The intent is to create building facades throughout this development that are varied and articulated to provide visual interest to pedestrians and to establish a unique identity for the development. The architectural design of any building within this development shall be acceptable to the city. The architecture shall attempt to express a creative presentation by careful attention to exterior building materials and details, use of fenestration, and change in building mass within the plan and roof design to lessen the plainness of appearance which can be characteristic of large commercial buildings. Building design, materials, and colors shall provide continuity amongst buildings to unite all structures within the development into one project concept. All sides to each building shall receive high quality materials, finishes, and details (360 degree architectural treatment). There are no "backs" to a building. Materials should be durable, economically maintained and of a quality that will maintain their appearance over a prolonged time.
On file with the city are conceptual architectural illustrations to be implemented illustrating the general architectural style and materials. Once city approval is gained on a particular building design, any changes in design before or during construction must be reviewed and approved by the city's development services department.
A. All buildings within this development shall accommodate or incorporate the following in building design and materials:
1. Corporate architecture shall be prohibited.
2. Buildings shall be organized to create a logical and identifiable relationship with the site and other buildings, open spaces, pedestrian circulation paths.
3. The use of building articulation and materials which break up the building mass into modules that respect a pedestrian scale and reflects proportions similar to other buildings within the development.
4. The building's design should meet context and site objectives such as providing gateways, creating visual and physical linkages and framing or terminating views.
5. Variation in building height, mass and roof forms shall be provided to create interest while still maintaining an overall building continuity. Roofs should not be designed as attention getting devices related to the reinforcement of signage or as an identifiable corporate image.
6. Entrances into buildings should be easily identified through the use of building design and detailing. Projected or recessed entryways, change in rooflines, addition of awnings or changes in building material are examples that can create this effect.
7. Shifts in building planes/facades and variation in exterior materials shall be incorporated to minimize long expanses of wall. Long blank walls shall be prohibited.
8. Ground floor tenant areas should provide the maximum possible glazing toward sidewalks to provide pedestrians with visual interest. Use of reflective glass or mirrored glass is discouraged. Efforts should be made to use clear glass on storefronts, windows and doors to promote the linkage of the interior and exterior of buildings.
9. Natural materials such as brick and stone shall be used as the major elements of the facade, architectural concrete or metal acceptable to the city can be incorporated in the design. The use of EIFS or synthetic stucco shall be used in moderation and primarily used as an accent or trim material and not within six feet (6') of grade. Use of vinyl materials is prohibited.
10. Variation in materials, material modules, expressed joints, textures, colors and details should be used to break up the mass of the buildings. Materials should change with the change in building planes.
11. Trim and structural elements such as posts or columns shall be sized to the scale of the building.
B. Architectural design for multi-family buildings shall express a creative presentation of exterior building materials, details and treatment of windows and doors. All facades of the building in public view or which are visible from parcels surrounding the development shall be treated with the same level of architectural style and detail. Design strategies to lessen the plainness of appearance which can be characteristic of large residential buildings shall be incorporated in the building design.
1. Building design shall incorporate changes in building plane, wall heights and roof forms that break up the building into modules which reflect the individual dwelling units within the building. Strategies include:
a. Facade modulation: stepping back or extending forward a portion of the building;
b. Changing the roof height and form by alternating dormers, stepped roofs, gables, or other roof elements organized with the changes in plan or to identify individual dwelling units;
c. Easily identifiable entrances achieved through changes in building form, materials and details.
2. Building form and materials should provide unique treatment of the individual units, but still maintain the cohesive design of the development. Designs that are repetitive in form and material use should be avoided. Unit design should incorporate elements such as balconies and roof decks to reinforce the connection between the residents and the activities within the development. A minimum of eighty percent (80%) of the multi-family units within the development must provide a balcony or porch to provide a usable outdoor space of at least five feet (5') deep.
3. Building design shall incorporate durable and substantial buildings materials such as brick, stone, on all sides of the building primarily on the base (lowest) story of the building. Vertical or lap siding, shakes and stucco can encompass the remaining area, combining a variety of colors and textures along with trim and details to provide visual interest within the development. Use of natural materials is encouraged, composite materials such as fiber cement and wood composites are appropriate substitutions. Vinyl siding may be used only with appropriately scaled trim and not as the majority cladding material. Asphaltic shingles shall be allowed provided the shingle materials are of a heavier grade that produces a shake or shadowing effect and is consistent with the color and materials used for the development. Materials should change with the change in building plane and be arranged to have the appearance of three-dimensional elements. Trim and structural elements such as posts or columns shall be sized to the scale of the building. Door and window openings shall be incorporated on all sides of the building.
4. The architectural details of detached garages should incorporate the materials and treatments of the dwelling unit, such as windows, doors, trim and materials and the architectural style of the dwelling unit. Building design should minimize the dominance of garage doors on the facade. Design options that can mitigate the dominant appearance of garages are as follows:
a. Enhanced garage facade design such as the addition of engaged columns, secondary roof forms or decorative garage doors.
b. For garages included in the primary building, recessing the garage door from the surrounding facade a minimum of twelve inches (12").
c. Providing side entry garages for end units of primary buildings.
d. Limiting the detached garage building size to no more than one hundred feet (100') in length. In addition, for every eight (8) garage bays, there must be a total garage building separation of twenty feet (20'). (Ord. 2097, 6-29-2015)