20D.40.30 Building Design Standards.

20D.40.30-010 Purpose.

The purpose of this section is to establish criteria for building design and review that addresses architectural concepts, building scale, details, materials, colors, blank wall treatment, pedestrian features, and personal safety. (Ord. 1993)

20D.40.30-020 Architectural Concepts.

(1) Intent.

(a) To ensure building design is based on a strong, unified, coherent architectural concept;

(b) To ensure that buildings portray a sense of high architectural integrity, successfully building upon classical or traditional themes, practices and principles;

(c) To ensure that new buildings are appropriately designed for the site, address human scale, and become a positive element in the architectural character of the neighborhood;

(d) To ensure that new buildings use high quality building materials and architectural finishes in a manner that exemplifies craftsman quality and durability;

(e) To ensure that new buildings are aesthetically pleasing and superior in design, while not being ostentatious, trendy, cliche, or monotonous.

(2) Design Criteria.

(a) Building design should support the vision for the area as defined in the Comprehensive Plan, development regulations and the Design Review Handbooks.

(b) The architectural composition, scale, elements, and details of a building should relate to the site’s natural features and the character of the surrounding area. A strong architectural concept will indicate this organizational scheme, and convey the project’s architectural character, or the style of the development. The concept should incorporate the following:

(i) Building Orientation. Buildings may be oriented around a courtyard, be terraced down a hillside, or respond in design to a prominent feature, such as a corner location, a street or the river. Buildings and site design should provide inviting entry orientation. Buildings should not turn their backs to the street.

Figure 24: Architectural Concepts Design Criteria (2)(b)(i) of this section, Building Orientation.

Organization around a central exterior space, such as a courtyard or garden, is an effective way to organize a site for some uses, and create an amenity.

Figure 25: Architectural Concepts Design Criteria (2)(b)(i) of this section, Building Orientation.

Terracing, dividing a building into horizontal terraces that step down a steep slope is a way to respond appropriately to site conditions. This organization also allows for decks and balconies.

(ii) Architectural Composition. The composition of a building’s larger masses and elements can create a unifying concept. Types of composition or design are symmetry and asymmetry, organization around an axis or approach, in a linear fashion or on a grid. The composition should be clear and appropriate to the building’s function and context.

Figure 26: Architectural Concepts Design Criteria (2)(b)(ii) of this section, Architectural Composition.

Axial symmetry is a formal design organization in which the building elements on one side of the centerline axis are the same as on the other side.

Figure 27: Architectural Concepts Design Criteria (2)(b)(ii) of this section, Architectural Composition.

Asymmetry is an informal composition in which larger design elements are often visually balanced by a number of smaller elements within the composition.

(iii) Building Scale. The apparent mass and scale of large buildings can be reduced through the use of modulation and articulation that provides a pedestrian scale and architectural interest. (See also RCDG 20D.40.30-030, Building Scale.)

(iv) Building Elements. Distinctive roof forms, entrances, an arcade or porch, or the articulation or arrangement of doors and windows or other building features can provide for compositional unity and convey a strong architectural concept. (See also RCDG 20D.40.30-030, Building Scale.)

Figure 28: Architectural Concepts Design Criteria (2)(b)(iv) of this section, Elements.

Inclusion of a major architectural feature, such as a turret, portico, or arcade, can provide a strong focus or unifying element in a building design.

(v) Building Details, Materials, and Colors. Moldings, mullions, rooftop features, materials, and colors can display a distinctive architectural style. (See also RCDG 20D.40.30-040, Building Details, Materials, and Colors.) (Ord. 1993)

20D.40.30-030 Building Scale.

(1) Intent.

(a) To ensure new development is compatible with the goals for the neighborhood and with the architectural scale (the scale of the building(s) in relation to surrounding development) and character of those surrounding developments that meet the intent of the City’s design review criteria;

(b) To ensure buildings are based on human scale (the scale of the building and how it relates to the people that use it);

(c) To ensure that large buildings reduce their apparent mass and bulk on the elevations visible from streets or pedestrian routes through such methods as facade modulation and architectural detailing, roof treatment, colors, materials, and other special features.

(2) Design Criteria.

(a) Integration. Large buildings should integrate features along their facades visible from the public right-of-way and pedestrian routes and entries to reduce the apparent building mass and achieve an architectural scale consistent with other nearby structures.

(b) Facade Modulation. Building facades visible from public streets and public spaces should be stepped back or projected forward at intervals to provide a minimum of 40 percent facade modulation. The minimum depth of modulation should be one foot and the minimum width shall be five feet.

Figure 29: Building Scale Criteria (2)(b) of this section.

Modulation is a stepping back or projecting forward of the facade in intervals.

Figure 30: Building Scale Design Criteria (2)(b) of this section.

Facade modulation and pitched roofs help reduce the apparent bulk of this building.

(c) Articulation. Buildings shall be articulated to reduce the apparent scale of buildings. Architectural details that are used to articulate the structure may include reveals, battens, and other three dimensional details that create shadow lines and break up the flat surfaces of the facade. The following are ways to achieve building articulation:

(i) Tripartite Articulation. Provide tripartite building articulation (building top, middle, and base) to provide pedestrian-scale and architectural interest.

