Lincoln Downtown Design Guidelineslincoln.ne.gov/city/plan/reports/subarea/dmp/report/... · 2013-05-02 · Introduction Draft 06-08-05 Lincoln Downtown Design Guidelines 1 How to

LincolnDowntownDesignGuidelines

June 2005 (Draft)

Draft 06-08-05

Lincoln Downtown Capacity Plan

Lincoln Downtown Land Use Plan

PageContentsIntroductionHow to Use this DocumentWhy Do We Need Design Guidelines?Design Review Process

Character GuidelinesIntentReinforce Lincoln’s Sense of PlaceIntegrate the EnvironmentEstablish and Strengthen GatewaysPromote Architectural CompatibilityPreserve Historic BuildingsIntegrate Art

Pedestrian Emphasis GuidelinesIntentReinforce and Enhance the Pedestrian SystemDefine the Pedestrian EnvironmentProtect the Pedestrian from the ElementsProvide Places for Stopping and ViewingCreate Successful Outdoor SpacesIntegrate Universal Design

Architecture GuidelinesIntentProvide Inviting Retail DoorsEncourage Retail Corner DoorsPromote Welcoming Residential DoorsEncourage Inviting Ground Floor Retail WindowsPromote Visually Interesting Upper Floor WindowsUse Quality Wall MaterialsCreate Attractive Building Silhouettes and RooflinesFoster Attractive RooftopsProvide Interesting Building MassingPromote Green ArchitectureEnsure Buildings Are SecureBuild Compatible Parking StructuresUse Skybridges Sparingly

Lighting GuidelinesIntentOrient Lighting to the PedestrianIntegrate Building Lighting

Sign GuidelinesIntentConsider Size and Placement of Wall SignsOrient Hanging Signs to the Pedestrian

Design Guidelines Checklist

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Section

Introduction

Introduction Draft 06-08-05

Lincoln Downtown Design Guidelines1

How to Use this Document

The Downtown Lincoln DesignGuidelines consist of a Design ReviewChecklist and five individual guidelinechapters or “elements”:

1. Character

2. Architecture

3. Pedestrian Emphasis

4. Lighting

5. Signs

Each of the five chapters contains aseries of distinct “guidelines.” Eachindividual guideline page provides an“intent” - that is, an initial concise“guideline statement,” as well asexplanatory text and photographicexamples of possible appropriate andinappropriate applications.

The visual examples are models toprovide designers, developers and theDesign Commission a means toeffectively judge a building or projectrelative to appropriate andinappropriate design criteria; never arethey intended to be specific examples tobe replicated.

The ChecklistThe accompanying Design GuidelinesChecklist, a sample page for which isshown at right, outlines each individualguideline; it is a handy tool to assess firstwhich guidelines apply to the individualbuilding or project and then whether theapplicable guidelines are being compliedwith. The checklist is especiallyimportant in the Design Review processdescribed in detail on the next page.

Sample Checklist



Why Do We Need Design Guidelines?Guidelines give developers and citizensan understanding of the city’sexpectations and provide consistentcriteria by which to review proposedprojects. They ensure a degree oforder, harmony and quality within thebuilt environment, so that individualbuildings and projects succeed on theirown yet also contribute to a unified anddistinct downtown Lincoln district.

Role of Design GuidelinesLincoln’s Design Guidelines support andcomplement the Lincoln DowntownMaster Plan. The Design Guidelineshelp bring to life the land use andpublic realm frameworks of that plan,which was developed according to thegoals and objectives of Lincoln citizensand city staff. Thus the DesignGuidelines reflect the values and desiresof the Lincoln community.

The Design Guidelines also offerdesigners a flexible tool for quality andinnovation. Guidelines do not prescribespecific design solutions or make rigidrequirements. Indeed, there will alwaysbe many ways of meeting a particularguideline. The guidelines are adescriptive template for maintainingand improving the urban character ofdowntown without dictating orprescribing a specific style or theme.

Moreover, the guidelines reinforce the“urban fabric” of downtown Lincoln,where buildings are built edge-to-edgeand engage the streets. And theyencourage new development andrenovation that complements andrespects Lincoln’s existing historicdowntown character.



Design Review ProcessStarting at a “pre-application”conference with planning staff, thedesign guidelines checklist is used todetermine which (if any) guidelinesapply to the project.

Once the formal application issubmitted, a decision is made toapprove, to approve with conditions, orto deny a proposal. For instance, whena project is found to be not consistentwith the design guidelines, specificconditions of approval may be imposed,or it may be decided that design detailsor other site factors warrant finding forapproval of the project without meetingthe particular design guidelines.

For those applications that aresubstantially inconsistent with theguidelines, staff or the a DesignCommission also have the option todeny the development request.

The Design Review process takes intoaccount only whether the projectcomplies with the applicable designguidelines. A project’s consistency withthe Master Plan or any other relevantdocuments is determined separately bythe planning commission and planningdepartment staff.

All new building and exteriorrenovation projects within theDowntown Master Plan area are subjectto design review - that is, whenever abuilding permit is required, the projectwill also go through some version of thedesign review process illustrated in thediagram below.

The exact steps of the review processfollowed is generally based on theextent of exterior work proposed, withmore extensive projects typicallyreviewed by a Design Commission andless extensive projects by planning staff:

Major Modification – DesignCommission reviewMinor Modification – planning staffreview or Design Commission reviewMaintenance and Repair – planningcommission staff review

Design Review Process

DRAFT

CharacterGuidelines

Character Draft 06-08-05


IntentThe Character Guidelines address thequalities that give Lincoln itsuniqueness and personality. Theyconsider what makes downtown aspecial, distinct “place,” not simply agroup of individual buildings andstreets.

Downtown Lincoln began as the smallvillage of Lancaster - a few log cabinslocated near a salt basin in the 1850s,when salt was a precious commodityand the Nebraska Territory was new.

