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Summary of Complete Blueprint Plan

Introduction

A truly livable, attractive urban area only happens when the community which live and works in it cares enough to act. The Midtown community has done just that by spending countless hours framing its vision for the future of Midtown Atlanta. The outcome of these efforts clearly states a desire to encourage and retain an urban character with an increased emphasis on people-friendly paths and places that connect Midtown. There are several themes that define how people want their environment to feel, look and function.
   New buildings should be predominantly mid-rise in height. Today, Midtown is best described by signature tall buildings and surface parking lots. This medium height would encourage densities high enough to promote diversified uses, but low enough to create a pedestrian-scale environment. Medium-size new buildings would also blend the area together to create a continuous urban landscape.
   Clear, pedestrian-friendly paths with appropriate signage should be developed between our parks, museums, theaters, hotels, religious institutes, and schools. Seeing these places as part of one community and one place is important to defining Midtown as a destination for enjoyment and entertainment.
   A livable and workable place is defined by safe and pleasant public environment. Sidewalks must be wide enough to accommodate passing pedestrians or friends walking side-by-side; people must be safe from vehicles and lights should illuminate the sidewalks and buildings as well as the streets. Trees should be planted along the curbs to define an edge between the roads and sidewalks and to lend shade from the hot Georgia sun as well as to provide a visually pleasant place to be.
   Midtown should no longer be a place to speed through, but a place to go. The speed limits, street patterns, signage, and curb edges should accommodate cars, parallel parking, bike lanes, pedestrians and in some places, landscaped medians to meet all travel needs in a more hospitable environment.
   Midtown should be mixed with office, housing, retail, hotels, and cultural uses to create a vibrant urban area beyond the work hours of the day. Retail should be concentrated at strategic locations primarily at street level, and housing development promoted throughout, but particularly in the central and southern sections of the area. Office use, already healthy in the commercial corridor of Midtown, should continue to be enhanced in the northern portion of Midtown and along the West Peachtree corridor where current fiber optic cables provide necessary resources for high-tech firms.
   Finally, the architectural details of the buildings, the small extra touches such as flags, banners and awnings, and the buildings' proximity to the street and their orientation to the sidewalk will make a difference in how safe, attractive, and neighborly the community feels.

General Land Use

  1. The land use plan has been superimposed on those buildings not susceptible to change. (i.e. property value over a million dollars, historic landmarks, religious institutes, government property etc..)

  2. There are fifteen (15) basic Land Use Categories.

  3. Housing is less dense on the eastern edge of Midtown, and gets generally denser the further you go west into Midtown.

  4. To protect the economic vitality of retail in Midtown, it is recommended only in key locations. Deviation from these specified locations may result in market oversaturation.

  5. The general areas to locate large quantities of office are in the West Peachtree Street/Spring Street corridor north of 10th Street, and particularly in the 14th Street Corridor between I-75/85 and Peachtree.

  6. Institutional land uses, including cultural, religious, and medical are to remain where they currently exist. It is encouraged to expand the cultural uses around the arts complex.

  7. Many blocks contain multiple as well as mixed uses. Bands of colors adjacent to each other indicate multiple uses for the given block. Mixed-use blocks have different uses in the same building. The color adjacent to the street indicates the uses on the ground floor.

  8. Large parks and open spaces (plazas) are shown in green along with the various mid block parks. The smaller parks that will be required for all new office buildings, retail and housing are not shown. These will be part of the architectural and site design for each building project.

  9. The asterisks indicated on the land use plan indicate places where architectural emphasis is required. These are key visual locations where the orientation of a street makes that specific spot a termination point for the view down that street. Rather than allowing billboards to be located in these key locations, the character of Midtown can easily be enhanced by requiring the architecture of the buildings in these locations to address this key visual opportunity.

  10. Existing and proposed parking deck locations are shown.

  11. Districts Map
    Districts are contiguous groupings of blocks within the overall plan that share common uses, compatible character, and a common geographic location. Districts help people understand Midtown by describing it in terms of smaller more definable places. People have an "image of place" that comes to mind when the district is named, e.g. "The Arts District." Although each district is shown with distinct edges, in certain places these boundaries may overlap in people's minds. There are twenty-three districts shown. Each has been given a name to best represent its location, use or historic context.

Transit

Option 1:
Enhancement of pedestrian realms improved streetscapes and landscaping to encourage walking

Option 2:
Expansion of bike paths linking upper and lower Midtown and Georgia Tech and nearby neighborhoods.

