§ 3.4.7. Architectural standards for residential apartment/condominium and the townhouse lot/building types.

A.

General requirements.

1.

This section applies to apartment/condominiums and townhouse lot types. See section 3.4.8 for architectural standards for villas/attached, single family detached, estate, and countryside tract, lot/building types. Farm lot/building types are exempt from architectural standards.

2.

New residential buildings are oriented to public streets, sidewalks, plazas, courtyards and or other public spaces in order to establish a consistent and visually appealing street wall.

3.

Streets: New residential buildings are generally oriented to public sidewalks. This section addresses other public open spaces that also can affect the orientation of residential buildings.

a.

Plazas: This code contains build-to lines that require new residential buildings to be placed near public sidewalks. These build-to regulations allow up to 50 percent of a building's frontage to be recessed ten feet. Plazas meeting the following requirements are permitted to be recessed farther than the standard ten feet.

i.

The plaza cannot exceed 20 percent of a building's frontage.

ii.

The plaza is strictly for pedestrian usage and cannot be used to park vehicles.

iii.

All building walls that surround the plaza must meet the design criteria for principal façades.

b.

Courtyards: New residential buildings that are on larger lots may include interior courtyards designed for public or private usage.

i.

If vehicular circulation is allowed through a courtyard, the only parking permitted will be in parallel spaces.

ii.

Courtyards intended for public use are encouraged to have clear visual linkages between the courtyard and public sidewalks.

c.

Pedestrian passages, with or without a lane for vehicles, can be provided on private property to connect a courtyard to the sidewalk system, to provide walkways to parking lots behind buildings, or to provide additional retail frontages.

B.

Exterior building walls.

1.

Intent and guiding illustrations: Building walls should reflect and complement the traditional materials and techniques of the Midwest region. They should express the construction techniques and structural constraints of traditional, long-lasting, building materials. Simple configurations and solid craftsmanship are favored over complexity and ostentation in building form and the articulation of details. All building materials to be used shall express their specific properties. For example, heavier, more permanent materials like masonry support lighter materials like wood.

2.

Standards for building walls (Where clearly visible from the street).

a.

Materials: The palette of wall materials should be kept to a modest number, preferably two but not more than four. Using the same wall materials as adjacent or nearby buildings helps strengthen the district character. The following materials are permitted.

i.

Primary materials (75 percent) of façade or greater):

1.

Brick or tile masonry.

2.

Native stone (or synthetic equivalent).

3.

Pre-cast masonry.

4.

Stucco (cementitious finish).

5.

Siding (vinyl with a minimum gauge of 0.044 inch, wood, or fiber cement siding e.g. HardiePlank).

ii.

Secondary materials (no greater than twenty-five percent of façade):

1.

Curtain wall systems should only be used for limited areas, such as connections between buildings, entrance lobbies, etc.

2.

Poured-in-place concrete.

3.

Brick or tile masonry.

4.

Native stone (or synthetic equivalent).

iii.

Accent materials (no greater than five percent of façade):

1.

Gypsum reinforced fiber concrete (for trim elements only).

2.

Metal (for beams, lintels, trim elements and ornamentation only)

3.

Ceramic tile.

b.

Configurations and techniques: The following configurations and techniques are permitted:

i.

Walls (where clearly visible from the street).

1.

Two or more wall materials may be combined on one façade only with one above the other with lighter materials above those more substantial (e.g. wood above stucco or masonry, or stucco above masonry) all dependent, however, upon the chosen style.

2.

The horizontal dimension of the wall opening shall not exceed the vertical dimension except where otherwise prescribed in this Code.

3.

Wall openings shall not span vertically more than one story.

4.

Wall openings shall correspond to interior space and shall not span across building structure such as the floor structural and mechanical thickness.

5.

Material changes shall be made within a constructional logic as where an addition of a different material is built onto the original building.

6.

Wall materials shall be consistent horizontally (i.e. joints between different materials must be horizontal and continue around corners except for towers, chimney and piers.)

7.