Changes in the 1860s made lastingmarks on the Lincoln of today:statehood came in 1867, and the villagebecame the state capitol under a newname, Lincoln. It was platted with thewide streets we see today, as well asample space for the then yet-to-be stateuniversity campus.

By 1870, regional agriculture hadspawned an open-air Market Square inwhat is now the Haymarket LandmarkDistrict; the first trains rolled throughtown that same year, and the pioneercity grew into a rail center throughoutthe latter decades of the NineteenthCentury.

Lincoln’s unique role as governmentand educational center has continuedthroughout the Twentieth Century andinto the present. Today downtownLincoln offers us a legacy of carefully-designed, distinctive buildings rangingfrom Bertram Goodhue’s 400-foot tallState Capitol to I.M. Pei’s Wells Fargotower.

Lincoln ca. 1920

11th and O Streets, downtown 1910

ElementsThese guidelines are divided into thefollowing elements:

Reinforce Lincoln’s Sense of PlacePreserve Historic BuildingsPromote Linkages to Lincoln’sHeritageEstablish or Strengthen GatewaysPromote Architectural CompatibilityIntegrate the EnvironmentIntegrate Art

Visual examples are included as modelsfor design and review purposes. Theyare intended to provide designers andthe Design Commission a means toidentify appropriate and inappropriatecharacter elements.



Reinforce Lincoln’s Sense of PlaceGuidelineStrengthen the qualities and characteristicsthat reflect downtown Lincoln’s history,geography, climate and people.

DescriptionDowntown Lincoln has long been theheart of the southeastern Nebraskaregion and embraced its role as thearea’s most desirable destination inwhich to work, live, study and play.

The street grid of the original town plat,dating from the 1860s, emphasized theprominence of downtown Lincoln asstate capitol and center of the SaltBasin. And it is appropriate that themid-rise buildings of today’s downtownare significant not as single structuresbut rather as a collection of well-constructed buildings that giveprominence to a signature building, themonumental state capitol.

The original plat of Lincoln also laid outa minimum 100-foot-wide right-of-wayfor the typical downtown street,providing ample room for activities andlandscaping. These wide streets inviteinto the downtown urban grid the lushcolors and textures of the surroundingneighborhoods, farmlands, anduniversity campus.

AppropriateBackground buildings whose identitycomes from contributing positively tothe downtown as a whole.Quality, long-lasting, durablematerials appropriate to Lincoln’sclimate.Development of downtown culturalfacilties celebrating Lincoln’s history.Preservation and renovation ofbuildings and sites significant toLincoln’s heritage.

Appropriate

InappropriateHistoric “theme-park” developmentnot authentic or specific todowntown Lincoln’s heritage.Design that is corporate-brand-inspired.Generic development that could beanywhere – such as what one mightsee at a typical shopping center.Signature buildings that visuallycompete with the capitol or otherLincoln landmarks.



Integrate the EnvironmentGuidelineReinforce linkages and orient buildings toLincoln’s natural and landscape features.

DescriptionBuilding designs should capitalize onLincoln’s parks, squares, greenways andcreeks. Designs should encourage useof open space amenities for residents,employees, students and visitors.

Materials, colors and forms should beused to harmonize with the naturalsetting and provide a smooth transitionbetween the natural and builtenvironments.

AppropriateActive and passive gathering placesand walkways oriented toward parksand open, natural spaces.Safe and convenient public access toopen space amenities.Elements engaging the naturalenvironment where the sight, soundand feel of nature can be directlyexperienced.Walkways paved with high-qualitymaterials (such as brick or stone) thatare harmonious with the naturalsurroundings.

Appropriate



Establish and Strengthen GatewaysGuidelineUse architectural and landscape elements togracefully mark transitions and entrances.

DescriptionEntrances in downtown Lincoln shouldbe celebrated at many levels.Pedestrians, commuters and visitorsshould experience a sense of “entering”or moving from the public to privaterealm.

Pedestrian-scaled gateways may bespatially defined by using traditionalbuilding elements such as arches,arcades, pylons, columns, fountains andbridges. Landscape, sculptural andartistic elements can also be used toidentify a gateway.

AppropriateNew buildings designed to work withexisting buildings to create gateways.Historic markers in sidewalk paving tostrengthen sense of entry into aparticular district.Gated internal private courtyards.Gateways to indicate changes in landuse (i.e., from retail use to residential).Gateways to indicate change orseparation in transportation modes(i.e., from auto to pedestrian areas).Ornamental or decorative elementscombined with lighting or signs.

InappropriateGated multiple-block privatecompounds.Utilitarian or rustic materials such aslogs, chain link or wooden fencing.

Appropriate

Appropriate

Appropriate



Promote Architectural CompatibilityGuidelineNew buildings should be “good neighbors”and contribute to the quality and characterof their architectural context.

DescriptionBuildings should “fit” with theirarchitectural surroundings – relating tonearby buildings rather than callingattention to themselves throughdisruptive design excesses or novelvariations. Material, color, texture,scale, form, silhouette, height, rhythmand proportion all influence astructure’s compatibility with itssurroundings. Architectural elementsshould enhance not detract from thearea’s overall character.

AppropriateTraditional architectural elements(for example, classical cornice) usedat a scale and level of detailingproportionate to the size of thebuilding.Forms, proportions, rhythms,materials, colors and architecturalmotifs that are suggested by andcomplement adjacent buildings.

InappropriateOut-of-scale, over-simplified,cartoon-like cornices or othertraditional architectural elementsapplied without regard to size or useof the element.Building elements that do not respectthe scale, materials, proportions andheights of adjacent historic orsignificantly high-quality buildings.

Inappropriate

Appropriate



Preserve Historic BuildingsGuidelineRenovation, restoration and addition tohistoric buildings in Lincoln should respectthe original structure.

DescriptionArchitectural elements of individualhistoric buildings add to the atmosphereand uniqueness of the downtown as awhole. Older buildings should bepreserved in their entirety whenbeneficial. If complete preservation isnot possible, a sensitive and viablecompromise in rehabilitation and reuseshould be made that retains thebuilding’s historic character.

