(a) Purpose. To promote the design and construction of nonresidential buildings that support and enhance the residential character traditionally associated with the City of Pickerington through standards for building mass, roof forms, exterior materials, and architectural detailing. The architectural standards established herein will reinforce this desired identity and produce nonresidential development that is compatible with existing and future residential neighborhoods.
(b) Building Scale & Massing. The relationship of a building's height to its apparent width is a factor in the overall character of the building. Nonresidential buildings in Pickerington shall respect the human-scale and the scale of adjacent buildings. The following standards shall apply to nonresidential buildings as specified:
(1) Variation in massing.
A. A single, large, dominant building mass shall be avoided.
B. A building's vertical and horizontal dimensions shall be related to each other through the use of bays or articulation that visually separate the building planes into components with proportions that emphasize neither the vertical nor horizontal dimension beyond a ratio of 2.3. Figure 10 below shows a series of facades with various proportions and articulation.
FIGURE 10
Figure 10: The illustration shows the proportions of facades in a traditional-style commercial street which range from 1:1 to a 2:1 vertical to horizontal proportion. These proportions are commonly associated with the "human-scale". The second facade is an example of an unarticulated box-type store front. Without articulation, the building appears flat and lacks character. The general vertical to horizontal ratio of this facade is 2:9, which emphasizes the horizontal dimension. The third facade shows the same general area as the second with the addition of both horizontal and vertical articulation through the use of bays and gabled roof forms with dormers. Each bay or portion of the facade has a 2:1 proportion except the entry bay, which has a 2:3 proportion that helps add emphasis to the entry
C. Buildings shall have a clearly defined base, middle and top. See Figure 11 below.
1. A recognizable base may consist of, but is not limited to: thicker walls, ledges, or sills; integrally-textured materials such as stone or masonry; integrally-colored and patterned materials such as smooth-finished stone or tiles; lighter or darker colored materials from the body of the building; mullions; or panels. The use of bulkheads and water table trims are strongly encouraged.
2. A recognizable top may consist of, but is not limited to: cornice treatments, other than just colored stripes or bands, variation in masonry pattern or material or differently colored materials; sloping roof with overhangs and brackets; stepped parapets; or aligned openings and articulations.
FIGURE 11
Top of Building:
Cupola, variation in roof form, visible roof form, clerestory windows, overhanging eaves.
Middle of Building:
Fenestration, belt course, primary building material of brick.
Base of Building:
Stone “foundation”, watertable, variation of the materials on first floor, emphasized entryway, foundation plantings
(2) Articulation.
A. Primary facades. Primary facades on all nonresidential buildings shall be articulated both vertically and horizontally to relate the structure to the human scale.
1. Horizontal articulation. Horizontally long facades with a length exceeds sixty feet shall be articulated through the use of bays. Bays no greater than thirty feet in length shall be created through the use of no fewer than two of the following methods:
a. Change in wall plane such as a projection or recess. The change in depth from one bay to the next shall be a minimum of three percent of the length of the facade.
b. Change in height of wall and/or variation in roof form.
c. Change in texture or masonry pattern.
d. Windows.
e. Trellises with vines.
f. Other architectural elements and detailing such as pilasters (see trim & details) that subdivide the facade into human-scale proportions.
FIGURE 12
This side view of a front facade shows how setbacks or changes in wall plane were used to achieve horizontal articulation. The facade also incorporates variation in building materials, pilasters, and variation in wall height to provide definition from one bay to another.
2. Vertical articulation.
a. Primary facades which have total building heights over fifteen feet but not more than twenty feet shall be vertically articulated to present the appearance of a clerestory, half-story, or multiple full stories through one of the following methods:
(1) Exterior demarcation of the change in floors such as a soldier course, belt course, change in material, or masonry patterns every twelve feet or portion thereof, of vertical height, with multiple rows of windows placed at various heights including clerestory or transom windows in the case of a half-story. See Figure 13.
(2) Shed, gabled, or hipped roof forms with dormers which have windows or vents. See Figure 14.
(3) Vertical recess of wall plane to a depth of at least three percent of the building's depth, with window openings in the recessed wall indicating the presence of an upper-story. See Figure 15.
FIGURE 13
FIGURE 14
FIGURE 15
b. Primary facades which have total building heights over twenty feet shall be vertically articulated to present the appearance of at least two full stories through one of the methods listed below:
(1) Exterior demarcation of the change in floors such as a soldier course, belt course, change in material, or masonry patterns every twelve feet, or portion thereof, of vertical height with fenestration in each vertical component of the facade to indicate multiple stories (See the fenestration and windows section for required window openings). See Figure 13.