If the building mass and pattern of windows and doors is complex, simple wall surfaces are preferable (e.g. stucco); if the building volume and the pattern of wall openings are simple, additional wall texture and articulation should be employed (e.g. bricks or blocks, rusticated stucco, ornamental reliefs). In both cases, pilasters, columns, and cornices should be used to add visual interest and pedestrian scale.

8.

All building elements that project from the building wall by more than 16 inches, including but not limited to decks, balconies, porch roofs and bays, shall be visibly supported by pilasters, piers, brackets, posts, columns, or beams that are sized proportionally to the structure above. This requirement does not apply to cantilevered elements that are typical for a specific style.

ii.

Side and rear building façades should have a level of trim and finish compatible with the front façade, particularly if they are visible from streets, adjacent parking areas or residential buildings.

iii.

Blank wall areas without windows or doors are only permitted on internal-block side-property line walls and should reflect in basic terms the compositional standards in this section and be provided with some surface relief.

iv.

Wood siding and wood simulation materials:

1.

Lap siding (horizontal) configuration.

2.

Smooth or rough-sawn finish.

3.

No faux wood grain except fiber cement board (or similar material of equal or better quality) with wood grain appearance.

v.

Brick, block, and stone.

1.

Must be detailed and in an appropriate load-bearing configuration.

2.

Veneers should be mortared to give the appearance of structural brick, block or stone. If veneers are used they should wrap around the building corners to minimize a veneer appearance.

vi.

Stucco (cementitious finish).

1.

Smooth or sand only, no roughly textured finish.

vii.

Parapet and cornice cap flashings.

A.

Sheet metal parapet cap flashings should be painted to match wall or trim color.

C.

Roofs and parapets.

1.

Intent and guiding illustrations: Roof forms should complement the building mass and match the principal building in terms of style, detailing and materials in order to provide visual coherence to each of the districts. Double-pitched roofs (such as gable, hip, pyramid), dormer windows, and chimneys are possibilities for the residential buildings to add variety and visual interest. Flat parapet walls and roofs may be used on higher density residential buildings. Single-pitched or "shed" roofs should not be used for the principal building, and may only be attached to a main structure. All roofs and parapets should also demonstrate a common sense recognition of the climate by utilizing appropriate pitch, drainage, and materials.

2.

Standards for roofs and parapets (where clearly visible from the street).

a.

Materials: The following materials are permitted.

i.

Tile (barrel or flat roman).

ii.

Slate (equivalent synthetic or better).

iii.

Metal (standing seam, equivalent or better).

iv.

Dimensional asphalt shingles.

v.

Cedar shingles.

vi.

For parapet (flat) roofs (not visible from the street) asphalt with reflective finishes.

vii.

Green roofs (intensive or extensive).

viii.

Cornices and soffits may be a combination of wood, vinyl, and/or metal.

ix.

Parapet materials can be the same as primary wall materials.

b.

Configurations and techniques: The following configurations and techniques are permitted.

i.

Pitched roofs.

1.

Pitch (exclusive of roofs behind parapet walls).

2.

Simple hip and gable roofs shall be symmetrically pitched between 4:12 and 10:12.

3.

Shed roofs, attached to the main structure, shall be pitched between 3:12 and 8:12.

ii.

Mansard roofs.

1.

Mansards should only be used when emulating a traditional building style that typically employs mansard roofs, e.g. Beaux Arts, Victorian, etc.

2.

Mansard Roofs should occur in tandem with dormer windows and other architectural features in buildings that are three stories or higher.

iii.

Overhangs.

1.

Eaves must overhang 18 to 30 inches on the primary structure for the initial four stories. For each additional story; six inches shall be added to the minimum and 12 inches shall be added to the maximum, up to a maximum projection of seven feet.

2.

Gable end rakes must overhang at least 24 inches.

3.

Eaves and rakes on accessory buildings, dormers, and other smaller structures must overhang at least eight inches.

4.

Eave and balcony brackets must be a minimum of five inches by five inches in dimension.