Financial incentives at local, state andfederal levels recognize the merits ofhistoric reuse and can add to thefinancial viability of preservation andrenovation.

AppropriateRetain significant originalcharacteristics of scale, massing andbuilding materials of historicbuildings, particularly along theirstreet facades.Additions to buildings should neitherdeform nor detract from thecomposition of the facade or be out ofscale with the building.Distinctive stylistic features orexamples of skilled craftsmanshipshould be treated with sensitivity. Allbuildings should be respected asproducts of their time.

InappropriateIncompatible additions or buildingalterations using contemporarymaterials, forms or colors on buildingfacades.

Appropriate

Appropriate



Integrate ArtGuidelinePublic art should complement the characterof a site, building or downtown as a whole.When used, public art should be integratedinto the design of the building or public openspace.

DescriptionLarge scale public art pieces bring focusto an outdoor space while small scalepieces can bring detail and delight tothe ground floor of a building or lowwall. At any scale, art should notoverwhelm outdoor spaces or renderbuildings mere backdrops. Threedimensional sculpture, murals or otherart forms are appropriate only whenwell-designed.

If well-executed, surface art workpainted or attached to a large blankwall can add interest, whimsy and spice.Sometimes murals created ascommunity art projects can be poorlyexecuted, easily damaged and competewith buildings and the streetscape. Tobe deemed appropriate, art workshould be permanent and designed toage well.

AppropriateArtwork designed specifically for andintegrated into the building or site.Professionally designed.Durable, low-maintenance materialsthat are vandal-resistant.

InappropriateAmateur art projects.Artwork used as advertising.Subjects and themes that may offend,incite or embarrass the community orindividuals of Lincoln.Display conditions that detract fromthe artwork.

Appropriate

Appropriate

PedestrianEmphasisGuidelines

Pedestrian Emphasis Draft 06-08-05

Lincoln Downtown Design Guidelines 11

IntentThe intent of the Pedestrian EmphasisGuidelines is to promote anenvironment where the pedestrian isthe priority. While there is a need forautomobile, bicycle and transit in thedowntown, in all cases the mostimportant consideration is the ease ofpedestrian movement.

Where intersections with othertransportation modes occur, thepedestrian’s comfort, safety and bestinterests must not be compromised.While there should be a clear andcomfortable separation betweenpedestrian and vehicle areas, streetsshould not be restricted to beingpedestrian-only.

The pedestrian should be unimpededand comfortable in all seasons andhours of the day, and in all areas ofdowntown.

ElementsThe Pedestrian Emphasis Guidelines fallinto the following elements:

Reinforce and Enhance thePedestrian SystemDefine the Pedestrian EnvironmentProtect the Pedestrian from theElementsProvide Places for Stopping andViewingCreate Successful Outdoor SpacesIntegrate Universal Accessibility

Visual examples are included as modelsfor design and review purposes. Theyare intended to provide designers andDesign Commissioners a means toidentify appropriate and inappropriatepedestrian emphasis elements. Theyare not intended to be specificexamples that should be replicated.



Reinforce and Enhance Pedestrian SystemGuidelineMaintain the pedestrian as the priority indowntown, eliminating pedestrian barriersand ensuring that walking routes are safe,direct and pleasant.

DescriptionPedestrian routes should be attractive,easy to use and encourage walking andactivity downtown. Sidewalks should becontinuous, avoiding interruptions suchas vehicle curbcuts or changes indirection or grade. Walkways should befree of barriers such as utility poles,newspaper boxes, cafe tables and chairs,permanent planters, tree grates or otherobstructions and clutter.

Pedestrians should be separated andprotected from visual and othernuisances. For instance, noise andodors should be mitigated by screeningor enclosing loading docks, mechanicalequipment, garbage dumpsters andother unsightly items. Thesecomponents should be located awayfrom areas where pedestrianscongregate and, instead, be located inservice areas or alleys wheneverpossible.

AppropriateMaintain pedestrian access whererights-of-way have traditionally beenlocated.Mid-block landscaped pedestrianwalkways within “superblocks.”Parking lot walkways.Enclosures around trash dumpsters.Utility/substation enclosures.

InappropriateIndirect or circuitous pedestrianroutes.Permanent or temporary pedestrianroute obstructions.Interrupted or discontinouspedestrian routes.

Appropriate

Inappropriate



Define the Pedestrian EnvironmentGuidelineA building should provide a continuous,visually rich pedestrian experience along itsground floor street front.

DescriptionThe most important part of a building isits ground floor – the lowest 15 feet ofthe facade, which a person experienceswalking past or entering the building.This “pedestrian experience zone”should extend horizontally across thesidewalk and provide an enclosed,continuous and comfortable street edgefor the pedestrian. Buildingtransparency at ground floor shouldfoster interaction between the publicand private realms.

AppropriateWindows - transparent or withdisplays at street level.Walls that create visual interest byproviding a variety of forms, colorsand compatible cladding materials.Facades that provide a rhythm byusing bays, columns, pilasters or otherarticulation at street level.Signs and lighting at ground level thatfit to the human scale.

InappropriateBlank, flat, nondescript walls notarticulated by any visual interest ordetail at street level.

Appropriate



Protect the Pedestrian From the ElementsGuidelineProvide pedestrians with protection fromwind, sun, rain, sleet and snow.

DescriptionAwnings and canopies are encouragedalong the ground floor of buildings toprotect pedestrians from rain and snowduring inclement weather and provideshade in summer.

The design of awnings and canopiesshould be an integral component of thebuilding facade. Awnings should be inproportion to the building andsidewalks, and not so large as to impactstreet trees, light fixtures or other streetfurniture.

AppropriateCanvas fixed or retractable awnings.Horizontal metal canopies, especiallyif transom or clerestory windows areabove storefront glazing.

