locate
66
Brisbane, Australia
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R E V I E W
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3.b.
ALL DISTRICTS
BUILDING DESIGN
by passers-by.
LDR Standards
10-284.(b)(2)b.1. Prohibits parking garages in district ASN-A.
10-283.(c)(4)b. Minimum setbacks for front, side, and rear yards shall
apply to parking structures and to parking lots, including associated
pedestrian access ways, as they apply to buildings with other uses.
10-285.(b)(1)e.
10-286.(b)(1)e.
10-287.(b)(1)e.
Winter Park
and
2.
3.
4.
5.
6.
7.
8.
Carefully detailed
screening for
garage parking.
Block pedestrians
views of raw concrete
ceilings and light
fixtures.
Dallas
Pasadena
67
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Principles
Recycled concrete
Recycled glass
Guidelines
Recycled concrete
Building materials
Use high quality, low maintenance building materials.
Exterior materials should reflect a sense of
Pervious concrete
Recycled asphalt
68
Consider pervious
and semi-pervious
paving materials,
and unit pavers
made of recycled
materials.
Pervious pavers
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
Paving materials
Paving materials that contribute texture, pattern, and
Consider
materials in their
natural states as
components of the
color palette.
LDR Standards
10-283.(c)(6).
Pan-tile
Standing-seam metal
See individual district sections for particular standards and guidelines for
materials, color, and detail.
69
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
Principles
Portland
Guidelines
Architectural Details
Architectural details add texture, text, color, shape,
and shadow, highlight focal points, soften and
modulate building masses. Pay special attention to:
Masonry chimneys, texture and glazing, tile
Oakland CA
Art
Art in the public environment establishes a strong
sense of place, and provides continuity between the
past, present and future.
Draw on Tallahassees geography, landmarks,
Orange County CA
70
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ALL DISTRICTS
3.b.
BUILDING DESIGN
Landscaping
Especially using native species, landscaping is an
important means of locking in a sense of place.
Continue desirable landscape patterns found in the
district.
Seattle
Liverpool, England
Oysters in the
terrazzo.
Color
New Orleans
Lighting can be
incorporated into
paving.
Teruel, Spain
71
URBAN
DESIGN
GUIDELINES
3.b.
ALL DISTRICTS
BUILDING DESIGN
Look up.
LDR Standards
10-283.(c)(10)b. and 10-283.(c)(10)d. Require that a coordinated palette
of colors shall be created for each project or development. Vary color to
break up the mass of a building. Use neutral or natural tintsbrowns,
warm grays, tans, ochres, etc.as principal building colors; limit color
variations to walls, roofs, trim, and accent colors. Limit bright accent
colors to awnings and signs.
72
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
London
Boston
Teruel, Spain
Charles Eames
Portland
73
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
3.b.13. Signs
Principles
canopies, or art.
74
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STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL DISTRICTS
3.b.
BUILDING DESIGN
Wall signs
Wall signs should be carefully integrated into a
Sign bands
Locate signs within the sign band where a sign band
coordinated palette.
Projecting signs
Projecting or blade signs typically are smaller than
Window signs
Closest of all signs to the pedestrian, window signs
75
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.13. Signs
3.b.
BUILDING DESIGN
Material
Many materials are appropriate to pedestrianscaled signs, and their inventive use is not only
strongly encouraged, but essential to a rich visual
environment.
In general, avoid sign material and construction
typical of auto-oriented placesinternally illuminated
plastic boxes, light boxes with changeable letters,
cheap, flimsy materials, and standardized, uninspired
design.
Lighting
Attach incandescent spots or floodlights to facades,
and space the fixtures at regular intervals to light the
full area of wall signs.
Light projecting signs with attached fixtures instead
of internal illumination.
Coordinate fixtures and lamp types for multiple
storefronts on a single building.
Prevent glare by shielding all light sources. Avoid
bare bulbs unless of very low wattage. Use microtubes or neon to back light solid letters or signs.
LDR Standards
7-63.(a)(1) and 7-63.(b)(1). Permit wall-mounted, projecting, and
See LDR Sec. 7-68. Signage in the All Saints and University Village
76
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R E V I E W
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3.b.
ALL DISTRICTS
BUILDING DESIGN
no
Roof-mounted signs,
above and left, are
not permitted.
no
no
no
no
no
Portsmouth NH
Internally illuminated
plastic box-type signs
are not permitted.
