19.16.05 Architectural Design Standards, General

The following standards are applicable to all new three family and multi-family and nonresidential development: 1. Building Articulation for Buildings Under 20,000 Square Feet (footprint). Building elevations exceeding 40 feet in length shall incorporate a minimum of one horizontal elevation shift or combination of vertical and horizontal elevation shifts that together equal at least five feet, stepping portions of the elevation to create shadow lines and changes in volumetric spaces, and a minimum of two of the following, all spaced at intervals of 20 feet of horizontal width: a. Addition of horizontal and vertical divisions by use of textures or materials. b. Primary material change. (i.e. a change in material type, size, or color). c. Addition of projections such as balconies, cornices, covered entrances, portecocheres, trellis’, pergolas, arcades, and colonnades. Such trellis’ and awnings extend outward from the underlying wall surface at least 36-inches. d. Variation in the rooflines by use of dormer windows, overhangs, arches, stepped roofs at a minimum of 12 inches, gables or other similar devices. Exception: In the I/C zone, Section 19.16.05(1) shall not apply to building elevations that are 50 percent or more obscured by natural topography, from adjacent or future developments, as measured at the property line, and are not fronting public or private streets. 2. Building Articulation for Buildings 20,000 Square Feet (footprint) and Over. Building elevations exceeding 60 feet in length shall incorporate a minimum of one horizontal elevation shift or combination of vertical and horizontal elevation shifts that together equal at least twenty feet, stepping portions of the elevation to create shadow lines and changes in volumetric spaces, and a minimum of two of the following, all spaced at intervals of 50 feet of horizontal width: a. Addition of horizontal and vertical divisions by use of textures or materials. b. Primary material change (i.e. a change in material type, size, or color). c. Addition of projections such as balconies, cornices, covered entrances, portecocheres, trellis’, pergolas, arcades, and colonnades. Such trellis’ and awnings extend outward from the underlying wall surface at least five-feet. d. Variation in the rooflines by use of dormer windows, overhangs, arches, stepped roofs at a minimum of 36 inches, gables or other similar devices. Exception: In the I/C zone, Section 19.16.05(2) shall not apply to building elevations that are 50 percent or more obscured by natural topography, from adjacent or future developments, as measured at the property line, and are not fronting public or private streets. 3. Roof treatment. a. Sloped roofs shall provide articulation and variations in order to break up the massiveness of the roof. Sloped roofs shall include eaves which are proportional to the roofs slope and scale of the building. b. Flat roofs shall be screened with parapets on all sides of the building. If no roof top equipment exists or is proposed, the parapet shall be a minimum of 12 inches in height above the roof. c. All roofs on three-family, and multi-family dwellings shall have a minimum pitch of 3/12 (25 percent slope). To provide architectural enhancement, residential structures are encouraged to have multiple pitch variations. d. Roof mounted equipment shall not be visible from adjacent public and private streets as well as from adjacent properties, unless grade differences make visibility unavoidable. e. Screening shall be solid and shall be consistent with the material and color of exterior finishes of the building through the use of at least two out of three of the exterior finishes of the building. 4. Windows. Windows, other than rectangular windows, may be used as accents and trim. Untreated aluminum or metal window frames are prohibited. 5. Awnings, canopies, trellises, and pergolas. a. If attached to the building, all such features shall project at least 5 feet from the building when located over a pedestrian traffic area and no less than 2 feet otherwise. For buildings 20,000 square feet and over, see 19.16.05.2 for additional requirements. b. All such features shall be compatible in architectural design and details with the primary structure through the use of similar colors and building materials. Any posts utilized by such features shall be no smaller than 6” square or diameter and the roofing shall be compatible in color with the primary structure c. All such features shall ensure proper drainage to prevent water accumulation on the canopy, around the building or on adjacent property. d. All such features shall maintain a minimum clearance above sidewalk grade of 8 feet to the bottom of the framework when located over a pedestrian traffic area and shall not obstruct any vehicular traffic area. e. All such features shall not be located within any public utility easement, unless an encroachment permit is approved by the City’s Public Works Department. f. Backlighting is not permitted. g. All such features shall adhere to the maximum height requirements of the applicable zoning district or the height of the primary structure, whichever is more restrictive. h. The following setbacks shall be applied to all such features located in nonresidential zoning districts: i. All such features shall follow the applicable zoning district setback requirements for structures along streets classified as Arterials, as outline in Chapter 19.04. ii. All such features that are greater than 200 square feet in size shall be required to maintain a setback of 5 fee from the property line. iii. All such features that are less than 200 square feet in size shall be required to maintain a setback of 2 feet from the property line. 6. Mechanical Equipment. a. All mechanical equipment shall be located or screened and other measures shall be taken so as to shield visibility of such equipment from any public or private streets. b. Wing walls, screens, or other enclosures shall be integrated into the building and landscaping of the site, whether located on the ground or roof. c. Rooftops of buildings shall be free of any mechanical equipment unless completely screened from all horizontal points of view. d. Screening materials shall conform to the color scheme and materials of the primary building.