The purpose and intent of this chapter is to establish standards to guide development that is aesthetically pleasing and compatible within the context of the surrounding area. These guidelines are intended to allow for creativity and diversity, and avoid monotony in design. Unless otherwise specifically provided, or unless clearly required by the context, the words and phrases used in this chapter shall have the meanings defined in Chapter 163.
(A) Applicability.
(1) The standards and guidelines contained in § 157.01 shall apply to all new nonresidential structures and to expansions or alterations of any such existing building where the expansion or alteration exceeds 50% of the building value as assessed for real property taxes.
(2) All development subject to this chapter shall utilize a design that enhances existing city architectural styles, designs and forms and creates visual character. Enhancement shall be achieved through techniques such as varied roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, relief of the visual effect of long extensive walls, and the use of building materials that have natural color, including primary colors, shades and textures that adds architectural interest to the facade.
(B) Building design standards. Design standards promote creativity and innovation while discouraging obtrusive, incongruous structures. The city discourages architectural style that does not enhance or add visual character to the city. The city supports the view that inspiring, well-maintained and harmonious development is in the best economic development interests of all residents and businesses.
(1) Emphasize human scale. Building design shall emphasize a human scale at ground level, at entryways, and along street frontages through the creative use of windows, doors, columns, canopies and awnings.
(2) Major building design features proportional. Major building design features, such as windows, doors, eaves and parapets, shall be designed to be in proportion to one another.
(3) Structural lines retained at storefront level. The structural lines of a building and its materials shall be retained at the storefront level. For instance, brick piers and columns shall be carried down to street level.
(4) Awnings and canopies. Awnings and canopies shall complement the color and material of the building to which they are affixed.
(5) Massing. A single, large, dominant building mass shall be avoided. Where large structures are required, mass should be broken up through the use of setbacks, projecting and recessed elements, and similar design techniques. Changes in mass shall be related to entrances, the integral structure, and/or the organization of interior spaces and activities and not merely for cosmetic effect.
(C) Avoiding monotony of design. Monotony of design in single or multiple building projects shall be avoided by varying detail, form and siting to the maximum extent practical, within the standards set forth in this chapter, to provide visual interest.
(D) Harmony of design. The purpose of this section is to enhance the design character of existing development, to add visual character to the community, and to promote harmony in the visual relationships and transitions between new and older buildings or an upgrade from the surrounding area by complementing other buildings of good design. New buildings should respect the scale, and proportion of existing development.
(1) Building color shades. Building color shades shall be used to facilitate blending into the neighborhood and unify the development. The color shades of building materials shall draw from the range of color shades that already exist on the block or in the adjacent neighborhood.
(2) Building materials. Building materials shall either be similar to the materials already being used in the neighborhood or, if dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials.
(3) Similar size and height for infill development. New infill development shall either be similar in size and height or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block, or if buildings do not exist thereon, then on adjoining blocks.
(4) Unify individual storefronts. If several storefronts are located in one building, the individual storefronts shall be unified in all exterior design elements, such as mass, window and door placement, color, materials and signage.
(5) Additions and renovations. Building additions and facade renovations should be designed to reflect existing buildings in scale. A change in scale may require a transitional design element between the new development and existing buildings.
(6) Varying architectural styles. In developments with multiple structures of varying architectural styles, buildings shall be compatible by such means as a pattern of architectural features, similar scale and proportions, and consistent location of signage.
(E) Architectural character. Architectural character focuses on the specific details that greatly affect the overall appearance of a particular development. These architectural character standards in this section provide direction in aspects of color, facade materials, rooflines and the enhancement of entryways. The primary goal is to define the “finishing touches” that provide the development with a sense of permanence, style and compatibility. The city discourages proposals that have not taken these matters into account. The city policy is that all development be treated as a lasting contributor to the community and as a “good neighbor” to its surroundings.
(1) General form.
(a) Each building shall have a primary facade that faces a public street, private street or which has the main public entrance.