Some
prohibited
signs
no
no
URBAN
DESIGN
GUIDELINES
ALL DISTRICTS
3.b.
BUILDING DESIGN
3.b.13. Signs
Signs painted
on windows are
permitted.
Menu boards on
the sidewalk are
permitted, provided
there is adequate
passage around them
for pedestrians.
78
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R E V I E W
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ALL DISTRICTS
3.b.
BUILDING DESIGN
Principles
Guidelines
Consider keeping older buildings that may not be
DESIGN
GUIDELINES
3.b.
ALL DISTRICTS
BUILDING DESIGN
preserve.
1955
Florida Photographic Collection
Toronto, Ontario, Canada
Warehouses in the
UV district may offer
opportunities for
rehab and adaptation
to new uses.
Gaines Street
Gaines Street
80
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R E V I E W
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3.b.
ALL DISTRICTS
BUILDING DESIGN
Brooklyn
Metalworkers of Local
Union 580 renovated
a warehouse as
a showcase for
architectural and
ornamental work.
URBAN
DESIGN
GUIDELINES
4.
ASN-D
UV
GAINES
UV
RAILROAD
Bethesda MD
ASN-C
82
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL SAINTS
5.
ASN-A
5. ASN-A
ASN-A
The All Saints
Neighborhood
(ASN) districts
The purpose of this
map is to locate the
ASN-A district in the
context of the city and
other design review
districts. Refer to
official zoning maps for
specific parcel zoning.
NORTH
83
URBAN
DESIGN
GUIDELINES
5.
ALL SAINTS
ASN-A
LDR Standards
10-284(b)(1)a. On corner lots, new buildings shall be oriented toward the
street(s) and shall follow the setbacks and building lines of existing adjoining
development, with the primary facade(s) of the building facing the front lot
line and/or the street side lot line.
New buildings shall turn their most narrow building frontage to the principal
street. All buildings shall have porches facing the principal street.
encouraged. Fences, and hedges (if provided) shall have a maximum height
of six (6) feet. The opaque portion of a wall or fence shall have a maximum
height of four (4) feet.
Fences shall have piers or newel posts at corners and ends. On long
stretches of fence, visual monotony shall be minimized through openings,
changes or plane or height, or the introduction of landscape or architectural
accents, provided such design variations are consistent with the architecture
of the principal structure on the site.
Existing rubble retaining walls at the front property line shall be preserved,
restored, or replaced with new construction of the same design, materials,
and craft techniques as the original walls.
Driveway and walkway paving shall be unit pavers such as brick, stone,
asphalt, or concrete pavers installed on a sand bed. Semi-pervious paving
materials are encouraged.
2.
1.
Functional balconies;
84
GAINES
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D E S I G N
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D I S T R I C T S
5.
ALL SAINTS
2.
3.
4.
Metal roofs;
5.
Working chimneys;
6.
Operable shutters;
7.
Picket fences;
8.
9.
ASN-A
1.
Fixed windows;
2.
3.
1.
Flat roofs;
2.
3.
4.
Tinted glass.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
85
URBAN
DESIGN
GUIDELINES
ALL SAINTS
5.
5.
ASN-A
ASN-A
San Jose CA
Denver
Longmont CO
86
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
ALL SAINTS
6.
ASN-B
6. ASN-B
ASN-B
The All Saints
Neighborhood
(ASN) districts
The purpose of this
map is to locate the
ASN-B district in the
context of the city and
other design review
districts. Refer to official zoning maps for
specific parcel zoning.
NORTH
87
URBAN
DESIGN
GUIDELINES
6.
ALL SAINTS
6.
ASN-B
ASN-B
Guidelines
Preserving a historic structure may be grounds for requesting
a deviation from land development regulations, provided
other required criteria are met.
In the ASN-B district, greater allowable height, less required
LDR Standards
street(s) and shall consider and complement the pattern of existing adjoining
development, with the primary facade(s) of the building facing the front lot line
or the street side lot line.
Walls and fences shall have piers or newel posts at corners and ends. On
long stretches or fence or wall, visual monotony shall be minimized through
openings, changes of plane or height, or the introduction of landscape or
architectural accents, provided such design variations are consistent with the
architecture of the principal structure on the site.
Prohibited fencing materials include chain link, plastic, or vinyl fencing.
