(A) Generally. Any exterior wall of a nonresidential building visible from a public or private street, a residential property, or public open space shall meet the requirements of this section.
(B) Exterior wall materials.
(1) Primary materials. A minimum of 80% of the primary exterior wall and 60% of the ancillary exterior walls shall be finished with the materials listed in § 156.D.002(D), Primary Materials.
(2) Secondary materials. The remaining percentages of the primary and ancillary exterior walls may be finished with the materials listed in § 156.D.002(E), Secondary Materials.
(C) Building form.
(1) Neighborhood-scale. Buildings that cover up to 30,000 square feet of gross floor area shall have moderate changes in height or roof lines, which can be accomplished by one or more of the following techniques:
(a) Modules shall be offset from each other by a horizontal recess or projection of the building facade that measures 10% or more of the building height;
(b) Dormers with ridge lines that are three feet or more below the ridge line of the roof;
(c) A compound roof shape, in which the highest ridge line and the lowest ridge line have a height difference of two to five feet;
(d) Parapet walls that vary in height from two to four feet and which are designed of equal or greater height to screen from public view all rooftop mechanical equipment; or
(e) Towers that have a height that is four to six feet above the highest peak or ridge of the roof or highest point of the parapet for a minimum of 10% of the facade on which the tower is located.
(2) Community-scale. Buildings that cover between 30,001 square feet and 60,000 square feet of gross floor area shall have major changes in height per every 50 lineal feet of roofline, so which can be accomplished by one or more of the following techniques:
(a) A compound roof shape, in which the highest ridge line and the lowest ridge line have a height difference of five or more feet;
(b) Parapet walls that vary in height by more than four feet, are proportional to the building, and which are designed of equal or greater height to screen from public view all rooftop mechanical equipment;
(c) Towers that have a height that is more than six feet above the highest peak or ridge of the roof or highest point of the parapet. The mass of such towers shall be proportional to the building, so that the towers appear as substantial, but not overwhelming, architectural elements;
(d) Ground-level arcades and second floor galleries/balconies;
(e) Functional or faux chimneys; or
(f) Other features that reduce the apparent mass of the building.
(3) Regional-scale. Buildings that cover more than 60,001 square feet of gross floor area shall have major changes in height per every 50 lineal feet of roofline, which shall, in addition to the requirements for community-scale buildings, must include:
(a) Significant architectural features to identify principal entrances; and
(b) Elements such as towers or significant projections from the building to break up the building mass.
(D) Multi-story buildings. Buildings with three or more stories shall be designed with a clearly differentiated base, middle, and top.
(1) Building base. A recognizable base shall include, but shall not be limited to:
(a) Thicker walls, ledges, or sills; or
(b) Raised planters, which are integral to the building facade.
(2) Building top. A recognizable top shall include, but shall not be limited to:
(a) Cornice treatments, other than just colored stripes or bands; or
(b) Sloping roofs with eaves and brackets.
(E) Building articulation.
(1) Major building articulation. Buildings shall be articulated using one or more of the following major articulation design techniques uniformly over the entire building facade:
(a) A step back of upper floors to create human-scale and to reduce building scale and mass;
(b) Increased setbacks for up to 30% of a street elevation to create public space; (public space may include outdoor seating/dining areas, pocket parks, fountains and/or water features, children's play areas, or similar space open to the public);
(c) Variations in building heights for a minimum of 30% of the building facade;
(d) Building insets or projections of at least two feet that extend the full height of the building for a minimum of 30% of the building facade;
(e) Material changes for different building planes or elements;
(2) Minor building articulation. Buildings shall be articulated using two or more of the following minor articulation design techniques uniformly over the entire building facade:
(a) Windows or faux window openings;
(b) Doors or faux door openings;
(c) Recessed or projecting building entries;
(d) Projecting bay windows;
(e) Window moldings;
(f) Arcades;
(g) Recessed or projecting porches;
(h) Recessed or projecting balconies;
(i) Functional or decorative canopies and awnings;
(j) Cornices;
(k) String courses;
(l) Columns;
(m) Wall sconces;
(n) Brick patterning, including soldier courses, or other building material or color variations;
(o) Score lines; or
(p) Accents through the use of moldings, sills, cornices, canopies, or spandrels.
(F) Building entrances. Each building shall have clearly-defined customer entrances that include at least two of the following features:
(1) Canopies, porticos, arcades, or overhangs;
(2) Recesses or projections;
(3) Over the door or peaked roof forms;
(4) Arches;
(5) Outdoor patios or plazas;
(6) Display windows;
(7) Obviously differentiating architectural details such as moldings that are integrated into the building structure and design; and/or
(8) Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
(G) Roofing.
(1) Styles. Flat roof and pitched roof systems are allowed, subject to the following standards:
(a) Mansard roofs are not allowed.
(b) Any material that is permitted by building code is allowed on flat roof systems.
(c) Flat roof systems shall be hidden by parapet walls that are of equal or greater height to screen from public view all rooftop mechanical equipment.
(2) Approved materials. Roofing materials used on pitched roof systems shall be proven, high-quality, durable materials, including:
(a) Architectural shingles;
(b) Concrete tile;
(c) Slate;
(d) Architectural standing seam metal;
(e) Building-integrated photovoltaics (solar panels that double as roofing material);
(f) Green roof systems (encouraged); or
(g) Others approved by the Zoning Administrator and the Commission.
(3) Prohibited materials.
(a) Corrugated metal and other roofing materials that are not listed in division (G)(2) above are prohibited.
(b) Reflective roof surfaces that produce glare are prohibited, except for solar panels or white roofs intended to radiate absorbed or non-reflected solar energy and reduce heat transfer to the building.
(H) Elevations.
(1) Front elevation. In addition to the above articulation features, the front elevation of a building shall have:
(a) Architectural features that animate the facade along its entire length, spaced at intervals of not more than 30 feet in horizontal distance. These features may include wall sconces, display windows, faux windows, material patterning, entry areas, towers, pilasters, and columns, or other elements that create a pattern of light and shadow on the building wall.
(b) Awnings, arcades, or overhangs that project at least six feet along not less than 50% of the facade.
(2) Side and rear elevations. Side and rear elevations shall have architectural features that animate no less than 50% of the facade, which shall include:
(a) Awnings, arcades, or overhangs that project at least six feet and connect to awnings, arcades, or overhangs on the front elevation;
(b) No blank wall surfaces that extend for more than 15 or 30 feet in vertical or horizontal distance, respectively; and
(c) Wall sconces, display windows, faux windows, material patterning, entry areas, towers, pilasters, and columns, or other elements that create a pattern of light and shadow on the building wall.
(Ord. 15039, passed 4-11-2022)