.010 The design of buildings within the Platinum Triangle shall be of the highest quality in massing, design details and amenities.
.020 Amenities. High quality recreational and service amenities to serve the tenants of the residential complexes shall be provided. Such amenities may include, but are not limited to, private health clubs or fitness centers, meeting rooms, recreational rooms, pools, spas, dry cleaning collection and distribution, computer facilities, barbecues, decks, court game facilities, and community fireplaces.
.030 Integrated Design. The design of buildings, signs, landscaping and other structures or elements shall feature a unified and integrated theme.
.040 Architectural Massing. With the exception of office buildings and hotels, and as otherwise provided for office development in the Orangewood District, buildings shall comply with the following:
.0401 Regardless of style, a building shall not have a continuous roof or parapet line exceeding one hundred twenty (120) feet in length, without vertical breaks that cause a change in height of at least six (6) feet.
.0402 When a building exceeds two hundred forty (240) feet in length, building height shall step down, in at least one location at least one (1) floor, for a minimum length of twenty-four (24) feet.
.0403 The wall plane of a building facade shall not extend longer than eighty (80) feet, without a break in the plane no less than three (3) feet in depth.
.050 Facades.
.0501 Street wall facades shall be architecturally enhanced through the use of arcades, colonnades, recessed entrances, window details, bays, variation in building materials, and other details such as cornices and contrasting colors. Total blank wall areas (without windows or entrances) are prohibited. In addition to architectural massing requirements, building facades shall be articulated through the use of separated wall surfaces, contrasting colors and materials, variations in building setbacks, and attractive window fenestrations.
.0502 Street wall facades shall be integrated with public plazas, mini parks, outdoor dining, and other pedestrian-oriented amenities.
.0503 Buildings at corners of any street intersection not identified as requiring landmark architecture in the Platinum Triangle Master Land Use Plan, shall receive special treatment to enhance the pedestrian experience, and create visual interest and focal points at the entryways, such as but not limited to, building cut-offs and corner entrances with additional architectural detail.
.0504 Tops of building facades shall be visually terminated through the use of cornices, stepped parapets, hip and mansard roofs, stepped terraces, domes and other forms of multifaceted building tops.
.060 Architectural Detail.
.0601 Buildings on corners must address both streets with an equal level of architectural detail.
.0602 Projecting features to create visual interest and distinction between residential units, such as balconies, porches, bays, and dormer windows, are required. Trim detail on rooflines, porches, windows and doors on street-facing elevations are required.
.0603 When trim is used, a minimum of one-inch by four-inch (1" x 4") trim is required.
.0604 With stucco walls, a minimum one-inch (1") deep, raised relief around the window is required.
.0605 With brick, a minimum two-inch (2") wide brickmold is required around windows.
.0606 "Corner Boards" (the board upon which siding is fitted at the corner of a frame structure) are required with wood or simulated wood sidings.
.0607 Dormers, when used, must be authentic and either be habitable or provide attic ventilation and have a symmetrical gable, hip, shed or curved form.
.0608 Windows shall have clear glazing, (panes or sheets of glass) or lightly tinted glazing e.g., low emissivity, solar or spandrel glazing (opaque glass for concealing structural elements). Other types of mirror glazing (including tinted or opaque glass) are not permitted.
.0609 Windows shall be recessed (not flush with the wall plane) to create shadow lines and to impart a three-dimensional design feature , with the exception of office buildings and hotels.
.0610 All first floor exterior doors for residential units shall be hinged. Sliding glass doors for residential units are permitted only above the first floor, and on rear or interior side yard elevations not visible from public rights-of-way or adjacent properties.
.0611 Primary wall materials used on the front facade must be repeated on the rear and side elevations.
.0612 The lower thirty percent (30%) portion of balcony rails, when used, shall be finished with a permanent, solid, building material that matches or is otherwise compatible with the building.
.0613 Balconies, when used, shall provide penetrations in the building mass at least three (3) feet, create shadow, and expose extended wall thickness.
.070 Roof Treatments.
.0701 Roofs shall be of a monochromic color, and all penetrations and appurtenances shall be painted to match, or be compatible with, the roof color so that their visibility is minimized.
.0702 Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets or architectural projections, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level.
.080 Parking Treatments.
.0801 Parking structures shall be screened from view, and shall include architectural detailing, facade treatment, artwork, landscaping, or similar visual features to enhance the street façade, except as otherwise provided for office development in the Orangewood District.