(2) Vertical recess of wall plane to a depth of at least three percent of the building's depth, with fenestration (See the fenestration and windows section for required window openings.) in the upper and lower portions of the facade indicating the presence of an upper-story. See Figure 15 above.
c. Primary facades shall have a clear base, middle, and top portion emphasized by the articulation to a human-scale. The primary facades should incorporate a variety of architectural design features, techniques, patterns, materials, and colors in a coordinated manner that relate to the overall design of the structure.
B. Visible secondary facades.
1. Horizontal articulation. Horizontally long secondary facades with a length over sixty feet that are visible from public areas shall be articulated through the use of bays. Bays no greater than thirty feet in length shall be created through the use of no fewer than two of the following methods:
a. Change in wall plane such as a projection or recess. The change in depth from one bay to the next shall be a minimum of three percent of the length of the facade;
b. Change in height of wall and/or variation in roof form;
c. Change in texture, material, or masonry pattern;
d. Windows or fenestration using "blanks" (See fenestration and windows section);
e. Trellises with vines; or
f. Other architectural detailing or accents (See the trim and detailing section) that subdivide the facade into human-scale proportions. See Figure 16 below.
FIGURE 16
This secondary facade is visible from a public road. The articulation has been carried over from the primary facade and incorporates variation in building materials and colors as well as a belt course and other trim details to break-up the facade. Variation in wall height has also been employed.
2. Vertical articulation.
a. Secondary facades visible from public rights-of-way, public areas, or residential areas (See definition of visibility from adjacent residential use.) that have exterior wall heights over fifteen feet but no more than twenty feet shall be vertically articulated to present the appearance of a clerestory, half-story, or multiple full-story buildings through one of the following methods:
(1) Exterior demarcation of change in floors such as a soldier course, belt course, change in material, or masonry patterns, every twelve feet or portion thereof, of vertical height, with multiple rows of windows placed at various heights including clerestory or transom windows in the case of a half story.
(2) Shed, gabled, or hipped roof forms with dormers that have windows or vents.
b. Secondary facades visible from public rights-of-way, public areas, or residential areas (See definition of visibility from adjacent residential use.) with exterior wall heights over twenty feet shall be vertically articulated to present the appearance of at least two full stories through one of the methods listed below:
(1) Exterior demarcation of change in floors such as a soldier course, belt course, change in material, or masonry patterns, no less than every twelve feet of vertical height, with fenestration in each vertical component of the facade to indicate multiple stories.
(2) Vertical recess of wall planes to a depth of at least three percent of the building's width, with fenestration in the upper and lower portions of the facade indicating the presence of an upper-story.
Secondary facades visible from public rights-of-way, public areas or residential areas shall have a clear base, middle, and top portion emphasized by the articulation to a human-scale (see definition of visibility from adjacent residential use). The secondary facades should incorporate a variety of architectural design features, techniques, patterns, materials and colors in a coordinated manner that relate to the overall design of the structure. (See trim and detailing section.)
C. Screened secondary facades.
1. Secondary facades facing other secondary facades of nonresidential buildings and are not visible from adjacent residential or public areas need not be articulated.
2. Secondary facades or portions of secondary facades completely screened from public or residential areas by dense landscaping or other structures shall not be required to include elements of articulation.
(3) Roof forms.
A. Purpose. Roof forms contribute substantially to the bulk or mass of a building. A balance between facade and roof form are important to promote more visually interesting buildings that relate to the human-scale and prevent bland box-like structures. Roof form will help relate nonresidential buildings to the preferred residential character for the City. Pitched roof forms are preferred for nonresidential structures but flat and asymmetric forms may also be appropriate as described below.
B. Pitched roofs. Pitched roof forms promote the residential character desired and shall be the preferred roof form for new nonresidential buildings or portions thereof. See Figure 17 below for types of pitched roofs.
FIGURE 17
Pitched roof forms.
1. Appropriate pitched roof forms for nonresidential structures include: gables (front or side), gabled with gabled or shed dormers, compound gabled, double gabled, hipped, or combinations of any of these forms. Gambrel and mansard roofs are generally discouraged on office or commercial buildings but may be appropriate on industrial buildings, some civic buildings, and gas station canopies.
2. Shed roof forms may be used as overhangs or in place of parapets on large-scale retail buildings, office buildings, or industrial buildings where full gabled roof forms or hipped roofs would be cost prohibitive or impractical. See Figure 18.
FIGURE 18
Use of shed roofs on all facades of a building allows for a void in the roof form to house equipment while still conveying the impression of a gabled or hipped roof when viewed from the ground. This roof would be further improved with dormers.