5.

Open eaves and simple classical soffits and fascia are allowed.

iv.

Cornice and coping standards for parapet roofs.

1.

Allowed only for sites where the roof material is not visible from any adjacent street space.

2.

Parapet walls should have a distinct shape or profile, e.g. a gable, arc, or raised center.

v.

Cornices and other features.

1.

Buildings without visible roof surfaces and overhanging eaves may satisfy the overhang requirement with a cornice projecting horizontally between six and 12 inches beyond the building walls on the primary structure for the initial four stories. For each additional story six inches shall be added to the minimum and 12 inches shall be added to the maximum, up to a maximum projection of six feet.

2.

Skylights and roof vents are permitted only on the roof plane when shielded from street space view by the building's parapet wall.

c.

Roof mounted equipment shall be placed away from the primary street and be screened from view from the street.

D.

Street walls and garden walls.

1.

Intent and guiding illustrations: Street and garden walls establish a defined edge to the street where the building walls do not exist and should be used to define the public and private boundaries and spaces. The ordinance requirements include masonry walls that define outdoor spaces and separate the street from the private realm (parking lots, trash cans, gardens, and equipment). All street and garden wall façades shall be as carefully designed as the building façade, with the finished side facing the street.

2.

Standards for street and garden walls (where clearly visible from the street).

a.

Street and garden wall is a masonry wall set back not more than 36 inches from the property line or adjacent building façade and built to a maximum height of six feet and minimum of three feet. A vehicle entry gate and a pedestrian entry gate are both permitted within any required street and garden wall length. Certification of the wall and its foundation by an structural engineer required for street and garden walls over 48 inches in height.

i.

Materials: The following materials are permitted and should be compatible with the principal building although post or pier materials may differ from fence materials, such as metal fences with masonry piers:

1.

Native/regional stone and equivalent imitation stone.

2.

Metal (wrought iron, welded steel and/or aluminum).

3.

Brick.

4.

Stucco on poured concrete or concrete block only with brick or stone coping.

5.

A combination of materials (e.g. stone piers with brick infill panels).

ii.

Configurations and techniques: The following configurations and techniques are permitted:

1.

Street walls shall be built along any unbuilt lot line to the height specified above.

2.

Street and gardens walls including fences, wall panels and piers should be designed to be compatible with the character of the principal building(s) and be divided into regular modules that reflect the proportional system of the principal building(s).

3.

Metal work may be treated or painted.

4.

Walls should have a base and coping.

5.

Copings shall project between one-half inch and four inches from the face of the wall.

E.

Building entrances, windows and doors.

1.

Intent and guiding illustrations: The placement, type, and size of windows and doors help to establish the scale and vitality of the street and are an important element of a building's composition and an indicator of overall building quality. For residential streets, they foster the "eyes on the street" surveillance which provides for the security and safety for the area. Windows should be divided by multiple panes of glass. This helps the window hold the surface of the façade, rather than appearing like a hole in the wall (an effect produced by a large single sheet of glass).

2.

Standards for building entrances, windows and doors (where clearly visible from the street).

a.

Materials: The following materials are permitted:

i.

Windows shall be of anodized aluminum, wood, clad wood, vinyl, or steel.

ii.

Window glass shall be clear, with light transmission at the ground story at least 90 percent and for the upper floors seventy-five percent (modification as necessary to meet any applicable building and energy code requirements).

iii.

Specialty windows (one per façade maximum) may utilize stained, opalescent, or glass block.

iv.

Window screens shall be black or gray.

v.

Screen frames shall match window frame material or be dark anodized.

vi.

Doors shall be of wood, clad wood, or steel and may include glass panes.

b.

Configurations and techniques: The following configurations and techniques are permitted:

i.

The following requirements apply to building entrances:

1.

Main building entrances should face and open to the street and should be easily identifiable and distinguishable from first floor facades with common spaces or residential. At least one of the following treatments is recommended:

a.