Figure 31: Building Scale Criteria (2)(c)(i) of this section.

Examples of tripartite articulation (top, middle, base).

Figure 32: Building Scale Criteria (2)(c)(i), (2)(c)(ii) and (2)(c)(iv) of this section.

Articulation can be achieved with other building elements such as the roofline, windows and entries.

(ii) Window Treatments. Provide ample articulated window treatments in facades visible from streets and public spaces for architectural interest and human scale. Windows should be articulated with mullions, recesses, etc., as well as applying complementary articulation around doorways and balconies. (See also RCDG 20D.40.30-040, Building Details, Materials and Colors).

(iii) Architectural Elements. The mass of long or large scale buildings can be made more visually interesting by incorporating architectural elements, such as arcades, balconies, bay windows, dormers, and/or columns. (See also RCDG 20D.40.30-040, Building Details, Materials and Colors).

(iv) Rooflines. A distinctive roofline can reduce perceived building height and mass, increase compatibility with smaller scale and/or residential development, and add interest to the overall design of the building.

(A) Change the roofline by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval.

(B) Roofs that incorporate a variety of vertical dimensions such as multi-planed and intersecting rooflines are encouraged.

(C) Flat-roofed designs shall include architectural details such as cornices, and decorative facings to provide interest to the roofline.

(v) Materials. When there is a change in the building plane, consider a change in the building materials, colors, or patterns. (See also RCDG 20D.40.30-040, Building Details, Materials and Colors).

(vi) Landscaping. Provide a trellis, tree or other landscape feature within each interval. (See also RCDG 20D.40.35, Landscape Design).

(vii) Upper Story Setback. Setting back upper stories helps to reduce the apparent bulk of a building and promotes human scale.

(viii) Small Scale Additions. In retail areas, small-scale additions to a structure can reduce the apparent bulk by articulating the overall form. Clustering smaller uses and activities around entrances on street-facing facades also allows for small retail or display spaces that are inviting and add activity to the streetscape.

Figure 33: Building Scale Criteria (2)(c) of this section.

Buildings can be articulated by varying heights, using different window patterns, and using parapets.

Figure 34: Building Scale Design Criteria (2)(c)(ii) and (2)(c)(iii) of this section.

This development uses a variety of techniques to present a human scale and attractive appearance.

Figure 35: Building Scale Design Criteria (2)(c)(vii) of this section, Small-Scale Additions.

Clustering smaller activities around the entrance to a large building adds human scale and minimizes the large building bulk.

(Ord. 1993)

20D.40.30-040 Building Details, Materials and Colors.

(1) Intent. To provide visual interest, distinct design qualities, and promote compatibility and improvement within surrounding neighborhoods and community development through effective architectural detailing and the use of traditional building techniques and materials.

(2) Design Criteria.

(a) Use building materials and building techniques of high durability and high quality. For commercial and residential uses, the use of brick is encouraged on walls or as accents on walls. Large areas of rough-cut wood, wide rough-cut lap siding, or large areas of T-111, plywood, or similar materials are prohibited. Vinyl siding is prohibited on the ground floor of commercial buildings. Wood-textured cementatious fiber board products should be considered in lieu of wood siding for commercial buildings.

Figure 36: Details, Materials and Colors Design Criteria (2)(b) of this section.

Detailing can unify a design and lend scale and character by incorporating fascia, columns, or other distinctive detailing.

(b) Enhance buildings with appropriate details. The following elements are examples of techniques used on buildings to provide detail.

(i) Ornate Rooflines. Examples include ornamental molding, entablature, frieze, or other roofline devices.

Figure 37: Building Details Criteria (2)(b) of this section.

Human scale can be achieved with building elements that indicate or promote human activities or that are defined by human use.

(ii) Detailed Treatment of Windows and Doors. Examples include decorative lintels, sills, glazing, door design, molding or framing details around all windows and doors located on facades facing or adjacent to public streets or parks. Window sizing and treatment should be as follows:

(A) Windows should not have individual glass panes with dimensions greater than five feet by seven feet.

(B) Windows should be surrounded by trim, molding and/or sill at least four inches wide. Commercial buildings with no trim or molding should have window frames at least two inches wide.

(C) Individual window units should be separated from adjacent window units by at least six inches of the building’s exterior finish material.

Figure 38: Building Details Criteria (2)(b)(ii) of this section.

Dimensions for individual glass panes should not be greater than five feet by seven feet, and trim around the window should be at least four inches wide.

Figure 39: Building Details Criteria (2)(b)(ii) of this section.

Multiple-paned windows also help to achieve human scale. Up to 50 percent of the window area can be composed of larger panes. Lintels and sills should be incorporated in masonry and stucco clad buildings. Wood trim should be incorporated into wood clad buildings.

Figure 40: Building Details Criteria (2)(b)(ii) of this section.

Window mullions add visual interest.