A. Context: All building designs shall consider surrounding or nearby buildings and developments and implement design solutions which are sensitive to those nearby buildings and developments. The review of this requirement shall be based on the following:
1. The buildings contribute positively to the overall character of the city and the neighborhood in which it is located;
2. The buildings reflect the character of surrounding development through the use of similar positive and desirable features;
3. The buildings demonstrate imaginative design; and
4. Where proposed building designs closely copy or mirror surrounding development, the buildings vary colors, materials, or architectural elements.
B. Entrances: All building entrances shall be clearly articulated to indicate a transition from the exterior to the interior of the building. Every main entrance shall have a special emphasis when compared to the other portions of the building. This shall be accomplished through the use of at least three (3) of the following near entrances:
1. A prominent architectural feature that is unique to the overall building design;
2. Complementary yet differing building materials or colors;
3. Increased use of windows or glass;
4. Pedestrian amenities that may include patios, porches, special paving treatments, seating areas, or awnings; or
5. Increased landscaping.
C. Facade Articulation: Buildings designed with completely flat facades and monotone color schemes shall not be permitted. All buildings shall demonstrate articulation of all facades.
1. Horizontal or vertical facade variations shall occur at least every thirty feet (30') or along a minimum of sixty percent (60%) of the horizontal length of buildings with facades one hundred feet (100') or greater. This shall be accomplished by using methods such as:
a. Variation in the surface plane that may include pop outs, bays, and recesses;
b. Variation in the surface pattern such as arches, banding, and paneling; or
c. Distinguished treatment of windows, doors, and eaves that may include molding or framing.
2. Buildings with facades one hundred feet (100') or greater in total length shall have at least one significant facade variation from the primary wall plane whose depth is at least five percent (5%) of the total facade length and whose width is at least twenty percent (20%) of the total facade length. There shall be no uninterrupted facades one hundred feet (100') or greater in length.
D. Height And Roofline: All buildings shall demonstrate an appropriate roof height that is compatible with the building's location, and vary rooflines in order to add architectural interest and avoid the appearance or sense of monotonous roofline expanses. All buildings shall:
1. Demonstrate appropriate roof height for the location based on zoning regulations and the height of buildings within the immediate area;
2. Provide roofline and parapet variations where there are long, continuous, and undisturbed rooflines fifty feet (50') or greater;
3. Use similar materials and colors on the back of false fronts, parapets, cornices, or other parts of the building which extend beyond the roofline or main building so that the building appears cohesive from all views; and
4. Provide for screening of mechanical equipment and systems that need to be mounted on the roof. Any minimal portion of these pieces of equipment that may not be fully shielded shall be painted a color which is compatible with the roofing or parapet materials.
E. Massing: Buildings shall have a composition which clearly relates to surrounding buildings, as well as to the overall scale of the built environment in nearby residential or commercial neighborhoods. Proper massing reduces the impact of the massive bulk created by large buildings that may not otherwise relate in scale to surrounding development. Vertical articulation, horizontal articulation, and multi-planed roof and awning designs should be used to mitigate the impact that may occur on surrounding development and the overall landscape.
F. Materials: High quality, long lasting materials shall be required for all buildings in order to contribute to the aesthetics of the community over the long term. Permanence in design and construction will add to the overall value and sustainability of the community.
1. A minimum of three (3) colors per elevation shall be required.
2. Color utilization should be sensitive to existing development within the vicinity and the natural landscape in which the project is situated.
3. All projects shall submit a sample board containing actual samples of all exterior surface materials, including roofing materials, in all the colors that will be used. No photos shall be permitted.
G. Pedestrian Considerations: All buildings shall consider pedestrians as an integral part of the design. Additionally, buildings that contain more than one story or that are taller than twenty feet (20') in height shall provide a clearly articulated and more detailed base that relates to pedestrians.
H. Windows: The majority of windows shall relate to the scale of the person.
1. Windows should be at eye level when possible and provide for transparency into the building.
2. Where buildings are adjacent to pedestrian walkways, transparent windows shall be used to relate the scale of the building and the building's interior to pedestrians. Where transparent windows may not be desirable, tinted windows, false windows, or glass block shall be used.
3. Window awnings are an effective way to add detail and variation to a building, emphasize pedestrian scale windows, and create an exciting and inviting environment. When placing awnings:
a. Quality materials shall be used which are durable and are able to withstand extremes in the weather;
b. Colors should be complementary to the color of the building on which the awning is located; and
c. Styles should be compatible with the architectural features and overall architecture of the building on which the awning is located.
I. Architectural Details: Surface details, ornaments, and other building elements that enrich the character of a building shall be provided. Attention to detail, including all building and architectural design elements shall be required. The following architectural details are desirable and encouraged:
1. Stonework;
2. Exposed beams and columns;
3. Cornices, moldings, bands, pop outs, decorative vents, cast or sculpted features;
4. Covered walkways, breezeways, bays, and balconies;
5. Courtyards and patios;
6. Wide roof overhangs; and
7. Accessories such as art features, benches, pots, lamps, artwork, and sculptures.
J. Building Additions: All additions to existing buildings shall incorporate the predominant architectural features, materials, and colors of the existing building. (Ord. 2010-04, 1-26-2010; amd. Ord. 2020-09, 3-10-2020)