(b) The primary facade may have a clearly identifiable base, body and cap with defining elements, or may have other architectural features that express quality design characteristics by providing other coherent and complete styles of architecture (see Figure 157-1).
(c) Any building facade that is not the primary facade, and that has frontage along a private drive, parking area or street, shall be considered a
SECONDARY FACADE.
(d) Secondary facades shall also have a clearly-identifiable design quality, using materials and architectural elements similar to the primary facade.
(e) Any facade that does not face a street, private drive or parking area, but is adjacent to a primary or secondary facade, shall continue around the corner any required architectural elements of the adjoining facade for a distance equaling at least 20% of the length of the facade.
(2) Wall plane.
(a) Architectural elements can be used to define bays, add interest and variety; relieve the visual effect of long extensive walls; and split tall structures into human scale.
(b) All primary and secondary facades greater than 100 feet in length, measured horizontally, shall incorporate building wall offsets including recesses and projections along at least 20% of the length of the facade. Windows, awnings and arcades shall total at least 60% of the facade length abutting a public street.
(c) Facades greater than 100 feet in length, measured horizontally, shall incorporate a repeating pattern of change in color, texture and material modules. All elements should repeat at intervals of no more than 30 feet, either horizontally or vertically.
(d) Rooflines, windows, doors, stairwells, porches, pilasters and breaks in the facade may be used to establish bays.
(e) Replacement of windows on the facade of an existing building shall be accomplished by using windows of the same trim, size and character as the original or by using a different style of window that complements the architectural style of the building.
(f) Bays may project or recess four inches or greater.
(g) Landscaping may be used to give the sense of break in long facades. Berms with shrubs and trees of sufficient size to break up facade planted next to the building may be used. Landscaping should be shown on architectural rendering and meet the requirements of § 157.03. (Figure 157-2 depicts acceptable method for breaking long facade and 157-3 does not.)
(h) Canopies and awnings may be used and are encouraged.
(i) Another way to break facade is through a change of materials or textures. See Figure 157-4.
(3) Entryways.
(a) Entryway design elements and variations shall provide orientation and aesthetically pleasing character to the building. The following standards identify desirable entryway design features. Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following (see also Figures 157-5 and 157-6 as examples):
1. Canopies or porticos;
2. Arcades;
3. Overhangs;
4. Recesses/projections;
5. Raised corniced parapets over the doors;
6. Peaked roof forms;
7. Arches;
8. Wing walls;
9. Outdoor patio;
10. Display windows;
11. Planters; and
12. Architectural details such as tile work and moldings which are designed into the building structure and overall design.
(b) All sides of a principal building that directly face an abutting public street shall feature at least one customer entrance.
(c) Variations in color schemes are encouraged in order to articulate entryways and public amenities so as to give greater recognition to these features.
(4) Building materials/colors.
(a) Each building shall be constructed with approved primary surface materials.
(b) Approved primary surface materials shall include:
1. Brick or glazed brick;
2. Wood;
3. Fiber cement (hardiplank);
4. Stone, cast stone, marble or similar material;
5. Stucco or synthetic stucco;
6. Tinted and textured concrete masonry;
7. Concrete (pre-cast or cast-in-place);
8. Glass;
9. Metal composite panels;
10. Split face block;
11. Concrete block may be permitted on interior sides and rears provided it matches the color of the corresponding surface materials; and
12. Rigid frame metal.
(c) If renovating structure, brick, stone or wood facades shall not be covered or replaced with artificial siding or panels. Synthetic materials that resemble or match the original facade can be used.
(d) Secondary materials may be used to add architectural interest. They may consist of one or more primary materials, or any other (appropriate) material that adds architectural interest.
(e) Facade with main entrance may be glass (including windows and doors) or combinations of glass and materials listed in item division (4)(b) above.
(f) Variations of materials and textures are encouraged with each storefront in multi-tenant buildings.
(g) It is recommended that primary surface materials shall be natural colors including primary colors, or have “earth” tones (i.e., gray, white, beige, brown or brick). See Figure 157-7.