3. Shed roof forms in place of parapets (See facade extensions and parapets.) shall only be used on buildings with an exterior wall height in excess of eighteen feet.
4. When used in place of a parapet, a shed roof form shall be used in a consistent application on all facades visible from public spaces or residential areas to portray the appearance of a gabled or hipped roof form. The pitch on a shed roof is encouraged to be between 5:12 and 14:12. See Figure 19.
FIGURE 19
5. When the height of a pitched roof on a retail or office structure is forty percent or more of the total height of the building and extends horizontally more than forty feet without a break or variation in roof form, dormers shall be used to break-up the roof plane or primary facades. See Figure 20.
FIGURE 20
C. Flat roofs. Flat roofs allow for practical application on large structures and provide variety and flexibility in nonresidential building design. The following standards shall apply to the use of these roof forms in nonresidential buildings:
1. Flat roofs shall not be permitted as the primary roof form on buildings with a total building height less than eighteen feet or gas station canopies.
2. Flat roofs may be permitted on visible sides or rears of large-scale retail, office, civic, or industrial structures provided the following criteria are met:
a. Rooftop equipment is not visible from public spaces or adjacent residential areas (See definition of visible from adjacent residential areas.); and
b. Dimensional cornice moldings that coordinate with the overall design of the structure are used to cap the wall.
3. Flat roofs on primary facades of any nonresidential building shall only be permitted if:
a. They are capped by a dimensional cornice molding that vertically measured is a minimum of five percent of the exterior wall height, coordinates with the overall design of the structure, and projects a minimum of four inches from the surface of the facade. See Figure 21;
FIGURE 21
b. Rooftop equipment is not visible from public spaces or adjacent residential areas; and
c. A minimum of twenty-five percent of the lower portions of the facade with which the flat roof is associated incorporates either awnings or overhanging projections to cover walkways. See Figure 22.
FIGURE 22
D. Asymmetric or dynamic roofs. Asymmetric or dynamic roof forms allude to motion, provide variety and flexibility in nonresidential building design, and allow for unique buildings. Asymmetric or dynamic roof forms shall be permitted on nonresidential buildings provided the criteria for flat roofs in paragraph C. above are met. See Figure 23 for an example of a building with a dynamic roof form.
FIGURE 23
E. Facade extensions and parapets. Facade extensions or parapets may be used on flat roofed structures to create variation and screen rooftop equipment. The following standards shall apply to facade extensions or parapets:
1. Facade extensions and/or parapets shall be included in the measurement of total building height and exterior wall height.
2. Facade extensions and/or parapets shall be applied in a consistent manner to all visible facades of a structure to create a consistent and intentional screen for rooftop equipment without the appearance of a veneer or flat wall extended beyond the roof form when viewed in profile (See Figure 24). Exceptions may be made by the City for rear facades that are not visible from public spaces or residential areas.
FIGURE 24
Figure 24: This image shows a thin parapet extension this style is prohibited. See Figure 25 for preferred alternatives.
3. When pitched or gabled roof elements are used over entry features on otherwise flat roofed structures, the portion of the facade with the pitched roof should project from the main wall and the pitched roof should be a minimum of ten percent of the building depth or terminated into a shed or gabled roof. See examples in Figure 25.
FIGURE 25
This illustration shows the preferred methods for the use of parapets or roof forms for facades rather than the use of thin parapets as shown in Figure 24.
(4) Overhangs and covered walkways. Overhangs to provide cover for walkways or shading for windows, awnings, or projecting features that cover a portion of the facade are preferred over the projection of the whole upper portion of a primary facade, that can overshadow the articulation of the building's facade and may create a top heavy appearance.
A. Dimensional banding to provide a "marquee" area for signs or brand identification shall be prohibited.
B. Upper portions of primary facades shall not overhang lower portions of the facades to provide covered walkways or shaded windows unless at least one of the following conditions is met:
1. The overhang is finished with a shed or gabled roof form with overhanging eaves.
2. The height of the overhanging portion of the structure is less than twenty-five percent of the total building height and supported by piers, pillars or columns of sufficient width and depth to create the appearance of an arcade or other architecturally integrated feature that reiterates the articulation standards established herein. See Figure 26 for examples.
FIGURE 26
(c) Gas Station/Service Station Canopies.
(1) Purpose. The appearance and scale of a gas station or service station should not overshadow the architecture or scale of the associated buildings or adjacent development.