Marked by a taller mass above, such as a tower, or within a volume that protrudes from the rest of the building surface.

b.

Located in the center of the façade, as part of a symmetrical overall composition.

c.

Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light fixtures.

d.

Marked or accented by a change in the roofline or change in the roof type.

1.

Building entrances to upper floors should be directly visible from the street and easy to identify.

2.

Corner buildings should provide prominent corner entrances for common spaces, shops, and other activity-generating uses.

ii.

The following requirements apply to all windows:

1.

All windows within a building, large or small, should be related in operating type, proportions, and trim. Other unifying elements should be used, such as common sill or header lines.

2.

The horizontal dimension of the opening shall not exceed the vertical dimension except where otherwise prescribed in this Code.

3.

Windows may be grouped horizontally if each grouping is separated by a mullion, column, pier or wall section that is at least seven inches wide.

4.

Windows shall be no closer than 30 inches to building corners excluding bay windows.

5.

Shaped frames, lintels and sills should be used to enhance openings and add additional relief. They should be proportional to the glass area framed; e.g. a larger window should have thicker framing members.

6.

Glass should be inset a minimum of three inches from the exterior wall surface to add relief to the wall surface.

7.

Clear glazing is strongly recommended. Reflective glazing should not be used. If tinted glazing is used, the tint should be kept as light as possible.

8.

Mullions should be reflective of true divided light windows or sectional windows. Where a divided window design is desired; snap-in grilles or mullions should not be used.

iii.

The following requirements apply to all upper floor windows:

1.

Windows shall be double-hung, single-hung, awning, or casement windows.

2.

Fixed windows are permitted only as a component of a system including operable windows within a single wall opening.

3.

Panes of glass no larger than 36 inches vertical by 30 inches horizontal.

4.

Egress windows should be installed according to the appropriate building code.

iv.

The following apply to doors:

1.

Doors should be substantial and well detailed, and should match the materials, design and character of the display window framing.

2.

Double-height entryways (those that span more than one story) are not allowed.

3.

Doors shall not be recessed more than three feet behind the ground floor windows and, in any case, shall have a clear view and path to a 45 degree angle past the perpendicular from each side of the doors.

F.

Miscellaneous building elements.

1.

Accessory buildings of all types should have architectural treatments derived from the main building: surface materials, trim, fenestration, roof materials, and colors and if freestanding should be unobtrusive, preferably located at the rear of properties to minimize visual impact.

2.

Awnings, trellises and canopies: Materials, colors, and form should be derived from the building architecture. They should be a minimum of eight feet above the sidewalk, and project no more than seven feet out from the building wall. They should be above the display windows and below the storefront cornice or sign panel. They should not cover piers, pilasters, clerestory windows or other architectural features. An individual awning or canopy for each storefront or building bay complements the building more effectively than one continuous awning does. Backlit awnings are not permitted.

3.

Other building and site accessories: Colorful banners should be used to add variety to the street. Ornamental brackets and poles add further interest. Hanging flower or plant baskets suspended from ornamental brackets of metal or wood are recommended. Ornamental lighting for porches and walks should add attractiveness, safety, and security and be in the same character as the primary structure.

4.

Stairs: All stairs should be boxed and framed by attractive stepped bulkheads walls or balustrade railings. Bullnose treads are recommended. Open or "floating" exterior stairs should not be used.

5.

Open porches and balconies: Should have attractive bulkheads or balustrade railings and in the case of an open porch a roof that complements the pitch and materials of the main roof.

6.

Freestanding landscape elements such as trellises, arbors, and special landscape materials that add character to yard spaces and/or accent the entry sequence are encouraged.

7.

Mechanical equipment: The following mechanical equipment shall be placed away from any primary street and be screened from view from the street: air compressors, air-conditioning/heating units; electrical generators, mechanical pumps, exterior water heaters, water softeners, utility and telephone company meters or boxes, garbage cans, storage tanks, and the like. Similarly none of the above may be stored or located within any area considered a street.

(Ord. No. 6016-07-16, 7-19-2016)