§ 15-1105. 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 are not be subject to these standards.

1.

Building Length Articulation. At least one projection or recess shall 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 Height Articulation. In order to maintain a human scale for multi-story buildings, the height of façades shall be broken into smaller increments as follows:

a.

Ground Floor. A substantial horizontal articulation of the façade shall be applied at the top of the first story, This element shall be no less than 18 inches tall, and should project from the adjacent wall plane. It shall be designed as a cornice, belt course, or a similar architectural element which is appropriate to the style of the building.

b.

Top Floor. Buildings or portions of buildings which are four stories in height or taller shall also provide articulation for the top story of the building. This may be accomplished by a color change, material change, a cornice/belt course at the bottom of the uppermost story, by stepping the uppermost story back, or similar measures.

FIGURE 15-1105-B.2: BUILDING HEIGHT ARTICULATION

C.

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

1.

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

2.

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

3.

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

4.

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

a.

Building height of 3 stories or less;

b.

Building width of 100 feet or less; and

c.

A façade with a comparable form of visual interest,

D.

Window Design.

1.

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, with the exception that commercial portions of the ground floor shall be subject to subsection D-2 below.

2.

Ground Floor Commercial Transparency. For ground floor street-facing façades on portions of a structure occupied by commercial uses, exterior walls facing a front or street-side tot line shall Include windows, doors, or other openings with transparent glazing for at least 50 percent of the building wall area located between 2.5 and seven feet above the level of the sidewalk. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least two feet deep. The Review Authority may waive or reduce this requirement if doing so is necessary to satisfy State or local energy efficiency requirements.

FIGURE 15-1105-D.2: GROUND FLOOR COMMERCIAL TRANSPARENCY

1.

Vertical Proportion. On upper stories, at least 50 percent of all window openings, window panes, or distinct window units shall have a vertical proportion, in which their height exceeds their width by 25 percent or more.

2.

Window Depth. Windows shall create visual interest and the appearance of depth in one of the following manners:

a.

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;

b.

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

c.

Decorative plaster screed, minimum 2 inches wide.

d.

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

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 prominent surface relief and articulation, such as awnings, canopies, balconies, or massing changes.

E.

Façade Alignment.

1.

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

2.

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

3.

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

F.

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 balconies shall be distinct and shall have at least six feet of horizontal separation from any other balcony.

G.

Façade Elements. Development shall incorporate a minimum of one of the following Façade Elements into street-facing building façades.

1.

Forecourts;

2.

Bay Windows;

3.

Balconies;

4.

Porches;

5.

Stoops;

6.

Arcades.

H.

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, § 2, eff. 3-14-2016).