Option 3:
MARTA enhancement

  • Expand service walk area by improving sidewalks and cross-block connections.
  • Enliven the stations through better lighting and by painting them Currently MARTA can service 40 percent of Midtown given the current sidewalk and street pattern and the size of the blocks (based on a 5 minute distance). Therefore, mid-block passageways must be created to expand the pedestrian area, making MARTA more accessible and usable.
  • Increase rider-ship by adding local transit service, which provides better access to stations from areas beyond 5 minute walk.
  • Increase promotions and marketing of MARTA in Midtown.

Option 4:
Expansion of Stinger (Tech) shuttle from campus using 10th, 5th and North Ave.

Option 5:
Increase service of #10 bus line to every 15-20 minutes

Option 6:
Linear shuttle buses

Develop three north and south shuttle routes on Peachtree, Piedmont, north on W. Peachtree and south on Spring St. Two east-west shuttles on 14th and 10th (Loops were rejected because trip time is too long and most riders are on for short trips)

Option 7:
On-demand limo service (private corporations)

Equipped with GPS and computer/dispatcher that locates and programs each vehicle for pick-up and delivery, possible by phone call and location number for a small fee. Stops reach Tech and adjoining neighborhoods, maximum walk 3 minutes, 2 minutes within Midtown.

Pedestrian

  1. Residential sidewalks
    • Low density residential:
      Minimum sidewalk width is 5 feet with a 4 foot parkway
    • Medium density residential:
      the width of the sidewalk and parkway expands in 1 foot increments up to 8 feet.
    • High density residential:
      sidewalk is 8 feet and should extend to curb, no parkway
  2. Commercial sidewalks:
    • Minimum sidewalk width is 15 feet (including 4 foot planting area)
    • Sidewalk is no less than 6 feet from the curb and no more than the length of the building’s frontage
    • Entertainment facilities/large retailers: 40 feet sidewalk width; no planting necessary
  3. Characteristics of pedestrian environment:
    • Sidewalks:
      • Sidewalks paved in textured materials (minimum of 2 paving materials) along boulevards, Avenues, and signature streets
      • Other sidewalks should be gray concrete
    • Intersections and parking:
      • Use bollards to help specify pedestrian area
      • Textured materials should extend from sidewalk across intersection
      • ADA ramps
      • Pavement for parking should be differentiated from rest of sidewalk
    • Lighting:
      • Add Atlanta Light on all pedestrian sidewalks, streets, and boulevards
      • Minimum spacing of 40 linear feet between lights
      • Type A (Atlanta Light, holophane) to be used on Boulevards and Signature Streets
      • Type C or D to be used on all other streets

    Open Space / Landscape

    1. Intersection and plazas:
      • They are a combination of edge and center island treatments (ideal for sculpture or water elements)
    2. Street trees:
      • Required along all Boulevards, Avenues, and Streets
      • One for every 25 feet of residential frontage
      • One for every 30 feet that’s not primary or secondary streets
      • Specific numbers for commercial streets to be determined based upon buildings’ frontage
    3. Parking lots:
      • One tree planted for every 4 cars interior to the lot
      • Along the periphery a wall, fence or hedge at least 4 feet high is recommended
    4. Parks:
      • One at 8th, Biltmore Place, W. Peachtree, and Spring
      • The other is at 12th, 11th, Peachtree, and Crescent
      • Corner pocket parks are required on all blocks with commercial development
      • They should contain benches, flowers, fountains, trees, and decorative painting
    5. Open space development:
      • Buildings are setback sufficiently to allow additional street trees and landscape treatment
      • Mid-rise buildings are required to set aside and maintain pocket parks that are equal to or greater than the area of the building extending above 5 stories
      • Higher buildings required to setback even more space for parks
    6. Mid-block parks:
      • These are concentrated on Juniper Street
      • 18 feet by 60-90 feet, most are in the center of the street
      • Some can be in commercial space and are allowed to be a part of the open space requirements

    Street Types

    Type 1: Expressway/highway

    • Examples: (75-85)

    • Major access and through highway
    • It is depressed and has a canyon-like effect, suggestion to plant creeping vines for greenery
    Type 2: Access and frontage roads
    • Examples: Williams and Techwood

    • Primarily auto dominant with 2 or more lanes with no parking on sides
    • No sidewalks but do need extensive landscaping and lighting
    • Buildings fronting roadway should be mixed-use
    • Parking decks with appropriate space on top for large-scale signage and greenery
    Type 3: Boulevards
    • Examples: 14th, 10th, Ponce de Leon, North Ave., Ralph McGill, and Bedford Pl.

