1119.05 ARCHITECTURAL STANDARDS FOR NONRESIDENTIAL BUILDINGS.

   Any nonresidential building in the C-1, C-2, C-3, or C-4 Districts shall be subject to the following standards. Where a building or structure is considered a Landmark or is located within a Landmark Building, such buildings or structures shall be subject to the standards of this section and Section 1119.06.

   (a)   Building Orientation.

      (1)   Buildings shall generally be parallel to the street they front unless an alternate orientation is consistent with adjacent development.

      (2)   The primary entrances of buildings shall be oriented towards a public street.

      (3)   If the primary entrance is located on the side or rear of the building due to the location of parking, the façade located along the street frontage shall be identified and designed as the primary façade.

   (b)   Building Materials.

      (1)   The structural frame of a building shall not be exposed to the exterior of a building.

      (2)   A combination of materials, textures, colors, and finishes shall be utilized to create visual interest.

      (3)   Materials within three feet of the finished grade or sidewalk shall be of a durable material to withstand pedestrian and vehicular traffic.

      (4)   No stucco (commonly known as "dry vit" or E.I.F.S.) or similar materials shall be permitted within three feet of the finished grade.

      (5)   All rooftop equipment shall match the color of the structure or be visually compatible with the structure.

   (c)   Building Facades.

      (1)   Blank building walls, whether the primary or secondary façade, that are visible from public or private streets (including alleys adjacent to residential or mixed use buildings) are prohibited. These requirements shall not apply to those walls that are not visible from a street or are completely hidden due to topography or natural features preserved as open space.

      (2)   Although the front façade of a building is expected to be the focal point in terms of the level of architectural character and features, all sides of buildings that are visible from a public street or an adjacent building shall incorporate architectural detailing on all facades that is consistent with the front façade and the requirements of the applicable zoning district. Any façade of a building that will be screened from view due to the buffering requirements of Chapter 1123: Landscaping and Buffering shall be exempt from this requirement.

Figure 1119-D: This figure shows two methods of using architectural features to create wall surface relief on wall elevations that are not the primary elevation.

 

      (3)   The maximum linear length of an uninterrupted facade plane in the C-4 District shall be 35 feet. This shall mean that the building design shall incorporate pilasters, material variations, height variations, awnings, storefronts, or other elements to divide a long façade plane into distinct sections with no individual section exceeding 35 feet in width. See Figure 1119-E.

Figure 1119-E: This image illustrates how existing and new structures divide the entire façade plane into smaller components through the use of pilasters, storefronts, height variation, and material variations.

 

      (4)   The principal building shall have a front façade that occupies a minimum percentage along the frontage abutting the public street as established below and as seen in Figure 1119-F.

         A.   50 percent in the C-2 District;

         B.   No requirement in the C-3 District; and

         C.   75 percent in the C-4 District.

Figure 1119-F: A figure illustrating the minimum width of the principal building façade occupying the street frontage.

 

   (d)   Roof Styles.

      (1)   The height of any pitched roof shall not exceed one-half of the overall building height.

      (2)   Roof Line Changes.

         A.   Roofline changes shall include changes in roof planes or changes in the top of a parapet wall, such as extending the top of pilasters above the top of the parapet wall.

         B.   When roofline changes are included on a façade that incorporates wall offsets or material or color changes, roof line changes shall be vertically aligned with the corresponding wall offset or material or color changes.

Figure 1119-G: Roofline changes shall be aligned with corresponding wall offsets and/or material or color changes.

 

      (3)   Flat Roofs.

         A.   When flat roofs are used, parapet walls with three-dimensional cornice treatments shall conceal them. The cornice shall include a perpendicular projection a minimum of eight inches from the parapet façade plane.

         B.   Thin parapets that extend more than two feet above the roof and have a depth of less than two feet from the façade surface, are prohibited.

Figure 1119-H: Parapet walls with cornice treatments are used to disguise flat roofs. The image on the right illustrates a tall, thin parapet wall that is prohibited.

 

      (4)   Asymmetric or Dynamic Roofs.

         A.   Asymmetric or dynamic roof forms allude to motion, provide variety and flexibility in nonresidential building design, and allow for unique buildings.

         B.   Asymmetric or dynamic roof forms shall be permitted on nonresidential buildings provided the criteria for flat roofs in Paragraph 1119.05(d)(3), above, are met.

         C.   Asymmetric or dynamic roof forms are prohibited in the C-4 district.

Figure 1119-I: Examples of dynamic or asymmetric roof lines

 

   (e)   Transparency.

      (1)   In the C-4 District, the primary façade (with customer entrances) or the front facade of all buildings shall include transparent doors or windows in an amount equal to 65 percent of the facade area on the first floor and 30 percent of the façade area of upper floors, with each floor of the façade being calculated separately.

      (2)   In all other districts, the primary façade (with customer entrances) or the front facade of all buildings shall include transparent doors or windows in an amount equal to 25 percent of the facade area, which each floor of the façade being calculated separately.

      (3)   A window or door shall be considered transparent when there is a completely unobstructed view of a building interior to a depth of no less than three feet. This shall not include any merchandise displayed within three feet of the window or any window sign, permitted in accordance with Chapter 1127: Signage, provided that the window or door would be considered transparent prior to the erection of the display or sign.

      (4)   Any part of the building, which is not the front façade, that is visible from a private right-of-way, parking area, or public circulation area shall have no more than 25 percent of the wall length, not to exceed 75 feet, of contiguous wall length devoid of windows, on any ground floor, unless the wall includes architectural features such as piers, columns, defined bays, or an undulation of the building so that a pedestrian scale, rhythm, and visual interest is created.

   (f)   Mechanical Equipment.

      (1)   Wall mounted mechanical, electrical, communication equipment, downspouts, gutters, service doors, and other building-mounted utility fixtures, shall be painted and maintained to match the building or be screened from view.

      (2)   Mechanical equipment such as transformers and HVAC units shall not be located in front yards.

      (3)   All mechanical equipment, including both ground-mounted and roof-mounted equipment, shall be screened from view from adjacent public and private rights-of-way, as well as from all property zoned or used for residential purposes.

Figure 1119-J: Example of how parapet walls are utilized to screen roof mounted mechanical equipment.

 

      (4)   Screening elements shall include walls (same material and color as principal structure), landscaping, mounds, parapets or enclosures constructed of the same materials used on the majority of the principal structure or any combination or as otherwise approved or required during development plan review (See Section 1105.07.).

      (5)   The screening of mechanical equipment will be reviewed on a case-by-case basis based upon the following determinations:

         i)   Site location relative to adjacent properties and public rights-of-way;

         ii)   Topography of the subject site relative to adjacent properties and public rights-of-way;

         iii)   Whether the subject screening creates visual inconsistencies with surrounding areas; and

         iv)   Whether the screening substantially meets the overall intent of these district architectural guidelines.

      (6)   Mechanical equipment is also subject to Section 1123.07.

   (g)   Planning Commission Waiver. The Planning Commission may waiver portions of the above architectural standards for new construction in the C-1, C-2, C-3, and C-4 Districts for any building that is not a designated Landmark or within a Landmark District, provided that the Planning Commission finds that:

      (1)   The subject standard or requirement would not be compatible with nearby buildings in the same zoning district; or

      (2)   The applicant proposes and alternative in that complies with Section 1105.10.
(Ord. 2018-009. Passed 5-7-18.)