The façade articulation standards in § 155.175.15(A) provide a clear and objective approach to ensure that residential building façades have variation and depth in the plane of the building in order to create a more interesting and welcoming environment to pedestrians. The additional discretionary standards in § 155.175.15(B) apply to nonresidential buildings. The screening standard in § 155.175.9 ensures that mechanical equipment is screened or otherwise minimized so that it does not detract from the pedestrian environment.
(A) The façades of residential buildings or the residential component of mixed-use buildings which are visible from a primary street frontage shall meet the following standards. The design shall incorporate design features such as varying rooflines, offsets, balconies, projections (e.g., overhangs, porches, or similar features), recessed or covered entrances, window reveals, or similar elements that break up otherwise long, uninterrupted elevations. Such elements shall occur at a minimum interval of 20 feet, and each floor shall contain at least two elements from the following options:
(1) Recess (e.g., porch, courtyard, entrance balcony, or similar feature) that has a minimum depth of four feet;
(2) Extension (e.g., floor area, porch, entrance, balcony, overhang, or similar feature) that projects a minimum of two feet and runs horizontally for a minimum length of four feet; or
(3) Offsets or breaks in roof elevation of two feet or greater in height.
(B) The façades of nonresidential buildings or the nonresidential component of mixed-use buildings which are visible from a primary street frontage shall meet the following requirements.
(1) All buildings must be constructed of durable, maintenance-free materials;
(2) Various building materials and colors shall be used to create visual interest.
(3) Architectural treatments shall include variations of mass, height, materials, colors, and textures to maintain a visually appealing appearance;
(4) Various types of building cladding shall be used to produce different texture, shade, and shadow effects;
(5) All buildings shall feature a dominant (main) color on all elevations. Light colors in the white, cream and tan ranges are preferred;
(6) Buildings may use up to three contrasting colors that complement the building's dominant color. Use of more than three contrasting colors is subject to approval by the Director of Planning and Development. Contrasting materials, textures, and colors shall be used to add emphasis to building entrances and to articulate long expanses of building walls;
(7) Long, unarticulated facades are prohibited, and walls shall not run for more than 25 feet in one continuous plane without significant enhancements. Enhancement features include entry augmentations, horizontal offsets, change in roofline, unique corner treatment, reveal lines, building offsets, facade pop-outs, off-set bricks, window frames, glass treatments and changes in materials (tile or masonry materials), colors, texture, and finishing. Public art, murals (which does not include signage and advertisements, and which has been approved by the Heritage Arts Advisory Committee), and rich landscaping are also an acceptable option to enhance building facades. Windows and doors are key elements of any structure’s form and shall relate to the scale of the elevation on which they appear. Recessed openings help to provide depth and contrast on elevation planes.
(C) Varied roof lines. Buildings may exceed the height limit by up to 14 feet for a maximum of 30% of a building’s footprint where 30% of the building footprint is lower than the height limit by the same amount. This allowance is not applicable within interior/rear stepbacks and may not be used in conjunction with a concession for building height through density bonus.
(D) Modulation.
(1) Façade modulation. Façades shall be modulated with at least three of the following elements:
(a) Balconies recessed at least two feet in depth;
(b) Vertical pilasters three inches in depth reflecting building structure or architectural style;
(c) Horizontal bands, trims, or reveals three inches in depth along multiple levels;
(d) A change in material or texture (excluding windows, doors and railings).
(2) Façade length. Street-facing façades of 150 feet or longer shall include a minimum break of 10% of the façade length or 20 feet in width, at least ten feet deep and open to the sky.
(3) Corner treatments. Corner-facing facades of 75 feet or longer shall incorporate at least two of the following elements within 50 feet of the building corner along the primary frontage:
(a) A building entrance;
(b) A change in height of at least four feet for an area ten feet by ten feet minimum;
(c) A change in façade plane on upper stories of at least two feet in depth;
(d) A change of façade material or texture (excluding windows, doors and railings);
(e) A public open space or outdoor dining.
(Ord. 1131, passed 9-5-23)