(h) Secondary materials may be any color.
(5) Metal buildings.
(a) Metal may be used as a primary material if a non-metal base is established which raps around the side and rear of the building, and a pitched roof is provided. (Figure 157-8 depicts unacceptable use of metal and 157-9 acceptable design.)
(b) Any facade not facing a public street or parking area has an option to provide a landscape buffer/screen instead of the non-metal base.
(6) Base.
(a) Each primary facade may have a clearly identifiable base, or the wall materials may extend to the floor slab or into the ground if the material is appropriate for ground contact (such as masonry or stone). Wood, glass, stucco and the like, will terminate above grade.
(b) A landscaped building yard may be used to define the base. See Figures 157-10 and 11.
Examples of building yards (Figures 157-10 and 11):
(c) Soldier course may be used to define the base. Soldier course - often a complete course of brick laid on end vertically, with narrow side exposed in the face of the wall.
See Figures 157-12 and 13.
Examples of Soldier Course (157-12 and 13)
(d) A change of materials may be used to define the base.
(e) A “water table” may be used to provide a clear distinction between the base of the building and the middle. See Figures 157-14 through 16.
Examples of “water tables” (Figures 157-14 through 157-16)
(7) Body.
(a) Each required facade shall have a defined body.
(b) The body should be the area between the base and the cap.
(c) The body of the building should be broken up in order to avoid long monotonous walls as described in division (E)(2), unless the wall is a design element.
(d) Structures in complexes without street frontage shall have their main entrance on a primary facade.
(e) New buildings shall be oriented so that the largest and longest facade faces the primary road. To the maximum extent feasible, new buildings shall be oriented or designed to minimize shadows falling on public or semi-public spaces.
(f) All exterior walls visible from a parking lot or public right-of-way in any zoning district except the LI (Light Industrial) and HI (Heavy Industrial) zoning districts shall be clad with the same material required for the front of the building. Buildings in the LI and HI zoning districts are required to provide the same material as the front of the building for at least 25% of the area of the side facades and 100% of the area of side facades directly facing a public right-of-way. All walls not visible from a parking lot or public right-of-way, or the remaining 75% of the side facades in the LI and HI zoning districts, may be constructed of alternate material(s), but shall be of a color that is complimentary to the primary material, and is incorporated into the overall color scheme of the building. See also division (4)(b).
(8) Roofs. The following standards are intended to foster variations in roof lines to soften and reduce the massive scale of large buildings:
(a) Roof lines shall be varied to reduce the scale of structures and add visual interest. See Figure 157-23.
(b) Roof shape (for example: flat, hip, mansard or gable) and material shall be architecturally compatible with facade elements and the rest of the building. Can include cornices, fascias, dormers and overhangs (See Figures 157-17 through 157-20 below).
(c) If roof cornices have been removed or damaged on an existing building, renovations of that building must include retaining, repairing and replacing the roof cornices if previously removed.
(d) Flat roofs must be enclosed by a parapet that screens mechanical equipment from view by pedestrians at street level.
(e) The height of the parapet shall not exceed one-third of the height of the supporting wall. The parapet shall not be of a constant height for a distance greater than 150 feet.
(f) Green roofs and solar panels are encouraged. Solar panels shall be at the same slope of the roof. Otherwise they should be located at the rear of the building or on the ground. See Figures 157-24 through 157-27.
Roof Options (Figures 157-17 through 157-18)
Examples of Roof Overhang (Figures 157-21 through 157-22)
Examples of Green Roofs (Figures 157-24 through 157-25):
Examples of Solar Panels (Figures 157-26 through 157-27)
(F) Evidence of compliance. The Planning and Inspections Director shall require the evidence of ability to comply with the building design standards as set forth in this section as the Director deems necessary prior to issuance of a certificate of zoning compliance.
(G) Appeal. Appeals of the Planning and Inspections Director’s interpretation of this section shall be made to the Board of Adjustment.
(Ord. passed 7-25-2011)