(2) Requirements. The following standards are intended to promote design of these canopies that is sensitive to the residential context of the City:
A. Scale. The total height of canopies shall not exceed that of the primary structure.
B. Roof form. Roof forms identified in Figure 17 shall be used for all canopies. No flat roofs shall be permitted.
C. Materials. Support columns or piers, roofing, and other exterior finishing materials shall match those used on the site's primary structure and all elements of the canopy shall be proportioned to each other. See exterior finish materials & colors.
(d) Exterior Finish Materials & Colors.
(1) Purpose. These standards are intended to achieve unity of design through compatible materials and colors in nonresidential development. The residential character of the City is directly influenced by the appearance of structures and their finishing materials. Nonresidential structures shall be finished with high-quality, durable, and attractive natural materials or manufactured materials with a natural appearance. Exterior finish materials should have low maintenance requirements and utilize colors that reflect the traditional residential character of the City.
(2) Permitted materials. Exterior finish materials shall be permitted as applicable. As with articulation, the materials may vary from the primary or visible facades to the secondary or screened facades. Other new materials meeting the purpose of these standards may be approved by the City on a case-by-case basis as a primary or accent building material:
A. Primary facades. Primary facades of nonresidential buildings shall be constructed with a primary exterior covering as defined in Table I: Permitted Exterior Building Materials. All materials should be the natural color of the permitted materials.
B. Secondary facades. Secondary facades of nonresidential buildings shall be constructed with a primary exterior covering as defined in Table I: Permitted Exterior Building Materials. All materials should be the natural color of the material or permanently colored, stained or painted to match the colors of the primary materials on the visible facades.
C. Primary materials. Primary materials refer to any material or combination of materials that provide the base covering for the building usually comprising fifty percent or more of the facade finishing material.
D. Accents & detailing.
1. Materials considered accent or detailing shall comprise no more than twenty-five percent of the facades surface. See illustrations in Figure 27.
FIGURE 27
Figure 27:
This building facade represents a total of 1,557 square feet excluding the roof area but including the gable. The area occupied by windows and doors is 548 square feet or 35% of the facade area, leaving 1,009 square feet of building facade which requires exterior materials. The percentages of the total facade area are:
5% = 78 square feet
10% = 156 square feet
15% = 234 square feet
25% = 390 square feet
The gray shaded areas represent the area covered with an "accent material"
Table 1: Permitted Exterior Building Material
BUILDING TYPES | |||||||||
Exterior Finish Materials | Large-Scale Retail | Small-Scale Retail | Hotels/Motels | Gas Station Canopies | Large-Scale Office | Small-Scale Office | Industrial | Civic & Institutional | Other |
BUILDING TYPES | |||||||||
Exterior Finish Materials | Large-Scale Retail | Small-Scale Retail | Hotels/Motels | Gas Station Canopies | Large-Scale Office | Small-Scale Office | Industrial | Civic & Institutional | Other |
Unglazed red-tone brick | PP 1, A/T | PP, A/T | PP 1, A/T | PP, A/T | PP 1, A/T | PP, A/T | PP 1, A/T | PP 1, A/T | PP 1, A/T |
Natural Stone | PP, A/T | PP, A/T | PP, A/T | PP, A/T | PP, AT | PP, A/T | PP, A/T | PP, A/T | PP, A/T |
Cut Stone | PP, A/T | PP, A/T | PP, A/T | PP, A/T | PP, A/T | PP, A/T | PP, A/T | PP, A/T | PP, A/T |
Wood Clapboard | PP, A/T | PP, A/T | PP, A/T | C, A/T | PP, A/T | C | |||
Fiber Cement Siding | PP, A/T | PP | PP, A/T | PP | PP, A/T | PP | PP, A/T | PP | C |
Cement Veneers | PS | C | C | ||||||
Brick Veneers | PP | PP | PP | PP | PP | PP | PP | C | |
Exterior Insulate Finish Systems (EIFS) | PS, A/T | A/T | PP 2, A/T | A/T | PS, A/T | A/T | PS, A/T | PS, A/T | C |
Decorative Concrete Masonry Units | PS | A/T | PS | A/T | PS, A/T | PP/ AT | C, A/T | ||
Tilt-Up Architectural Concrete | PS | PS | PS | PS | C | ||||
Decorative metal siding | PS | PS | C | ||||||
Steel Sheet Siding | PS | C | C | ||||||
Wood Trim, Moldings | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
Fiber Cement Trim, Moldings | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
Metallic Flashing or Trim (aluminum, steel, copper, brass) | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
Vinyl Trim | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
PVC Trim or Moldings | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
Terra-Cotta Details or Tile | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
White-Washed Brick | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
Glazed Brick | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
Glazed or Unglazed Decorative Tiles | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
Cast or Wrought Metal | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T | A/T |
1 - TRADITIONAL OR LARGE SCALE BRICK
2 - ONLY ON UPPER STORIES
PP Permitted/Primary and Secondary Facades
PS Permitted/Secondary Facades
A/T Permitted as Accent (See paragraph (d)(2) hereof)
C Conditionally Permitted (See paragraph (d)(2) hereof)
2. Permitted accent or detailing materials for all nonresidential structures are detailed in Table I: Permitted Exterior Building Materials.
