(A) Application. The following design standards shall apply to all properties located within the Freeway Overlay Zone. The standards will be used during the project review process to ensure the highest level of quality and architecture is applied within the Freeway Overlay Zone. These design standards shall apply to new construction, exterior building or landscaping alterations, and to any modification to an approved landscaping plan.
(B) Exemptions. When in compliance with all other city ordinances, the following projects are exempt from the provisions of this section:
(1) Underground construction that will not leave any significant, permanent marks on the surface after completion. Utility boxes, piping and appurtenances are not exempted from these provisions;
(2) Interior remodeling; and
(3) Maintenance work on buildings, landscaping, or grounds (including parking lots) that does not significantly alter the appearance or function of the building, landscaping, or site.
(C) Metal buildings.
(1) Metal buildings are prohibited within the Freeway Overlay Zone, with the exception of those that are permitted in accordance with § 155.461.
(2) All metal buildings within the Freeway Overlay Zone shall comply with the provisions identified in Ord. 822.
(3) Existing buildings or structures having exterior walls and roofs comprised substantially of metal frames or sheet metal shall be refaced and constructed with walls comprised of a non-metallic material. The material used to reface the structure shall be properly integrated into the existing architecture to provide a pleasing, attractive appearance and contemporary architectural design.
(D) Roofscapes. Due to the high level of visibility of buildings adjacent to the freeway, special emphasis shall be given to the visual appearance of the roof as viewed from the freeway and frontage roads. Roofscapes shall be carefully evaluated during the entitlement review process. Roof materials and design shall be integrated into building design to meet the requirements and characteristics of the Freeway Overlay Zone.
(1) No equipment or ductwork shall be allowed on the roof of any structure within view from any freeway, bridge or frontage street.
(2) All mechanical equipment and ductwork shall be constructed within a building structure or completely screened from view.
(3) The following roof materials may not be used on commercial and industrial buildings visible from the freeway: corrugated metal, highly reflective surfaces and illuminated roofing.
(4) The roofline at the top of the structure shall not run in a continuous plane for more than one 100 feet without offsetting or jogging the roof plane.
(E) Architectural treatments.
(1) Architectural treatments of commercial and industrial buildings located in the Freeway Overlay Zone must be of superior quality and design because of their visibility from the freeway.
(2) Building design shall be subject to the following requirements:
(a) All buildings must be constructed of durable, maintenance-free materials;
(b) Various building materials and colors shall be used to create visual interest. Color bands shall also be used to break up monochromatic walls;
(c) Architectural treatments shall include variations of mass, height, materials, colors, and textures to maintain a visually appealing appearance along the freeway corridor;
(d) Reflective windows shall be used at building entryways and "false" reflective windows shall be used to break up monotonous building walls;
(e) Various types of building cladding shall be used to produce different texture, shade, and shadow effects;
(f) All buildings should feature a dominant (main) color on all elevations. Light colors in the white, cream and tan ranges are preferred;
(g) 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 Planning Director. Contrasting materials, textures, and colors shall be used to add emphasis to building entrances and to articulate long expanses of building walls;
(h) Facades fronting or clearly visible from the key streets shall be especially attractive. Long, unarticulated facades are prohibited and wall shall not run for more than 50 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 (does not include signage and advertisements), 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. Approximately one-third of the building frontage shall incorporate window treatments for any structure located within the Freeway Overlay Zone;
(i) Blank front and side wall elevations shall be prohibited on street frontages;
(j) Buildings and main business entrances shall be oriented toward key streets. Other entryways may be used on other sides of properties to allow passage from parking areas;
(k) The Director of Planning and Development may grant exceptions or modifications to the aforementioned design standards for building facades or elevations that are not visible from the freeway, freeway on or off ramps, bridges, or local roads as determined by the Department of Planning and Development; and
(l) Projects within the Freeway Overlay Zone are subject to the Art in Public Places Ordinance (Title III, Chapter 38).
(F) Soundwalls.
(1) Soundwalls shall be used to minimize the visual, acoustic, and physical impacts generated by vehicles traveling along the freeways.
(2) Soundwalls shall be designed with a unifying theme to increase the visual continuity of the corridors and establish visual links with other aesthetic components in the corridors.
(3) Long expanses of blank walls shall be prohibited. Such walls are more susceptible to graffiti, leading to higher maintenance costs and unnecessary visual blight.
(4) Use of undecorated block walls is prohibited within freeway corridors.
(5) Soundwall base colors shall consist of natural earth tones such as tan, rust, brown, or gray. Additional accent colors and patterns may be used to enhance the appearance of the soundwalls subject to approval by the Planning Director or his or her designee.
(6) The following design features shall be incorporated into all soundwalls:
(a) An architecturally appealing relief or scoring combined with climbing vines;
(b) Variations in texture and color;
(c) Use of multiple building materials or their likeness; and
(d) A tiered or "step-down" treatment to transition the wall back to landscape areas.
(G) Bridge and overpass treatment.
(1) Bridges and overpasses shall be heavily landscaped, integrate interesting architectural features, and/or incorporate public art.
(2) Landscaping treatments shall use creeping vines, trees, or other plants suitable to the local environment.
(3) Landscaping shall be used so that at least 50% of the blank portions of a bridge or overpass wail shall be screened. Screening options shall include public art, attractive architectural features, or unique building materials.
(4) Sufficient lighting shall be included on, underneath, and around bridges and overpasses to enhance safety for pedestrians and vehicles.
(5) Architectural features shall be incorporated into all overpasses and bridges to enhance the appearance of the functional elements.
(6) Public art used on bridges and overpasses shall portray images unique to the city and shall be commissioned by local artists when possible.
(H) On and off ramp treatment.
(1) On and off ramps represent the area of transition for motorists between the local street network and the freeway.
(2) Ramps shall be heavily landscaped and contain attractive, high quality fencing or soundwall materials.
(3) Non-plant materials shall be arranged in an attractive manner and be consistent with design themes present throughout the corridors.
(Ord. 931, passed 2-27-03; Am. Ord. 1090, passed 9-28-17)