Existing rubble retaining walls at the front property line shall be preserved,
restored, or replaced with new construction of the same design, materials,
and draft techniques as the original walls.
buildings across the street shall be broken into facade modules comparable
to the widths of existing facades.
commercial uses shall have minimum twelve (12) feet high ceilings at the
ground floor.
10-285.(b)(1)d.6. Within a zone twenty (20) feet from the back of the
sidewalk, the height of a new building shall be no greater than twice the
height of adjacent buildings or buildings across the street.
2.
3.
4.
5.
88
Boulder CO
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
6.
ALL SAINTS
6.
7.
8.
Metal roofs.
ASN-B
Fixed windows.
2.
3.
Inoperable shutters.
1.
2.
Rectangular plan;
3.
4.
5.
Masonry cladding;
6.
Limited articulation;
7.
8.
9.
Phoenix
La Jolla
Boston
Oakland CA
URBAN
DESIGN
GUIDELINES
ALL SAINTS
7.
ASN-C
ASN-D
ASN-C
ASN-D
The All Saints
Neighborhood
(ASN) districts
The purpose of this
map is to locate the
ASN-C and ASN-D
districts in the context
of the city and other
design review districts.
Refer to official zoning maps for specific
parcel zoning.
NORTH
90
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
7.
ALL SAINTS
ASN-C
ASN-D
LDR Standards
10-283(c)(6) Preservation of historic landscape features. Landscape
Addison TX
toward the street(s) and shall consider and complement the pattern
of existing adjoining development, with the primary facade(s) of the
building facing the front lot line or the street side lot line.
2.
3.
4.
Pasadena CA
91
URBAN
DESIGN
GUIDELINES
7.
ALL SAINTS
7.
ASN-C
ASN-D
2.
3.
4.
Arcades.
5.
Clocks.
6.
7.
8.
Outdoor dining;
9.
10.
Adams-Morgan, Washington DC
92
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
UNIVERSITY URBAN V I L L A G E
8.
UV
UV
93
URBAN
DESIGN
NORTH
GUIDELINES
UNIVERSITY URBAN V I L L A G E
8.
8.
UV
Guidelines
Commercial uses and/or personal services are required
LDR Standards
10-288.(b)(1)a. On corner lots, new buildings shall be oriented toward
the street(s) and shall consider and complement the pattern of existing
adjoining development, with the primary facade(s) of the building facing
the front lot line or the street side lot line. Corner locations shall be
considered opportunities for distinctive architecture.
2.
3.
4.
5.
2.
94
San Jose CA
STREET
D E S I G N
R E V I E W
D I S T R I C T S
UNIVERSITY URBAN V I L L A G E
8.
3.
4.
5.
Clocks.
6.
7.
8.
Outdoor dining.
9.
10.
UV
2.
Mirror-type glazing.
passageways from the street to and through the interior of the block
are encouraged to separate pedestrians from traffic and provide
pedestrian access from parking lots at the rear of buildings to the
street. Passageways shall be a minimum of eight feet wide and a
minimum of 12 feet high. Upper floors are encouraged to continue
over the passageway. Pedestrian passageways shall be designed to
preclude normal vehicular access and preferably be separate from other
emergency vehicle access ways to the interior of the block.
2.
3.
4.
5.
6.
7.
8.
URBAN
DESIGN
GUIDELINES
UNIVERSITY URBAN V I L L A G E
8.
8.
UV
2.
3.
4.
5.
Clocks.
6.
7.
8.
Outdoor dining.
9.
10.
Cobb County GA
2.
Mirror-type glazing.
1.
2.
Albuquerque NM
Residential uses that are part of a vertical mixeduse project shall be permitted as-of-right, provided
the project otherwise meets the conditions of
subsection 1., above.
96
Bellevue WA
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
UNIVERSITY URBAN V I L L A G E
8.
UV
with multiple family dwellings shall be accessed from the rear of the
site, wherever feasible.
10-288(b)(2)c.
97
URBAN
DESIGN
GUIDELINES
RESOURCES
City of Tallahassee
http://www.talgov.com/index.cfm
(850) 891-0000
City Hall
300 South Adams Street
Tallahassee FL 32301
City Hall
98
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
RESOURCES
Tallahassee-Leon County GIS
www.tlcgis.com
(850) 606-5504
TLCGIS is the Geographic Information Systems (GIS) program for the City of
Tallahassee, the Leon County Board of County Commissioners, and the Leon County
Property Appraisers Office, and the source for information about the GIS program,
available map data and map products, and Internet Mapping applications.