E. Conditional or new materials. Materials listed as conditionally permitted or new materials not listed as prohibited in these standards may be approved by the City on a case-by-case basis provided the City finds the proposed material meets the intent of paragraph (d)(1) hereof.
F. Facades. Facades of nonresidential buildings shall be constructed with a primary exterior covering as defined below:
1. Large-scale retail or large-scale office. Example buildings include strip centers, big box retailers, movie theaters, hotels/motels, and high-rise office.
a. Primary facades and visible secondary facades. Primary facades and visible secondary facades of large-scale retail structure shall have a primary exterior covering of fifty percent or more of unglazed red-toned traditional-sized brick, large-scale brick, natural stone, cut stone, fiber cement siding, brick veneer, or some combination of these materials.
b. Screened secondary and rear facades. Screened secondary and rear facades not visible from residential or public areas may be finished with tilt-up architectural concrete panels, decorative concrete masonry units, exterior insulate finish system (EIFS), or any of the permitted materials for the visible facades. All materials should be permanently colored, stained, or painted to match the colors of the primary materials on the visible facades.
2. Small-scale retail or small-scale office.
a. Example buildings include strip centers, restaurants, bars, banks, general retail, professional offices, daycares, and nursing homes.
b. Small-scale retail or office structures shall have a primary exterior covering or red-toned traditional-sized unglazed brick, natural or cut stone, natural wood clapboard, fiber cement siding, or some combination of these materials on all facades.
3. Industrial. Example buildings include light industrial; flex building, office buildings, and storage buildings.
a. Primary facades and visible secondary facades. Primary facades and secondary facades (or any portion thereof) visible from public or residential areas, shall be finished with red-toned traditional-sized unglazed brick, large-scale brick, brick veneers, natural stone, cut stone, fiber cement siding or some combination of these materials. Wood clapboard may be considered appropriate in some applications.
b. Screened secondary and rear facades. Secondary and rear facades not visible from residential or public areas may be finished with tilt-up architectural concrete panels, decorative concrete masonry units, EIFS, cement veneers, metal or steel siding or any of the permitted materials for the visible facades. All materials shall be permanently colored, stained, or painted to coordinate or match the materials used in the visible facades.
4. Civic & institutional buildings. Example buildings include schools, universities, public service buildings, hospitals, churches, auditoriums, and other similar buildings.
a. Primary facades and visible secondary facades. Primary facades and secondary facades visible from roads or residential areas shall have a primary exterior covering of red-toned traditional-sized brick, large-scale brick, natural stone, cut stone, natural wood clapboard, fiber cement siding, brick veneer, decorative concrete masonry units, tilt-up architectural concrete panels, or some combination of these materials. Cement veneers and steel siding may be conditionally approved.
b. Screened secondary and rear facades. Secondary and rear facades not visible from residential areas or roads shall be finished with decorative metal siding, EIFS, or any of the permitted materials for the visible facades. All materials shall be permanently colored or painted to coordinate or match the materials used in the visible facades.
G. Roofing.
1. The following are the permitted materials for visible roofing on all nonresidential structures:
a. Slate;
b. Synthetic slate; or
c. Dimensional asphalt shingles.
2. The City may consider additional or new manufactured materials that meet the purpose of the materials standards in this section on a case-by-case basis.
3. Retail, industrial, office, and civic buildings may employ standing seam metal roofing on a limited basis upon approval of the City, when the application of the material is consistent with the purpose of this section.
4. Alternative materials that are consistent with the purpose of this section, are durable, coordinated with the architecture of the building, and are of permitted colors as listed in paragraph (d)(3) hereof for visible asymmetric or dynamic roofs shall be approved on a case-by-case basis.
H. Awnings or fabric canopies.
1. Awnings or fabric canopies shall be made of canvas or other durable non-glossy outdoor grade fabric in a permitted color listed below that coordinates with the overall design of the building.