InappropriateVinyl or other synthetic fabrics.Backlit awnings.Oversized advertising or tenant signson awnings.Oddly-shaped forms.

Appropriate



Provide Places for Stopping and ViewingGuidelineProvide safe, comfortable places wherepeople can stop to sit, rest and visit.

DescriptionPeople-watching, socializing and eatingare restful and pleasurable activities forthe pedestrian; providing special placeswhere they can do these activitiesincreases both the pedestrian’s sense ofsecurity and his actual security.

Such stopping places also add vitality tothe urban environment - but only ifthey are used. And people will useavailable seating in open and populated,well-designed areas, not in secluded orawkward spots.

Seating tends to be used morefrequently as rest areas between majordestination points. Seating is alsodesirable outside food and drinkestablishments and near food vendors.While benches provide the simplest wayto provide seating, wide steps, edges oflandscaped planters and low walls canalso be appropriate.

AppropriateFormal or informal seating areas nearactive retail establishments.Places for stopping and viewingadjacent to parks, squares, plazasand courtyards.Seats with backs should be provided.

InappropriateSeating areas more than three feetabove or below street grade.Seating in areas that are notaccessible to persons with disabilities.Seating areas that become a publicfocal point such that people do notfeel comfortable sitting on them.Seats without backs.Seating areas adjacent to loading,service bays or storage areas.Seating areas that are hidden,secluded, dark or unsecured spacesbehind or to the side of buildings.

Appropriate

Appropriate

Innapropriate



Create Successful Outdoor Spaces

GuidelineGathering spaces should be designed for avariety of activities during all hours andseasons.

DescriptionOutdoor gathering spaces should beinviting and maximize opportunities foruse. They should be spatially well-defined, friendly, accommodating,secure, easy to maintain – and “alive,”whether intimate and quiet or activeand boisterous. All areas should workwell for pedestrians and provide spacefor special events as well as passiveactivities.

AppropriateCourtyards, squares, forecourts andplazas with active adjacent ground-floor uses.Buildings surrounding green spacesto give the space visual definition andprovide it with the vitality of activeground-floor uses.Trees, shrubs, and plants to helpdefine walkways, create appropriatetransitions from park to street andprovide visual interest.Structures, pavilions and seatingareas that are easily accessible,secure and safe-feeling during dayand evening hours.Greenways or pedestrian walkwaysand courtyards in residential or officedevelopment areas. If used, frontdoors should engage these spaces.Rooftops should be considered forgarden terraces.Balconies and projecting bays.

InappropriatePocket parks, forecourts and plazaswithout active enclosing uses alongretail streets.Separation from the street by visualbarriers or change of grade.

Appropriate

“Leftover” green spaces, busy streets,parking lots or other adjacentunhospitable areas.Active-use courtyards or plazasadjacent to “activity-sensitive” areassuch as fire stations or hospitals.



Integrate Universal DesignGuidelineAccommodate accessibility for persons withdisabilities in a manner that is integral to thedesign of the building and public right-of-way.

DescriptionOn existing buildings and sites, allramps, lifts and elevators should bedesigned to be graceful and naturalparts of a project, rather than simply ameans of meeting the requirements in anawkward or minimal manner. On newbuildings and sites, all entrances shouldbe designed to minimize or eliminate theneed for ramps, lifts or elevators forpersons with disabilities.

AppropriateRamps to existing building entrancesthat provide direct access but arescreened and/or integrated into thestairway design.Ramps constructed of similar orcompatible materials as the building,stairs and walkways.

Other universal design features such as:Handrails at all exterior stairs.Detectable warnings at top step of allexterior stairs.Accessible parking near entrances tobuildings.Entry doors that do not open out ontothe sidewalk.Entry doors that have sufficient spaceat their latch stile side to allow aperson in a wheelchair toindependently open the door.

InappropriateRamps that obstruct or limitpedestrian access from stairs orwalkways.Ramps that do not provide safe andconvenient access to building entries.

Inappropriate

Appropriate

ArchitectureGuidelines

Architecture Draft 06-08-05


IntentThe Architectural Guidelines promotequality development while reinforcingthe individuality, spirit and values ofLincoln. They foster design of buildingsand sites that is representative ofLincoln’s heritage and character, andsuits its climate, landscape anddowntown street grid.

ElementsWithin each downtown planning area,building proposals must consider andrespond to requirements from thefollowing architectural elements:

Provide Inviting Retail DoorsEncourage Retail Corner DoorsPromote Welcoming ResidentialDoorsEncourage Inviting Ground FloorRetail WindowsPromote Visually Interesting UpperFloor WindowsUse Quality Wall MaterialsCreate Attractive Silhouettes andRooflinesFoster Attractive RooftopsProvide Interesting Building MassingEnsure Buildings Are SecureBuild Compatible Parking StructuresUse Skybridges Sparingly



GuidelineDoors should crDoors should crDoors should crDoors should crDoors should create an open atmosphereate an open atmosphereate an open atmosphereate an open atmosphereate an open atmosphereeeeethat draws customers insidethat draws customers insidethat draws customers insidethat draws customers insidethat draws customers inside

DescriptionPrimary business entry doors for retailand commercial establishments shouldbe transparent, allowing passersby tosee the activity within the building andbringing life and vitality to the street.Doors with extra-large openings thatblend the street activity with thebuilding’s interior are appropriate forrestaurants and cafes.

AppropriateLarge cafe or restaurant doors thatopen the street to the interior bypivoting, sliding or rolling upoverhead.Doors with a minimum of 50%window area.Building lighting emphasizingentrances.Transom, side lites or other windowcombinations.Doors combined with specialarchitectural detailing.Double or multiple door entries.Well-detailed or ornate doorhardware.

InappropriateSolid metal or wood doors with smallor no windows.Primary entry doors raised more thanthree feet above sidewalk level.Doors flush with building facade.Clear anodized aluminum frames.Glazing with simulated divisions.Reflective, opaque or tinted glazing.