    • Major pedestrian and vehicle connector
    • Divided be planted/landscaped median
    • 60-70 foot right-of-way
    • 2-way traffic with parking on both sides
    • Wide pedestrian realms 8 feet to 20 feet with intense streetscaping and landscaping
    • Minimum number of curb cuts
    • Power, cable, and telephone lines underground or relocated
    Type 4a: Signature streets
    • Examples: Peachtree, Juniper, Piedmont, 14th from Peachtree and Piedmont, 5th from Techwood to W. Peachtree, Ralph McGill

    • 50 foot right of way
    • 2-way traffic with parking on both sides and two or more lanes in each direction
    • Important "image streets," sidewalks of 20 feet with most intense streetscaping and landscaping
    • Minimum number of curb cuts
    • Major pedestrian and vehicle connector
    Type 4b: Signature streets
    • Examples: W. Peachtree and Spring

    • One-way traffic with parking on both sides
    • Pedestrian realms minimum of 12-20 feet sidewalk with intense streetscaping and landscaping
    Type 5: Primary streets
    • Examples: Ponce de Leon from Peachtree to Spring, 5th Street from W. Peachtree to Piedmont, 8th Street from Williams to Peachtree

    • 30-40 feet between curbs
    • 2-way traffic with one or two lanes each way with parallel parking on both sides
    • Wide sidewalks of 15 feet with intense landscaping and streetscaping
    • Major pedestrian and vehicle connector
    Type 6: Secondary streets

    • 25-30 feet between curbs
    • 2-way traffic
    • Sidewalks are 8-15 feet with intense landscaping and streetscaping
    Type 7: Lanes
    • Less than 24 feet between curbs
    • 2-way traffic with parking on both sides or not at all
    • Narrow sidewalks with intense landscaping and streetscaping
    Type 8a: Commercial alley
    • Examples: Spring, W. Peachtree, 14th, 10th and Ponce de Leon

    • 12-18 feet between curbs
    • Minimum building lot depth 100 feet
    • Access to parking lots, garages, and decks
    Type 8b: Residential alley
    • 8-12 feet between curbs
    • Gateways: 16 of them are recommended
    • Special consideration to 14th, 10th, 5th and North Ave. bridges
    • Pass through vertical elements like banners
    • Flagpoles with height in proportion to width of street (1:3 or 1:4), directly across from each other, 2-3 feet from curb

    Parking

    1. Policies:
      • No parking in front of a structure unless marquee or hotel drop off
      • Shared parking decks between office and retail/entertainment
      • Parking management authority, central system parking fund
      • If deck fronts street it must be modulated similar to office structure
      • Below grade parking is expensive so it is reserved for bigger buildings
      • Half to one level below grade for all other buildings
    2. Location:
      • Largest structures are located next to highways
      • Structure should not front Boulevard or Signature Street unless ground floor is retail
      • Can front all street types except 1 and 2 if mixed-use retail office or services on ground floor
      • Wherever possible parking structure designed to be internal to blocks
    3. Design:
      • Flat plate structures for 1 or 2 level parking
      • Other decks are helix with parking bays (60 foot width)
      • 120 foot wide parking deck is typical
    4. Parking Ratios
      • 4 per 1000 square feet for entertainment/ retail
      • 3 per 1000 square feet for office
      • 2 per 1000 square feet for local retail
      • 1.5 per housing unit for multi-family

    Retail

    Mixed-use:

    1. Policies
      Mixed-use retail or services on ground floor with housing on upper floors Retail must be on ground floor on all facades facing primary and secondary streets
    2. Design:
      • 3-6 stories high, one story additional emphasis on corners
      • Build-to-line is 0 feet unless a cafe or restaurant and then it is 4 feet
      • Ground floor is on grade to meet ADA standards
      • Shop width is 12-36 feet and 60 feet deep, maximize number of entrance doors
      • Multi-family or low-rise courtyard housing is suggested

    Entertainment:

    1. Policies:
      • Festival Plaza, large floorplate use: examples are movie theaters, supermarkets, and large-scale retailers
      • Largest floorplates between Spring and Williams Street
      • Additional pedestrian space between buildings on Peachtree Place, 8th and Biltmore
      • Facades along Spring Street should be Spring Street should be animated and lively with festival atmosphere
      • Focus of festival plaza is combination of hardscapes and greenscapes (fountains, seating areas etc.), this space should be programmed for a broad range of activities
      • Auto retail allowed along Williams Street and highway-scaled signage that does not extend above parking structure is allowed
    2. Design:
      • 3-6 stories, 40 foot set back from curb to ground floor on principle streets which allows for significant pedestrian activity
      • Minimum of 15 feet setback on side streets
      • Parking is either underground or 1 or more levels at rear of building
      • Parking structures along Williams Street have a green facade and expressway are limited to 10 stories with setback of 20 feet at 6th level

    High Rise Offices

    1. Policies:
      • Housing and hotel allowed as mixed-use, retail allowed on ground floor
      • Wider streets and intersections require taller buildings for a sense of place and they play a critical role in creation of landmark and termination points
      • Mid-block connections necessary to connect transit and other amenities
      • If offices are on ground floor must have 4 foot planting area except at entrance
      • Open space requirements can be on-site or transferred off-site (no more than 50% total can be transferred)
      • Internal cafeterias for employees are discouraged
    2. Design:
      • Setback from curb 30 feet on major streets and 20 feet on minor streets
      • Building base height is 4-6 stories up to 12 stories before setback is required
      • Another 10 stories before next setback, on top of this another 8 stories allowed with penthouse or decorative roof and flagpole
      • Corners must have unique architectural treatment
      • Entrances off sidewalks are on grade, main entrance on primary streets or boulevards
      • Width of ground floor retail shops is 12-36 feet
      • Base of 6 stories requires 2% open space
      • A 120x120 foot tower requires area of one floorplate for open space
      • Next level of 96x96 feet also requires open space equivalent of one floorplate, next level is 80x80 feet
    3. Parking:
      • Parking offered below or in structure at rear or side of building, accessed be commercial alley
      • Structure is separated from building by minimum of 30 foot atrium that can act as mid-block pedestrian connector or foyer
      • Facade of structure (except for Williams Street) must match building and no parking at pedestrian level
      • 20 foot setback required above 6 story height

    Housing

    Low-rise courtyard housing:

    1. Policies:
      • Buildings straddle a garden courtyard that opens onto the street
      • Access from street entrance with ground floor stairway, elevator connecting to courtyard (units are accessed from courtyard)
      • Each unit has balcony or terrace overlooking street or landscaped deck Deck level units have both small rear yard (400 square feet) and front terrace
    2. Design:
        2-2.5 stories, first floor is 3 feet above grade level Minimum of 10 feet setback to court edge and 15 feet build-to-line Single-loaded hallway unit is 36-40 feet Double loaded is 72-80 feet and is are allowed only on block corners
    3. Parking:
      • Parking provided in one or more levels underground or a flat 2-level deck adjacent to back wall of retail
      • Above parking should be extensively landscaped which acts as yard or terrace for first floor
      • Access to building and parking is from rear alley

    Multi-family townhouse flats:

    1. Design:
      • 5 floors and top floor is recessed
      • Building width 60-64 feet, divided into minimum of 3 modules or bays
      • Usually 2 large units per floor
      • Build-to-line is 15 feet including porches, bay windows, stairs etc.
      • Entrance off street by elaborate stairwell, skylight, and dumbwaiter if it's a walkup (above 3 stories requires elevator)
      • Above 1st floor each unit has balcony or recessed patio, minimum of 100 square feet
    2. Parking:
      • Parking under building with part of the lot half a level down, remainder of parking in rear yard or garaged spaces
      • Another option is a flat level deck with bottom level half underground and upper level reached by short ramp

    Urban courtyard apartments:

    1. Policies:
      • Units accessed from internal landscaped courtyard (at least 400 square feet), and fronts onto primary streets
      • Designed to compliment townhouses and the recommended mid-block parks
    2. Design:
      • 3-6 stories and the top floor is recessed
      • 1st floor is 3 feet above grade
      • Build-to-line is 10 feet (15 feet for primary facade) including porches, stoops, and bay windows
      • Each unit has small yard, terrace, balcony or recessed patio (200 square feet for ground floor level and 100 feet above ground level), units can also have partial balcony
    3. Parking:
      • Parking options can be under building, or combination under building and rear lot, or a multi-level structure and on-street parking

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