2. Awnings or fabric canopies in a primary or trademarked color shall not be permitted on any building.
3. Awnings or fabric canopies may contain logos or names in trademarked colors that comply with the sign code.
4. Backlit awnings or canopies are prohibited.
(3) Permitted colors. Nonresidential buildings shall have primary materials, accents, roofing, and awnings/canopies finished in the range of the permitted color palette as follows: browns, warm grays, tans, creams, black, white, dark reds, dark blues, dark greens, naturally colored stone, brick red, and red-toned bricks. The City may consider other colors on a case-by-case basis that comply with the purpose of this section.
(4) Color and material variation.
A. Primary surfaces and accents. Each building facade shall be limited to a combination of no more than three coordinated colors and/or materials including primary and accent materials. Large expanses of white or very light colors are discouraged.
B. Trims and detailing. Trims and detailing may be constructed of additional materials; however, detailing (e.g. window casings, accent trims, cornice moldings, etc.) is encouraged to be finished in a material or color which contrasts with the primary color to add emphasis to the effect of the trim.
C. Transition of materials.
1. Same facade. When a transition from one material to another is made on the same facade, it shall be completed either with appropriate trim or as an accent with variation such as quoining or reveals based on material thickness. See Figure 28 for examples.
FIGURE 28
This building example shows how a variety of materials can be successfully transitioned with changes in thickness
2. Different facades. When a transition in materials is made from one facade to another, the transition of materials shall be made at an inside corner.
(5) Masonry.
A. Brick patterns (bonds).
1. When traditional-sized brick or large-scale brick is used in a facade, the brick shall be laid in an American Common Bond, Running Bond, Flemish Bond, or English Bond. Stack Bond may only be used as accent. Soldier and sailor courses and rowlock courses are also appropriate as accent. See illustrations below in Figure 29.
FIGURE 29
This figure illustrates the various types of brick or bonds used in masonry. Source: http://www.oldvirginiabrick.com
2. Whitewashed or glazed brick shall only be permitted as accents.
B. Masonry mortars. Masonry mortars shall be of a traditional medium warm gray or slightly tinted to coordinate with the brick and moderate the contrast between the brick and mortar. Mortar colored to exactly match the brick or stone creates a flat appearance and is discouraged. Very white or light colored mortars also create an artificial appearance and are discouraged.
(e) Entries and Doors. Entrances to buildings or tenant spaces shall be clearly identifiable and enhance the architecture of the building.
(1) Identifiable entrances. In all cases, the main entrance of the building or tenant space should be easily identifiable and should provide a strong statement for the building using architectural articulation, detailing, specialty pavement, hardscaping, landscaping or a combination of these elements.
A. Large-scale commercial buildings, industrial building, office buildings, and civic buildings are particularly encouraged to incorporate facade projections or variations in roof form to emphasize the location for customer or main entrances and reemphasize the building's articulation.
B. Small-scale commercial and office buildings should also place an emphasis on main entryways; however, the features should be kept in proportion with the scale of the overall building mass.
(2) Unique business identity. Entrances should be designed to allow individual business to present a clear business image without compromising the unity of the facade or the general character of the City. Entries shall not be solely identified by signage. See Figure 30.
FIGURE 30
(f) Fenestration and Windows. Fenestration or the pattern of window openings in a facade assists with the articulation of the building and improves the visual appearance of structures.
(1) Window scale and proportions. Generally windows with vertical proportions are closer in style to those traditionally used in residential architecture and help relate nonresidential buildings to the desired residential character of the City. However, display windows and other forms of horizontally oriented windows may be acceptable in larger-scale structures where the horizontal window openings can be incorporated into the overall building design. Large expanses of glazing shall not be permitted.
A. Windows should generally be between fifty percent and eighty percent of the floor height in which they are installed.
B. Horizontally proportioned windows are encouraged to be divided into vertically proportioned components either through multi-part windows (shown in Figure 31) or other divided lights.
FIGURE 31
FIGURE 32
These images show horizontally formatted windows that are divided into vertical components. Figure 32 shows the appropriate way to incorporate glazing on the ground floor with a bulkhead used rather than running the glazing to grade
C. Windows or glazing shall not be installed to run from grade. A bulkhead constructed of brick, stone, wood, or fiber cement siding with a minimum height of eighteen inches shall stand between the base (sill) of the window and grade. This area should be finished to enhance the architecture of the building. Inclusion of a water table, knee wall, or kick plate is encouraged to articulate the base of the facade.
D. Windows shall be modulated and separated by structural walls finished in permitted materials. Fully glazed facades shall not be permitted.
E. Multi-story windows may be reviewed and approved by the City on a case-by-case basis.
(2) Fenestration patterns and rhythm. A recognizable pattern or rhythm shall be established with the placement of window openings.