Provide Inviting Retail Doors

Appropriate



GuidelineLocate entrLocate entrLocate entrLocate entrLocate entry doors on cory doors on cory doors on cory doors on cory doors on corners of rners of rners of rners of rners of retailetailetailetailetailbuildings wherbuildings wherbuildings wherbuildings wherbuildings wherever possible.ever possible.ever possible.ever possible.ever possible.

DescriptionCorner entries reinforce intersectionsas important places for pedestrianinteraction and activity. Transparentdoors and windows are stronglyencouraged. Entries at 45 degreeangles and free of visual obstructionsare also encouraged.

AppropriateDoors with large glass areas.Primary building entrance should beat corners.Doors combined with roof or facadearchitectural elements such as baysor towers.Building wall lighting emphasizingentrance.

InappropriateBlank walls at corners of publicstreets.Visual and physical obstructions suchas large columns.Primary entry doors made of clearanodized aluminum.Primary entry doors that are solidand windowless.Utility boxes, meters or mechanicalunits near the entrance door.Glass areas with simulated divisions(internal or applied syntheticmaterials).Reflective, opaque or tinted glazing inthe door.

Appropriate

Inappropriate

Encourage Retail Corner Doors

Inappropriate



Appropriate

Inappropriate

Architecture

Promote Welcoming Residential DoorsGuidelineResidential front and lobby doors shouldResidential front and lobby doors shouldResidential front and lobby doors shouldResidential front and lobby doors shouldResidential front and lobby doors shouldprovide a friendly transition between theprovide a friendly transition between theprovide a friendly transition between theprovide a friendly transition between theprovide a friendly transition between thepublic and private rpublic and private rpublic and private rpublic and private rpublic and private realms.ealms.ealms.ealms.ealms.

DescriptionDoors should be substantial enough tosuggest privacy yet welcoming to thosewho approach and enter. The design ofa door should respond to its setting. Ifa door faces an active street, it isappropriate to separate the door fromthe street with a comfortable change ofgrade – perhaps two or three feet. Forless active areas, transitional stoops orterraces might be used.

AppropriateMulti-panel painted doors.Doors combined with transomwindows or side lites.Durable, high-quality metal doorhardware.Wood solid core doors.Doors accessed from canopy-covered entries.Moderate, human-scaled change ofgrade from sidewalk level totownhouse door – up approximatelythree feet or waist level; not aboveeye level.Lobby entries to multi-familybuildings providing double ormultiple doors.

InappropriateSliding glass doors.Unarticulated, flush doors.Doors raised more than three feetabove sidewalk level for townhouse-style housing.Doors accessed directly from parkinglots.Door glazing with simulated dividedlites.Doors not directly accessed from thestreet or courtyard.Doors glazed with reflective or tintedglazing.



GuidelineUse windows that draw customers intoUse windows that draw customers intoUse windows that draw customers intoUse windows that draw customers intoUse windows that draw customers intostorstorstorstorstores, shops and res, shops and res, shops and res, shops and res, shops and restaurants.estaurants.estaurants.estaurants.estaurants.

DescriptionRetail and commercial uses should usewindows that add activity and variety atthe street level, inviting pedestrians inand providing views both in and out.

Transparency beckons people inside –whether a shop, gallery, restaurant oroffice. Restaurants and cafes benefitfrom windows that open allowingpassersby to see, hear and smell theactivity within. Views into stores shouldnot be blocked.

AppropriateWindows that open by pivoting,sliding or shuttering.Painted wood panels or tile cladpanels below windows.TransomWindows

InappropriateClear or light bronze anodizedaluminum windows.White painted aluminum framedwindows.Residential-styled bays, multi-paneddivided lites, half-round or othersimilar forms.Small scale windows

Appropriate

Inappropriate

Encourage Inviting Ground Floor Retail Windows



GuidelineWindows should create an open andWindows should create an open andWindows should create an open andWindows should create an open andWindows should create an open andinviting atmospherinviting atmospherinviting atmospherinviting atmospherinviting atmosphere that enhances thee that enhances thee that enhances thee that enhances thee that enhances theexperience of the building both inside andexperience of the building both inside andexperience of the building both inside andexperience of the building both inside andexperience of the building both inside andout.out.out.out.out.

DescriptionThe windows of a residential buildingshould be pleasing and coherent. Theirsize and detailing can add a humanscale and visual interest to the building.

AppropriateMultiple lites or divisions.Operable windows.Trim around framed openings.Appropriately scaled stone exteriorsills and lintels where installed in amasonry wall.Regular spacing and rhythm ofsimilarly shaped windows.“Punched” windows recessed frombuilding facade, not flush.

InappropriateSimulated divided lites.“Strip” windows with more horizontalthan vertical emphasis.Windows flush with building facade.New or replacement vinyl frames andsashes.

Appropriate

Promote Visually Interesting Upper Floor Windows



GuidelineUse materials that crUse materials that crUse materials that crUse materials that crUse materials that create a sense ofeate a sense ofeate a sense ofeate a sense ofeate a sense ofpermanence.permanence.permanence.permanence.permanence.

DescriptionQuality wall materials can provide asense of permanence and bring life andwarmth to downtown. Articulation ofwall materials should be bold, usingmaterials that show depth, quality anddurability. It should be apparent that thematerials have substance and mass, andare not artificial, thin “stage sets” appliedonly to the building’s surface.

AppropriateBoldly articulated window andstorefront trim.Natural or subdued building colors.Limited use of bright accent trimcolors.Varied yet compatible claddingmaterials.Masonry materials – brick and stoneor terra

Appropriate

Inappropriate

Use Quality Wall Materials



GuidelineCrCrCrCrCreate intereate intereate intereate intereate interesting and detailed resting and detailed resting and detailed resting and detailed resting and detailed roof linesoof linesoof linesoof linesoof linesand silhouettes.and silhouettes.and silhouettes.and silhouettes.and silhouettes.

