§ 98-1548. Architectural standards.

To achieve a transit-oriented district and its character, architectural elements as provided in this section shall be required. New development within the district shall, to the greatest extent practicable, utilize the following architectural elements illustrated herein:

(a)

Materials. For small scale retail building facades and large, uninterrupted volumes of retail in the district, at least three different materials shall be used in each building elevation in addition to some surface relief. Creative and innovative high quality building materials are encouraged. This includes metals, perforated materials, glass, and architectural concrete. Reflective glass as a complete surface is discouraged. Faux treatments in lieu of the intended material are discouraged.

(b)

Fenestration. Street level building facades shall be pierced by single and double height windows or general access entrance or doorways to encourage browsing and window shopping. For the first ten feet of height above the public sidewalk elevation, the exterior building wall shall contain windows and/or doorways of transparent glass covering at least 50 percent of the linear frontage of the building (to be measured at least thirty inches above the sidewalk). Additionally, the base of all transparent openings shall be no more than 30 inches above the sidewalk. The individual panes may be composed of smaller vertical elements. To reduce visual barriers between interior and exterior spaces street level windows shall be transparent with no reflectivity. Similarly, storefront and display windows shall not be filled in or blocked in any way. Street level restaurants are encouraged to use operable windows and doors which can allow them to open out onto the sidewalks in good weather.

(c)

Scaling elements. Large, blank surfaces and non-modular panels, such as concrete panels and stucco, are discouraged unless they have a compelling design purpose. This is especially true at the ground floor level which requires additional detail and visual amenities. Repeating elements, such as pilasters, vertical reveals, and other three dimensional details shall be strongest at the street level. They may include repetition of storefront details or consistent sign design. For large commercial buildings in the district, at least one architectural element shall be repeated to minimize the facade's scale. This could be a material module change, a change in facade plane of at least 6", use of an architectural ornament, recessed glazing, vertical banding, and/or groupings of windows. Avoid repetitive scaling elements that are monotonous and oppressive. For example, grids of repeated windows are discouraged. Facades on primary pedestrian streets shall be divided into three horizontal segments: a base, middle and top. When required setbacks do not differentiate these segments, architectural elements shall be used such as horizontal elements on the ground floor.

(d)

Building continuity. All sides of a structure shall be continuous in design. No side shall be unimproved. Therefore, all architectural details, such as roof lines and parapets shall continue around all sides of a structure. Similarly, false architectural features and structures are discouraged unless they are integral to the building's design. On facades enclosing non-active uses, architectural treatment shall be provided.

(e)

Planar breaks. For building frontages greater than 150 feet, no façade shall exceed 60 percent of the building frontage without providing a planar break or multiple planar breaks a minimum of three feet in depth. The cumulative horizontal length of all planar breaks shall be greater than or equal to 20 percent of the building frontage.

(f)

Shadows. Changes in plane around windows and entrances are encouraged to highlight building openings and access points for pedestrians.

(g)

Awnings or canopies. Awnings or canopies shall be used to enhance building facades and storefronts with color and dimension and to provide shade for browsing and cafe seating. Different awnings shall be used for various storefronts to avoid a homogeneous appearance including free or fixed valances, open or closed sided, and open-sided with a valance drop. Creative uses of materials are encouraged. Awnings shall be generally consistent in height and depth to create consistent shade coverage.

(h)

Entrances. Entries shall be articulated with different building materials, changes in building massing, or changes in the roof line that break the facade's regulated surface. This creates a facade hierarchy that articulates entrances. Similarly, entrances shall be setback from the primary building frontage at least six inches. Enhanced lighting and signage shall also be incorporated in entry designs. Corner entrances shall be designed to address street corners. This may include additional building mass, distinctive architectural elements, different building materials, changes in building planes, and changes in building shape. Large banks of glass doors at main entrances shall be used to interrupt blank expanses of building facades.

(i)

Storefronts. Storefront windows shall be at least ten feet high and shall be similar in proportion to display windows. Window sills shall be close to the building base, proportional to pedestrians. The storefront frame shall be setback from the building facade between six inches and 12 inches to create depth and shadow. Entrances shall be recessed in storefronts or highlighted within the storefront. Window displays shall be simple and focused and shall not obstruct views into the store.

(j)

Shutters. Impact glass in lieu of hurricane shutters is recommended for ground floor uses. If shutters are used, they should be concealed from public view. Opaque security shutters will not be permitted in this district. Rather, transparent, security grills shall be utilized to maintain transparency when stores are closed. This will enable window shopping and activate the street during non-business hours.

(k)

Architectural lighting. Light buildings at night to create shadows and depth and highlight important architectural elements and building materials such as colored glass and perforated metal. Whenever possible, light second story windows to imply human presence and counter the appearance of desertion. Use decorative lighting to illuminate signs and up lighting to illuminate landscaping. Glare shields should be used to reduce light spillover into pedestrian and vehicular areas. Use sconces and other architectural lighting to illuminate building entrances with warm light.

(l)

Storefront lighting. Illuminate signs, entrances, window displays and interiors at varying levels of brightness.

(m)

Building tops. Residential towers shall have distinctive building tops or finials whenever possible.

(n)

Parking garage roof. Uncovered parking garage roofs shall be concealed with creative, colored surfaces and landscaping.

(o)

Roof tops. All roof top equipment must be concealed. Green roofs or roof tops planted with heat tolerant, low maintenance cultivated plant life are strongly encouraged. Recreational uses are encouraged on roof tops.

(p)

Surface parking lots. Surface parking lots shall be paved with brick pavers or stamped asphalt. Use of plain asphalt is limited to parking areas that are not readily visible from street view. Vehicular approaches should be paved with stamped asphalt or concrete, brick pavers or similar material in a color different from gray or black.

(q)

Integration of signage, lighting and artwork. Signs, graphics and lighting for the building should be conceived as an integral part of the architectural design of the building.

(r)

Screening of mechanical units and service areas. All mechanical units shall be screened from public view, preferably with cohesive design elements such as roof forms that complement with overall design. When roof decks with mechanical units are visible from adjacent developments, such roof decks should be screened and painted to match the finish of the roof material. Service areas shall be substantially screened from view from the street. Chain link or wood fences and/or gates are prohibited. Commercial loading areas, recycling areas, and trash and garbage containers shall be located away from residential units.

(s)

Underground utilities. All new and existing utilities including, but not limited to utilities required for electric power, distribution, telephone, communication, street lighting and television service shall be installed underground, including existing utilities on the rights-of-way adjacent to the development.

(Ord. No. 2016-64, § 1, 10-25-2016)