.0802 With the exception of parking structures for office buildings and hotels, and as otherwise provided for office development in the Orangewood District, any parking structure facing the street, excluding vehicular access areas, shall be lined with residential, live/work or other usable space, to clad the face of the structure so that it is not visible from the adjacent street.
.0803 Subterranean parking structures can extend above grade up to two feet six inches (2' 6"), without requiring cladding treatment as required above, except as otherwise provided for office development in the Orangewood District.
.0804 Parking structures for office buildings and hotels facing the street, shall screen and enhance the design of the parking structure through architectural detailing, landscaping, façade treatment, or similar visual features.
.0805 Parking structures shall include a squeal-free floor treatment.
.090 Service Areas. Service areas and mechanical/electrical/backflow prevention equipment shall be located and screened to reduce their visibility from public and communal gathering areas; methods of screening that are compatible with the project's architecture shall be utilized.
.100 Landmark Architecture. Building architecture on key intersection corners, as shown on the Platinum Triangle Master Land Use Plan, requires special treatment. This treatment shall consist of the following:
.1001 Tower element that demonstrates distinctive architectural features on the facade, by providing both greater height and off-set from the building wall plane.
.1002 Enhanced pedestrian entry on the corner defined as including at least three (3) of the following characteristics:
.01 Oriented on a diagonal to the corner.
.02 Setback at least three (3) feet behind the building facade.
.03 Two (2) story entrance height and twenty (20) foot entrance width.
.04 Canopy, overhang or other architectural covering over the building entry.
.05 Other architectural elements of a size and scale easily visible from at least one block away, and customized for that specific corner location.
.06 Decorative landscaping, hardscape, planters and/or fountains.
.110 Building Treatment Adjacent to Streets. Consistent with the goal of creating walkable and safe neighborhoods, the ground floor of a building, and the space between the building and street, require "pedestrian friendly" design treatments.
.1101 Commercial Ground Floor Treatment. Except as otherwise provided for office development in the Orangewood District, when the ground floor is intended for retail or other commercial use in a vertically mixed use building, the ground floor elevation exposed to the street shall provide:
.01 Primary pedestrian access directly from the adjacent public street frontage.
.02 A maximum eighteen (18) inch deep area, measured out from the face of the building, within which a commercial tenant may customize store front design.
.03 A pedestrian signage area at least twenty-four (24) inches in height integrated into the front ground floor elevation of the building.
.04 An average of fourteen (14) foot floor to ceiling height on the retail ground floor.
.05 Projecting signs.
.06 Approximately twice the amount of window area on the ground floor compared to other floors.
.07 At least one (1) of the following devices shall be used to visually differentiate the retail from other levels:
(a) Minimum two (2) foot and maximum six (6) foot setback between the ground and upper floors;
(b) Use of overhangs, awnings or trellis work for at least sixty percent (60%) of the frontage.
.1102 Arterial Streets - Residential Ground Floor. When residential ground floor use is adjacent to an arterial street, the ground floor shall be designed to provide the following:
.01 At least one (1) residential entry into a communal lobby or courtyard per block.
.02 Dwelling unit patios shall be located at least eighteen (18) inches above the sidewalk grade.
.1103 Connector Streets - Residential Ground Floor. When residential ground floor use is adjacent to a connector street, regardless of the number of floors, the ground floor shall be designed to provide the following:
.01 Communal or individual dwelling unit entries accessible from the adjacent street and/or individual dwelling unit walkway connections to the adjacent street sidewalk.
.02 Residential entry stoops, patios or communal entries shall be at least eighteen (18) inches above the sidewalk grade, for a minimum of fifty percent (50%) of the entries along connector streets.
.120 Pedestrian Circulation. On-site pedestrian circulation shall be continuous, connect various on-site uses and, where feasible, connect to off-site transit stops. (Ord. 5935 § 1 (part); August 24, 2004: Ord. 6001 § 1 (part); November 8, 2005: Ord. 6075 §§ 7-9 September 11, 2007: Ord. 6103 § 1 (part); April 22, 2008: Ord 6120 § 4 (part); October 28, 2008: Ord. 6192 § 1 (part); November 9, 2010: Ord. 6538 § 1 (part); October 4, 2022: Ord. 6555 § 24; April 4, 2023.)