DescriptionBuilding roof lines should enliven thepedestrian experience and providevisual interest with details that createforms and shadows. A building’ssilhouette should be compatible withthose of other buildings along theexisting streetscape.

In some cases, it may be appropriate tomark an entryway with a distinct form,such as a tower, to emphasize thesignificance of the building entry.

For residential buildings, roof massingshould be simple yet detailed andarticulated. For example, flat roofs maybe appropriate if they have a cornicedesigned with depth and detailexpressing the top of the building wall.Dormers set into sloped roofs may beappropriate. These forms provide visualinterest and bring additional livingspace, light and ventilation to upperfloor and attic spaces.

AppropriateDormer windows.Towers or similar vertical architecturalexpressions of important buildingfunctions such as entries.Varied roof line heights.If cornices are used they should bewell detailed. They should havesignificant proportions (height anddepth) that create visual interest andshadow lines.

InappropriateUnarticulated roof lines.Poorly detailed decorative roof forms.

Create Attractive Building Silhouettes and Roof Lines

Appropriate

Inappropriate



Inappropriate

GuidelineIntegrate rooftop elements into buildingIntegrate rooftop elements into buildingIntegrate rooftop elements into buildingIntegrate rooftop elements into buildingIntegrate rooftop elements into buildingdesign.design.design.design.design.

DescriptionRoof shape, surface materials, colors,mechanical equipment and otherpenthouse functions should all beintegrated into the overall buildingdesign.

Roof mounted mechanical equipmentshould be hidden from view by parapets.If building parapets do not provideadequate screening, screening walls orenclosures installed as an integral part ofthe architectural design should be used.

Roof terraces and gardens areencouraged.

AppropriateScreened mechanical units.Rooftop penthouse occupiedresidential or office spaces.Rooftop gardens.“Green” roofs that reduce stormwaterrunoff.

InappropriateExposed rooftop mechanical orelectrical units.Exposed telecommunicationsequipment, including satellite dishes,cell-phone towers or antennae.

Appropriate

Foster Attractive Rooftops



Provide Interesting Building MassingGuidelineUse scale-defining devices to brUse scale-defining devices to brUse scale-defining devices to brUse scale-defining devices to brUse scale-defining devices to break up theeak up theeak up theeak up theeak up thelongitudinal dimensions of buildings,longitudinal dimensions of buildings,longitudinal dimensions of buildings,longitudinal dimensions of buildings,longitudinal dimensions of buildings,crcrcrcrcreating a comforeating a comforeating a comforeating a comforeating a comfortable sense of enclosurtable sense of enclosurtable sense of enclosurtable sense of enclosurtable sense of enclosureeeeeby establishing an uninterby establishing an uninterby establishing an uninterby establishing an uninterby establishing an uninterrrrrrupted strupted strupted strupted strupted streeteeteeteeteetedge.edge.edge.edge.edge.

DescriptionThe length and breadth of a buildingshould be friendly in scale and invitingto the pedestrian. Portions of a largebuilding mass should be broken intosmaller, appropriately scaled modules,with changes in plane indicated by boldprojections and indentations. Thisallows an overly large building toappear as smaller, side-by-sidebuildings. Vertical and horizontalelements should be used to create ahuman scale and form a coherentpattern providing visual interest to thepedestrian.

AppropriateBreak down long expanses ofbuilding frontage both horizontallyand vertically.Tripartite facade division – base,middle and top for taller buildings(over three stories).Terrace back upper levels.Vertical articulation of windows,columns and bays.

InappropriateLong unbroken volume along streetfacade.Smooth, undifferentiated facade.Suburban-styled horizontalorientation of building elements –walls, doors and windows.

Appropriate

Appropriate

Inappropriate



Promote Green ArchitectureGuidelineUse sustainable design practices wheneverUse sustainable design practices wheneverUse sustainable design practices wheneverUse sustainable design practices wheneverUse sustainable design practices wheneverpossible as long as they do not detractpossible as long as they do not detractpossible as long as they do not detractpossible as long as they do not detractpossible as long as they do not detractfrom the pedestrian activity and economicfrom the pedestrian activity and economicfrom the pedestrian activity and economicfrom the pedestrian activity and economicfrom the pedestrian activity and economicviability of downtown.viability of downtown.viability of downtown.viability of downtown.viability of downtown.

DescriptionAddress the health of downtown in aholistic manner, consideringenvironmental quality and long-termbenefits to downtown activity andvitality. Guidelines and direction fromofficial environmental certificationprograms such as LEED (Leadership inEnergy and Environmental Design) maybe helpful in determining sustainablepractices.

AppropriateConsider how all of a building’ssystems work with each other andwith the building envelope tomaximize efficiency.Use highly durable local materials.Follow a maintenance strategy to runbuilding systems at maximumefficiency over the long term.

Inappropriate“Green” practices that detract fromhigh-quality design.Application of “green” design formarketing hype alone.Application of “green” design waterquality enhancement projects(swales) that erode the urbancharacter of downtown.

Appropriate Green Roof

Appropriate Green Roof



GuidelineBuildings should provide a safe entry andBuildings should provide a safe entry andBuildings should provide a safe entry andBuildings should provide a safe entry andBuildings should provide a safe entry andenvironment for all users during all hoursenvironment for all users during all hoursenvironment for all users during all hoursenvironment for all users during all hoursenvironment for all users during all hoursof the dayof the dayof the dayof the dayof the day.....

DescriptionDowntown should be a place wherepeople of all ages feel safe throughoutthe year during all hours of the day.However, downtown buildings shouldnot become “fortress-like” andseparated from public areas.

New buildings should create “eyes onthe street” with active uses bringingpeople together and deterring crimenaturally. People who inhabit buildingssee their surroundings and are seen byothers thereby inhibiting criminalactivity. When security measures suchas gates, screens or fencing are used,they should be designed as integralcomponents of the building or site.

