The intent of building design standards is to ensure a base level of quality architecture that is responsive to its context and contributes to the established architectural character of an area rather than a design solution that is based on a standardized formula or market prototype superimposed on the selected site. Not all buildings in the surrounding area contribute equally to the area character and each example shall be weighed against the balance of all other projects. In areas with little, no or poor immediate context, or under redevelopment, proposals should add to area character without rigid uniformity of design.
A. Variation in Massing. The design of a building shall reduce its apparent mass or bulk by dividing the building into smaller masses. The internal function of the building may indicate a logical hierarchy for breaking the mass of the building. The apparent mass of a building may be reduced by the following techniques such as:
1. Variations in roof form and parapet heights;
2. Incorporating clearly pronounced recesses and projections;
3. Introducing wall plane offsets (dimension established by building module);
4. Use of other reveals and projections and subtle changes in texture and color of wall surfaces;
5. Use of deep set windows with mullions;
6. Use of ground level arcades and second floor galleries/balconies; or
7. Other techniques that reduce the apparent mass of a building.
B. Character and Image.
1. Building design shall contribute to the uniqueness of established neighborhoods by harmonizing design elements of the adjacent architecture such as the following:
a. Scale and massing of structures;
b. Roof and parapet forms;
c. Door and window fenestration pattern; and
d. Materials.
2. In multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive sense of place.
3. Building design that is based on a standardized formula associated with a business or franchise shall be modified if necessary to meet the provisions of this section.
C. Building Facade Treatment.
1. Minimum Wall Articulation. Exterior walls shall be articulated in order to add architectural interest and variety and avoid the effect of a single, long or massive wall with no relation to human size. Articulation shall be visually established by using architectural features such as columns, ribs or pilasters, piers, and fenestration pattern. The following minimum wall articulation treatment standards shall apply:
a. Exterior walls over 50 feet in length that face a street or connecting walkway shall be divided and include at least two of the following within each successive articulation:
i. Change in wall plane, such as projections or recesses extending at least 20 percent of the length of the facade;
ii. Change in texture or masonry pattern;
iii. In. windows; or
iv. An equivalent element that subdivides the wall into human scale proportions.
b. All sides of the building shall include compatible materials and design characteristics consistent with those on the primary facade. The degree of consistency required will be in proportion to the visibility of the side to the public or to an adjacent Residential District.
2. Primary Facade. The primary facade shall be subdivided and proportioned using features such as windows, entrances, arcades, and awnings.
3. Windows. For Commercial Use Types as listed in Sec. 1104.0100
, transparent windows shall occupy at least 40 percent of the area between two and ten feet at grade from the base of the primary elevation facing the right-of-way. For corner properties, transparent windows shall also occupy at least 20 percent of the area between two and ten feet at grade from the base of the elevation facing the side street. This window glass shall be transparent to permit views of activity and/or display areas within the building, and shall not be obstructed during business hours. Framing elements up to 4 inches in width may be included to meet this requirement.
4. Entrances.
At least one primary entrance shall be oriented to the street. This entrance shall open to a connecting walkway leading to the sidewalk, per Sec. 1109.0204
. Primary entrance(s) must be unlocked and accessible during business hours. Primary building entrance(s) shall be clearly defined and contrast with the surrounding wall plane using techniques such as the following:
a. Recessed or framed by a sheltering element such as an awning, arcade, portico or overhang;
b. Raised corniced parapets over the door or peaked roof forms;
c. Architectural detail such as tile work and moldings integrated into the building structure and design; and
d. Integral planters or wing walls that incorporate landscaped areas.
5. Base and Top Treatments. The design of a building shall reduce its perceived height by dividing the building mass into smaller scale components. One way to achieve this breakdown is to provide a well-defined base, middle and top to the building using the following techniques:
a. A solid building base may be achieved by elements such as low planters and walls, base planting, a base architectural veneer banding (wainscot) and treatments defined by a different material, texture or color.
b. A solid building base (and a more articulated building mass) may be achieved by the addition of covered walkways, or architectural awnings that provide deep shadow at ground level.
c. Using features such as distinct and multiple architectural roof forms, clearly pronounced eaves, and distinct parapet designs and cornice treatments may achieve a well-defined building top.
6. Exterior Building Materials and Color. See Section 1109.0500
, Building Facade Materials and Color.
(Ord. 170-04. Passed 3-23-04; Ord. 246-20. Passed 7-13-20.)