§ 15-1005. FAÇADE DESIGN DEVELOPMENT STANDARDS.

Appropriate façade design shall be provided at the preference of the applicant by either the Flexibility Option or the Certainty Option as follows:

A.

Flexibility Option. The applicant must demonstrate to the satisfaction of the Review Authority that the project meets the following goals:

1.

Present an attractive appearance to public streets.

2.

Be aesthetically and functionally compatible to the nearby development context.

3.

Demonstrate a high level of quality.

4.

Support the growth in value of surrounding properties,

B.

Certainty Option. Street-facing façades for buildings adjacent to a public street shall comply to the following standards. Other façades shall not be subject to these standards.

1.

Building Length Articulation. At least one projection or recess will be provided for every 50 horizontal feet of wall in one of the following manners:

a.

Projections or recesses for buildings 50 feet wide or less shall be exempted from the building length articulation requirement; projections or recesses for buildings greater than 50 feet in width but less than 100 feet in width shall be no less than 12 inches in depth; or projections or recesses for buildings 100 feet wide or wider shall be no less than 24 inches in depth.

b.

The depth and width of the projection or recess shall be proportionate to the overall mass of the building.

2.

Building Materials and Finishes. Materials shall present a durable and attractive appearance through high-quality materials, finishes, and workmanship defined as:

a.

At least two cladding materials (excluding roof and foundation); and

b.

At least three exterior colors (each cladding material shall count as a color, trim/accent colors shall each count as a color, and visually significant colors for doors, balconies, and similar elements may count as a color).

c.

Exception: Buildings which accurately adhere to a recognized architectural style which is appropriately expressed in one cladding material and one color shall be excepted.

d.

Exception: Buildings with all of the following characteristics shall be allowed to use one cladding material:

i.

Building height of 3 stories or less;

ii.

Building width of 100 feet or less; and

iii.

A façade with a comparable form of visual interest.

3.

Window Design.

a.

Glazing Ratio. Street-facing façades of each floor of the building shall have an overall wall composition of at least 25 percent glazing, but not more than 70 percent glazing.

b.

Vertical Proportion. , On upper stories, the percentage of all window openings, window panes, or distinct window units specified below shall have a vertical proportion, in which their height exceeds their width by 25 percent or more.

i.

In the Priority Areas (see Figure IM-1: Priority Areas for Development Incentives in the Fresno General Plan, adopted in 2014). At least 50 percent.

ii.

Outside of the Priority Areas. At least 30 percent,

c.

Window Depth. In the Priority Areas, windows shall create visual interest and the appearance of depth in one of the following manners:

i.

Trim at least one inch in depth and three inches wide must be provided around all upper story windows and non-commercial ground-floor windows;

ii.

Windows must be recessed at least two inches from the plane of the surrounding exterior wall {for double-hung and horizontal sliding windows, at least one sash shall achieve the two-inch recess); or

iii.

Decorative plaster screed, minimum 2 inches wide;

iv.

Exception: Buildings with all of the following characteristics shall be allowed to use flush windows without trim:

(1)

Building height of 3 stories or less;

(2)

Building width of 100 feet or less; and

(3)

A façade with a comparable form of prominent surface relief and articulation, such as awnings, canopies, balconies, or massing changes.

4.

Façade Alignment.

a.

In the Priority Areas. Façade alignment shall be as follows;

i.

Vertical Alignment. With the exception of mansard roofs, cornices, and other such features, façades shall be oriented vertically and shall have no slope,

ii.

Horizontal Alignment. With the exception of bay windows and similar features, façades shall run parallel or perpendicular to the adjacent street,

b.

Outside of the Priority Areas. No requirement.

5.

External Stairs, Corridors, and Hallways. In the Priority Areas, external stairs, corridors, and hallways that are located within 30 feet of a public street must be architecturally integrated into the building design.

6.

Balconies. If balconies are provided, they shall not be grouped together into a continuous band across the façade. No more than two balconies shall be contiguous. Each balcony or group of two contiguous balconies shall be distinct and shall have at least six feet of horizontal separation from any other balcony,

7.

Façade Elements. Development shall incorporate façade elements as follows;

a.

In the Priority Areas. A minimum of one of the following Façade Elements will be incorporated into street-facing building façades:

i.

Forecourts

ii.

Bay Windows

iii.

Balconies

iv.

Porches

v.

Stoops

vi.

Arcades

b.

Outside of the Priority Areas. No requirement.

8.

If the project is located within an area with adopted design guidelines, all applicable guidelines which relate to façade design shall also be followed.

(Added Ord. 2016-1, § 1, eff. 3-14-16).