AppropriateInterior or exterior roll-up or slidingsecurity gates that are not visible fromthe public right-of-way.Secured loading bays or service areas.Gated private courtyards or plazas.Security cameras or surveillancedevices screened from view orintegrated into the building design.

InappropriateFixed exterior security gates onbuilding edges that are visible fromthe public right-of-way.Fixed exterior security screenedwindows along public streets orgathering areas.Gated residential development.

Ensure Buildings are Secure

Appropriate

Inappropriate



Build Compatible Parking StructuresGuidelineParking strParking strParking strParking strParking structuructuructuructuructures should be designed soes should be designed soes should be designed soes should be designed soes should be designed sothat they arthat they arthat they arthat they arthat they are consistent in fore consistent in fore consistent in fore consistent in fore consistent in form, massingm, massingm, massingm, massingm, massingand materials with most other buildingsand materials with most other buildingsand materials with most other buildingsand materials with most other buildingsand materials with most other buildingsin the downtown.in the downtown.in the downtown.in the downtown.in the downtown.

DescriptionParking garages play an important rolein the success of any downtown.However, too often they are incompat-ible with nearby buildings because theyare designed for parking functionwithout consideration of architecturalquality.

Frequently the dominant architecturalfeatures of the garage are multiplelayers of long, dark, horizontal ventila-tion openings and concrete structure ateach parking level.

Parking garages should instead bedesigned to appear like any otheroccupied building in the downtown. Toachieve this, their horizontal form mustbe broken down – for instance, addingmore wall surface while reducingopenings, providing adequate ventila-tion through a series of stacked,punched openings rather than the longhorizontal gaps, and using detailing atcornices or on window trim. Activeretail uses on the ground floor also helpgarages fit in with the rest of down-town.

Appropriate• Ground-floor retail or other active

uses.• Small openings that may be glazed

to function as windows.• Glass-enclosed elevators along the

building edge.• Stairways, elevators and parking

entries and exits that occurpreferably at mid-block but neverat corners of retail streets.

• Single auto exit/entry control pointto minimize driveways.

• Vertical expression of buildingstructure.

Appropriate

Inappropriate

Inappropriate• Parked cars on the ground-floor

that are visible from adjacentsidewalks.

• Exposed sloped floors visible fromthe street.

• Stairways, elevators and parkingentries and exits occurring at thebuilding’s corners, where retail is amore appropriate use.

• Horizontal expression of buildingstructure.

Inappropriate



Use Skybridges SparinglyGuidelineAll-weather upper floor connectionsAll-weather upper floor connectionsAll-weather upper floor connectionsAll-weather upper floor connectionsAll-weather upper floor connectionsbetween strbetween strbetween strbetween strbetween structuructuructuructuructures acres acres acres acres across public rights-oss public rights-oss public rights-oss public rights-oss public rights-of-way should be limited.of-way should be limited.of-way should be limited.of-way should be limited.of-way should be limited.

DescriptionWhile skybridges can createcomfortable connections betweenbuildings, they can greatly contribute tothe loss of street activity and may havesocial implications of stratifying andseparating citizens by income orethnicity. Furthermore, they signal thatstreets are inhospitable and should beavoided. When used, skybridges shouldbe transparent and subordinant visuallyto adjacent buildings.

AppropriateConnecting hospital buildings, jailsand courthouses or similar buildingtypes where public safety and securityconcerns warrant separation of users.Connecting convention centers withheadquarters hotels, when at-gradeconnections are not feasible.Construction at third floor or higher.Minimum width and height ofstructure relative to adjacent streetand buildings.Glass window walls for transparencyin and out.

InappropriateConnecting office, retail, housing,educational or government uses.“Signature” architectural designelements – forms or features that callout for attention.

Appropriate

LightingGuidelines

Lighting Draft 06-08-05


IntentThe lighting of buildings and openspaces should not only provide security,but also contribute to the overall sensethat the downtown is active and vital allhours of the day.

Lighting should be designed not simplyto be utilitarian but to create a pleasant,welcoming atmosphere that does notcontribute to “light pollution.” Use ofglaring, offensively colored lights shouldbe discouraged.

Historic light fixtures should beconsistent with the history andcharacter of downtown Lincoln. Asingle fixture type should be usedthroughout downtown with slightvariations allowed to identify distinctdistricts such as the Haymarket.

Fixtures should be visually “quiet” –they should not overpower or dominatethe streetscape. Combining lightfixtures with traffic signals or otherpoles is encouraged to reducepedestrian obstructions and visualclutter along sidewalks.

ElementsWithin each downtown planning area,building proposals must consider andrespond to requirements from thefollowing lighting elements:

Orient Lighting to the PedestrianIntegrate Building Lighting



Orient Lighting to the PedestrianGuidelineLighting should be used to highlightLighting should be used to highlightLighting should be used to highlightLighting should be used to highlightLighting should be used to highlightsidewalks, strsidewalks, strsidewalks, strsidewalks, strsidewalks, street treet treet treet treet trees and other featurees and other featurees and other featurees and other featurees and other features,es,es,es,es,and harmonize with other visual elementsand harmonize with other visual elementsand harmonize with other visual elementsand harmonize with other visual elementsand harmonize with other visual elementsin the grin the grin the grin the grin the greater downtown.eater downtown.eater downtown.eater downtown.eater downtown.

DescriptionStreet lighting should be provided on allpublic streets, sidewalks, pedestrianwalkways and public open spaces. Lightsmay also be used to highlight trees andsimilar features within public and privateplazas, courtyards, walkways and othersimilar outdoor areas at night to createand inviting and safe ambiance.

AppropriateStreet lights of historical design.Pole standards black or dark green incolor.Standards accommodating bannersand hanging flower pots (potentiallyincluding automatic drip irrigation forpots).Footlighting that illuminates walkwaysand stairs.Fixtures concealed and integrated intothe design of buildings or landscapewalls and stairways.Bollard lighting that is directeddownward toward walking surfaces.Seasonal string lights on buildings andtrees.