A. Generally, window openings or groups of windows should be equidistant from one another to create a regular pattern. A horizontal distance greater than one and one-half times the width of the windows or group of windows should be avoided unless other elements of the facades detailing or building articulation help continue an established pattern. For instance, a series of bays with windows may be alternated with a series of bays without windows. Figure 33 shows how the grouping of two sets of blanks is separated by a bay with no windows which is approximately equal in width to the group of windows. Figure 35 shows fenestration where the spacing between windows is equal to the width of a window.
FIGURE 33
B. When a genuine window opening is not feasible, variation in the facade's pattern or the use of "blanks" on mortar buildings and shuttered windows on non-mortar buildings may be considered appropriate. See Item 4. Blanks below for specifics on blanks.
C. Windows on upper stories should generally be vertically aligned with lower story windows or off-set in a manner that creates an intentional pattern. If the distance between the lintel of the first floor window and the second floor windows is greater than two times the height of the upper story window spandrel panels shall be used. See Figure 34 which shows spandrel panels used to improve articulation.
FIGURE 34
D. Windows used to establish a fenestration pattern should generally be of the same size; however, smaller or larger windows may be employed to create variation and interest. Portals or smaller windows that are used in groupings are examples of this.
(3) Glazing. At least fifty-percent of all glazing between two and ten feet from grade or on the ground floor of commercial buildings shall have a visible transmittance (VT) of 0.6 or higher. Glazing above twelve feet from grade may have lower levels. Lower VT levels may be employed in other nonresidential buildings for climate control purposes; however, fully opaque glazing or mirrored glazing is prohibited. Spandrel or other opaque glass may be appropriate in very limited applications as an accent but not as a replacement for the required window openings.
(4) Blanks. Blanks or bricked in openings may be employed in locations where genuine window openings are not feasible due to internal layout to continue an established window pattern. However, no more than twenty-five percent of the openings in a primary facade may be blanks. In masonry, or stucco buildings the blank may appear to be a bricked or filled in window. On non-masonry buildings, closed shutters can be used rather than an actual window to convey the impression of the window. See Figure 35.
FIGURE 35
This office building employs bricked-in openings to continue the rhythm of open windows where openings were not feasible. This is a side facade which faces the side of a building of similar design.
(5) Required fenestration. Including windows in building facades adds transparency and thereby helps reduce the bulk and monotony of fully opaque or solid surfaces. Generally, window openings shall emphasize articulation and enhance the detailed appearance of the structure. The following standards describe the required per Len ages of windows on the various facades based on the type o building. The method to calculate fenestration area is shown in Figure 36.
FIGURE 36
This illustration shows how to determine the required area for openings. This example shows the percentages required for primary facades 50% on the first story and 25% on the second story. The measurements shown can be applied to all of the requirements for all building types and percentages, as detailed in the following standards
A. Large-scale commercial.
1. Primary facades.
a. At least fifty percent of the wall area between two and ten feet above grade shall consist of windows; however; no more than twenty-five percent of the windows may be blanks.
b. On second floors, at least twenty-five-percent of the wall area between three feet as measured from that stories finished floor and three feet down from the finished ceiling shall consist of glazing.
c. If a single-story building has a facade taller than twenty feet the facade area above twelve feet is subject to the same window requirements as the second floor requirements in paragraph b. above.
2. Visible secondary facades.
a. On all other publicly visible facades, at least thirty-five percent of the wall area between two and ten feet above grade shall consist of window openings, no more than fifty percent of the required openings may be blanks; and
b. On second floors, at least twenty-five percent of the wall area between three feet as measured from that story's finished floor and three feet down from the finished ceiling shall consist of glazing.
c. If a single-story building has a facade taller than twenty feet, the facade area above twelve feet is subject to the same window requirements as the second floor requirements in paragraph b. above.
3. Screened secondary facades. No fenestration or window openings are required on fully screened secondary facades.
B. Small-scale commercial.
1. Primary facades.
a. At least forty percent of the wall area between two and ten feet above grade shall consist of window openings, no more than twenty-five percent of the required window openings may be blanks; and
b. On second floors, at least twenty-five percent of the wall area between three feet as measured from that story's finished floor and three feet down from the finished ceiling shall consist of glazing.
c. If a single-story building has a facade taller than twenty feet the facade area above twelve feet is subject to the same window requirements as the second floor requirements in paragraph b. above.
2. Visible secondary facades.
a. At least thirty percent of the wall area between two and ten feet above grade shall consist of window openings, no more than twenty-five percent of the required window openings may be blanks; and
b. On second floors, at least twenty-five percent of the wall area between three feet as measured from that story's finished floor and three feet down from the finished ceiling shall consist of glazing.
c. If a single-story building has a facade taller than twenty feet the facade area above twelve feet is subject to the same window requirements as the second floor requirements in paragraph b. above.