Tallahassee-Leon County GIS
Leon County Courthouse, P3 Level
301 South Monroe Street
Tallahassee FL 32301
READINGS
Alexander, Christopher, et al, A Pattern Language, Oxford
University Press, 1977.
American Planning Association, Frederick R. Steiner, Kent
Butler, Planning and Urban Design Standards (Ramsey/Sleeper
Architectural Graphic Standards Series), Wiley, 2006.
Bacon, Edmund N., Design of Cities, Penguin, 1976.
Barnett, Jonathan, Redesigning Cities, American Planning
Association, 2003.Benedikt, Michael, For an Architecture of
Reality, Lumen Books, 1992.
Bohl, Charles C., Place Making: Developing Town Centers, Main Streets
and Urban Villages, Urban Land Institute, 2002.
Buchwald, Emilie, ed. Toward the Livable City, Milkweed Editions, 2003.
Campoli, Julie and Alex MacLean, Visualizing Density: A Catalog
Illustrating the Density of Residential Neighborhoods, Lincoln
Institute of Land Policy, 2002.
Crowe, Timothy, Crime Prevention Through Environmental Design,
Second Edition, Butterworth-Heinemann, 2006.
De Botton, Alain. The Architecture of Happiness, Pantheon, 2006.
Duany, Andres, Elizabeth Plater-Zybeck and Robert Alminana,
eds., The New Civic Art: Elements of Town Planning, Rizzoli, 2003.
Florida, Richard. The Rise of the Creative Class: And How Its
Transforming Work, Leisure, Community and Everyday Life, Basic
Books, 2003.
Frederick, Matthew. 101 Things I Learned in Architecture School, MIT
Press, 2007.
Gindroz, Ray, Karen Levine, and Urban Design Associates. The
Urban Design Handbook: Techniques and Working Methods,
Norton, 2003.
Hale, Jonathan. The Old Way of Seeing: How Architecture Lost Its
Magic - And How to Get It Back, Houghton Mifflin, 1995.
Haughey, Richard. Getting Density Right: Tools for Creating Vibrant
Compact Development, Urban Land Institute, 2008.
Hegemann, Werner, and Elbert Peets, American Vitruvius (reprint),
Princeton Architectural Press, 1996.
99
URBAN
DESIGN
GUIDELINES
RESOURCES
Heschong, Lisa, Thermal Delight in Architecture, MIT Press, 1979.
Jacobs, Allan B. Great Streets, MIT Press, 1995.
Jacobs, Jane. The Death and Life of Great American Cities, Modern
Library, 1993.
Leinberger, Christopher B. The Option of Urbanism: Investing in a
New American Dream, Island Press, 2007.
. Turning Around Downtown: Twelve Steps to Revitalization, The
Brookings Institution Metropolitan Policy Program, 2005.
http://www.brookings.edu/metro/pubs/20050307_12steps.pdf
Litman, Todd Alexander. Economic Value of Walkability, Victoria
(BC) Transport Policy Institute, Canada, 2007.
www.vtpi.org/walkability.pdf
Tallahassee sites
Blueprint 2000 is an intergovernmental agency whose mission is to
preserve, protect, and enhance the communitys quality of life
through holistic and coordinated planning projects, including
the Cascades Greenway and Cascades Park.
http://www.blueprint2000.org/index.html
100
GAINES
STREET
D E S I G N
R E V I E W
D I S T R I C T S
RESOURCES
Get Gaines Going supports ongoing efforts to revitalize and
develop the Gaines Street corridor. The team recognizes the
need to create an enhanced quality of place, and believes
Gaines Street development will add authenticity and vibrancy
to our region.
http://kccitallahassee.wordpress.com/initiatives/get-gaines-going/
Railroad Square Art Park, located in the Gaines Street Study Area,
is the center of Tallahassees Arts District and the location of
more than 50 studios, galleries and small shops.
http://www.railroadsquare.com/
http://www.talgov.com/planning/trans/trans.cfm
101
URBAN
DESIGN
GUIDELINES
RESOURCES
Great Streets provides information on urban design issues and
promotes respect for local communities and traditions in
how streets are planned, built and maintained.
http://www.greatstreets.org/
iBike.org provides information on community bike, earn-abike, free bike, bike library, bike sharing and other forms of
cooperative bicycle programs.
http://www.ibike.org/encouragement/freebike/index.htm
102
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D I S T R I C T S