InappropriateFlashing or colored lights.Exposed cords, outlets or otherelectrical devices that may providesafety hazards and are unsightly.Contemporary fixtures or over scaled,utilitarian fixtures such as “cobra-head” lights.Concrete light fixture bases taller thaneight inches.Ornamental or contemporary lightfixtures.Low pressure sodium lamps.

Appropriate

Inappropriate



GuidelineExterior lighting of buildings should be anExterior lighting of buildings should be anExterior lighting of buildings should be anExterior lighting of buildings should be anExterior lighting of buildings should be anintegral component of the facadeintegral component of the facadeintegral component of the facadeintegral component of the facadeintegral component of the facadecomposition.composition.composition.composition.composition.

DescriptionArchitectural lighting may be used toarticulate the particular building design.Lighting of cornices, uplighting andother effects may be used.

Lighting should not cast glare intoresidential units or onto adjacent lots orstreets in any way that decreases thesafety of pedestrians and vehicles.Lights may, however, be used to createeffects of shadow, relief and outline thatadd visual interest and highlight aspectsof the building.

AppropriateWall-washing lighting fixtures.Decorative wall sconce and similararchitectural lighting fixtures.Screened uplight fixtures on buildingsor integrated with landscape.Lighting that provides natural color.

InappropriateNeon silhouette accent lighting.Bulb or flashing lighting.Fluorescent tube lighting.Security spotlight.Low pressure sodium lamps.

Appropriate

Inappropriate

Integrate Building Lighting

Sign Guidelines

Signs Draft 06-08-05


IntentSigns may provide an address, identify aplace of business, locate residentialbuildings or generally offer directionsand information. Regardless of theirfunction, signs should be architecturallycompatible with and contribute to thecharacter of the downtown. Signsshould be good neighbors – they shouldnot compete with each other ordominate the setting due to inconsistentheight, size, shape, number, color,lighting or movement.

ElementsWithin each downtown planning area,building proposals must consider andrespond to requirements from thefollowing sign elements:

Consider Size and Placement of WallSignsOrient Hanging Signs to thePedestrian



Consider Size and Placement of Wall SignsGuidelineSigns should be sized and placed so thatSigns should be sized and placed so thatSigns should be sized and placed so thatSigns should be sized and placed so thatSigns should be sized and placed so thatthey arthey arthey arthey arthey are compatible with the building’e compatible with the building’e compatible with the building’e compatible with the building’e compatible with the building’sssssarchitectural design.architectural design.architectural design.architectural design.architectural design.

DescriptionSigns should not overwhelm thebuilding or its special architecturalfeatures. Signs should not render thebuilding a mere backdrop foradvertising or building identification.

AppropriateSigns should be incorporated intothe building architecture asembossing, low relief casting orapplication to wall surfaces.Signs should be constructed ofindividual, three-dimensional letters,as opposed to one single box withcutout flat letters.Signs may be painted or made withapplied metal lettering and graphics.Signs should be durable and longlasting.Signs may incorporate lighting aspart of their design.Signs should be located abovestorefronts, on columns or on wallsflanking doorways.

InappropriateThe material, size and shape of signsthat overwhelm, contrast greatly oradversely impact the architecturalquality of the building.Roof-mounted signs.Backlit signs.LED animated signs.Video signs.Painted window signs.

Inappropriate

Appropriate



GuidelineHanging signs should be oriented to theHanging signs should be oriented to theHanging signs should be oriented to theHanging signs should be oriented to theHanging signs should be oriented to thepedestrian and highly visible from thepedestrian and highly visible from thepedestrian and highly visible from thepedestrian and highly visible from thepedestrian and highly visible from thesidewalk.sidewalk.sidewalk.sidewalk.sidewalk.

DescriptionSigns should not overwhelm thestreetscape. They should be compatiblewith and complement the building’sarchitecture, including its awnings,canopies, lighting and street furniture.

AppropriateRequired sign lighting should beintegrated into the facade of thebuilding.Signs should be constructed of high-quality materials and finishes.Signs should be attached to thebuilding in a durable fashion.

InappropriateSigns interfering with sight lines,creating a safety hazard orobstructing views.Roof-mounted signs.

Orient Hanging Signs to the Pedestrian

Appropriate

Project and Applicant Name:Zoning:Building Use:Other :Submission Date:

DESIGN GUIDELINESComplies

Yes No1). Character

• Reinforce Lincoln’s Sense of Place• Integrate the Environment• Establish and Strengthen Gateways• Promote Architectural Compatibility• Preserve Historic Buildings• Integrate Art

2). Pedestrian Emphasis• Reinforce and Enhance the Pedestrian System• Define the Pedestrian Environment• Protect the Pedestrian from the Elements• Provide Places for Stopping and Viewing• Create Successful Outdoor Spaces• Integrate Universal Design

3). Architecture• Provide Inviting Retail Doors• Encourage Retail Corner Doors• Promote Welcoming Residential Doors• Encourage Inviting Ground Floor Retail Windows• Promote Visually Interesting Upper Floor Windows• Use Quality Wall Materials• Create Attractive Silhouettes and Rooflines• Foster Attractive Rooftops• Provide Interesting Building Massing• Promote Green Architecture• Ensure Buildings Are Secure• Build Compatible Parking Structures• Use Skybridges Sparingly

4). Lighting• Orient Lighting to the Pedestrian• Integrate Building Lighting

5). Signs• Consider Size and Placement of Wall Signs• Orient Hanging Signs to the Pedestrian

Lincoln Downtown Master PlanDESIGN GUIDELINES CHECKLIST

AppliesYes No

Documents

Lincoln Downtown Design Guidelineslincoln.ne.gov/city/plan/reports/subarea/dmp/report/... · 2013-05-02 · Introduction Draft 06-08-05 Lincoln Downtown Design Guidelines 1 How to