3. Screened secondary facades.
a. If a secondary facade is fully screened no windows are required.
b. If a small-scale commercial building is on an outlot and the rear or secondary facades face or abut parking, or the front of another commercial use; the following provisions shall apply:
i. At least forty percent of the wall area between two and ten feet above grade shall consist of fenestration openings. All of the openings may be blanks.
ii. On second floors, at least twenty-five percent of the wall area between three feet as measured from that story's finished floor and three feet down from the finished ceiling shall consist of glazing.
iii. If a single-story building has a facade taller than twenty feet the facade area above twelve feet is subject to the same window requirements as the second floor requirements in paragraph ii. above.
C. Offices, civic, & institutional.
1. Primary and visible secondary facades.
a. At least thirty-five percent of the wall area between two and ten feet above grade shall consist of windows, blanks shall not be permitted on primary facades, and no more than twenty-five percent of the required window openings may be blanks on a secondary facade; and
b. On upper floors, at least thirty-five percent of the wall area between three feet as measured from that story's finished floor and three feet down from the finished ceiling shall consist of glazing.
c. If a single-story building has a facade taller than twenty feet the facade area above twelve feet is subject to the same window requirements as the upper floor requirements in paragraph b. above.
2. Screened secondary facades. A quantity of window openings is not specified for screened secondary facades; however, the use of regularly placed windows that provide light and ventilation to the interior of the building is strongly encouraged. When possible the established fenestration pattern from the visible facades should be continued on screened secondary facades.
D. Industrial.
1. Primary facades. A quantity of window openings is not specified for the primary facade; however, window openings and blanks are encouraged to be added to compliment the overall building design and materials.
2. Secondary facades. No window openings are required on secondary facades; however, windows may be added to compliment building design or be provided for light and ventilation.
(g) Trim and Detailing. In addition to the very broad massing and scale of a building, the application and use of trim and detailing contribute to the character and quality of a structure and help define a specific style or type of architecture. While, no specific architectural style is required for buildings in the City, attention to detail and a high level of finish shall occur. This section provides standards for the inclusion of architectural trim and details.
(1) Trim. Trims refer to ornamental or projecting framing or design elements around openings, at corners, along eaves, and other architectural elements attached to the exterior walls of a building that do not serve a structural purpose. Applied moldings, woodwork, or other linear finishing elements that add dimension and definition or an "outline" to elements of a building's facade are examples of trim. They are applied to cover transitions in materials, and provide finish to a facade.
A. Trim shall be of an appropriate type and scale to convey an architectural style for a building. Generally, narrow trim should be used on smaller elements and on smaller buildings while wider trim should be used on larger structures.
B. Trim should be used around facade openings to add dimension and emphasis.
C. Trim should be a contrasting color to the primary facade to help define the facade openings and articulation. However, the City may approve non-contrasting trim and detailing if it enhances the articulation and character of the structure. See Figure 37.
FIGURE 37
This building shows the emphasis added by incorporating trim that contrasts with the main color of the building. The entryway, windows and outline of the structure are enhanced by the contrast and made clearly visible
(2) Detailing. Detailing refers to other elements that are installed, attached, painted or applied to the exterior of a building or structure for the purpose of ornamentation or artistic expression and assist in the articulation of a facade adding dimension or character. Some features included in detailing are:
a. Cornices h. water tables, knew walls
b. projecting eaves i. pillars, piers, pilasters, columns
c. gutters and downspouts j. decorative ornamentation
d. belt courses i. terra cotta
e. sills ii. tiles
f. lintels or hoods iii. quoining
g. spandrels
Examples of detailing are shown below in Figure 38. The letters correspond to the listed items above.
FIGURE 38
(h) Mechanical Equipment. Mechanical equipment shall be screened and/or incorporated into the architectural design of the building.
(1) Rooftop equipment. Rooftop equipment shall be located in a manner so that it shall be screened from view of the public. It shall be screened by appropriately designed parapet walls, or other rooftop features such as cupolas that are architecturally integrated with the overall design of the structure.
(2) Ground mounted equipment & service structures. See chapter regarding landscaping and buffering for service structures for specific screening requirements.
(3) Utility housings. All utility housings, junctions, and other exterior duct work or conduits shall be painted or permanently colored to match the basic building material color on which it is located to reduce the impact of its appearance unless it can successfully be integrated with other trim or detailing in a manner that enhances the architectural style of the structure.
FIGURE 39
(Ord. 2014-27. Passed 8-5-14.)