[Ord. No. 2470 §1, 3-27-2012]
A. 
The building design regulations specified in this Section are intended to foster quality architectural design and building material use to encourage aesthetically pleasing buildings which will protect and preserve the appearance, character, general health, safety and welfare of the City. Specifically, these regulations are intended to heighten the design of architecture in the City and to preserve the value of properties located along the Olive Boulevard Corridor. These standards are considered reasonable basic standards, providing sufficient flexibility to encourage creativity and are not intended to limit the ingenuity of the design professional. The Council of the City makes the following determinations and findings with regards to the requirements below:
1. 
The materials selected for use by the City represent the character and quality of architecture of the City;
2. 
The building design standards are those the City believes best reflect the architectural values of the community, preserve and enhance the existing surrounding environment, preserve the value of properties located along the Olive Boulevard Corridor and advance the principles and goals of the Olivette Strategic Plan; and
3. 
Ensure that accessory structures, mechanical equipment, and other supportive structures intended for a building, multiple buildings, or site maintenance are not an afterthought, but properly designed to support and enhance the aesthetics of the building structures, enhance the site grounds, and complement the overall surroundings of the site and neighboring properties.
[Ord. No. 2470 §1, 3-27-2012]
The following table identifies reductions and exemptions that apply to certain Sections of this Article for improvements involving an increase in the floor area of an existing building or other improvements that involve the expansion of the current improved surface area of a site:
TABLE 1
APPLICABILITY TABLE REGARDING ARTICLE IV. BUILDING MATERIALS AND DESIGN
TYPE OF CONSTRUCTION PROPOSED
INCREASE IN BUILDING FLOOR AREA
INCREASE IN SURFACE AREA
50% or less, but greater than 35%
35% or less
50% or less, but greater than 35%
35% or less
ARTICLE IV. BUILDING MATERIALS AND DESIGN
Section 428.430. Building Materials
100%
100%
Not applicable
Not applicable
Section 428.440. Building Design
Building entry
Depends on addition location
Not applicable
Not applicable
Masses and voids
Depends on addition location
Not applicable
Not applicable
Elevation articulation
Depends on addition location
Not applicable
Not applicable
Visual interest
Depends on addition location
Not applicable
Not applicable
Rood design
Depends on addition location
Not applicable
Not applicable
Signage
100%
100%
Not applicable
Not applicable
Screening of equipment
100%
100%
Not applicable
Not applicable
[Ord. No. 2470 §1, 3-27-2012; Ord. No. 2619, 10-24-2017]
A. 
Exterior Building Material Finishes.
1. 
Primary. The following exterior building material finishes are considered primary:
a. 
Standard and modular sized brick not exceeding a nominal size of four (4) inches by two and two-thirds (2 2/3) inches by eight (8) inches.
b. 
Natural stone or adhered concrete masonry veneer.
c. 
Architectural pre-cast concrete cladding units or panels (acceptable textures subject to approval by the Commission).
d. 
Architectural cast stone cladding panels, veneer panels and trim profiles.
e. 
Fiber reinforced cement panel cladding systems (acceptable textures subject to approval by the Commission).
f. 
Architectural, metal-panel enclosure systems such as by Alucobond, Centria, Petersen, Robertson, or other approved manufacturer.
g. 
Glazing: Clear or tinted; non-reflective or reflective (subject to approval by the Commission).
h. 
Glazed curtain wall and aluminum-framed storefront systems, such as by EFCO, Kawneer, Tubelite, Oldcastle, or other approved manufacturer.
2. 
Secondary. The following exterior building material finishes are considered secondary:
a. 
Oversized brick masonry (including Jumbo, King, Roman, Norman, Economy, or Utility brick sizes).
b. 
Architectural concrete unit masonry (including exposed aggregate, fluted, molded-face, pre-faced, and split-face units).
c. 
Glass unit masonry.
d. 
Cement stucco or EIFS (exterior insulation and finish system) on any floor above the ground floor level.
e. 
Corrugated metal panel siding.
f. 
Naturally durable wood siding, such as cedar or redwood.
g. 
Porcelain, quarry, or stone tile.
3. 
Prohibited. The following exterior building material finishes are prohibited from use as an exterior building material finish:
a. 
Cement stucco or EIFS (exterior insulation and finish system) on ground floor level.
b. 
Cast-in-place concrete, whether painted or unpainted.
c. 
Concrete finishes or pre-cast concrete panels (such as tilt-up walls) that are not exposed aggregate, hammered, or sandblasted.
d. 
Exposed concrete masonry units (CMU), other than architectural concrete masonry units.
e. 
Glass fiber reinforced cement (GFRC) panel cladding units and trim profiles (acceptable textures subject to approval by the Commission).
f. 
Exposed asphalt composite shingle roofing or siding.
g. 
Exposed aluminum lap siding.
h. 
Exposed plywood siding.
i. 
Exposed vinyl lap siding.
j. 
Manufactured building systems, such as by Butler Manufacturing or other manufacturers producing similar products.
k. 
Exposed chain-link fencing.
4. 
Roofing. The following exterior building material finishes are permitted for roofing purposes only:
a. 
Natural or synthetic slate shingles;
b. 
Wood shingles and shakes;
c. 
Natural or synthetic clay roof tiles;
d. 
Non-exposed (not visible from the adjacent ground plane) membrane roofing such as EPDM, TPO, PVC, or other similar material;
e. 
Sheet metal roofing, including standing seam, batten seam, and flat seam installations, using copper, zinc, pre-finished or terne-coated metal.
B. 
Exterior Building Material Finish Requirements Per Building Elevation.
1. 
Building Elevation Facing Olive Boulevard And All Other Public Or Private Streets.
a. 
Primary. No less than seventy-five percent (75%) of the combined building plane facing Olive Boulevard.
b. 
Secondary. No more than twenty-five percent (25%) of the combined building plane facing Olive Boulevard.
2. 
Building Elevation Considered As A Side Elevation And Not Fronting A Public Or Private Street.
a. 
Primary. No less than sixty percent (60%) for each combined building plane.
b. 
Secondary. No more than forty percent (40%) for each combined building plane.
3. 
Building Elevation Considered As A Rear Elevation.
a. 
Primary. No less than forty percent (40%) for the combined building plane.
b. 
Secondary.
(1) 
Fully Exposed. No more than thirty percent (30%).
(2) 
May be increased to up to sixty percent (60%) if screened from full view through an architectural element or structure approved by the Commission.
C. 
Variations.
1. 
Upon written request from an applicant, the Commission may forward a recommendation to the City Council to modify or consider alternative building materials or exterior building material finish requirements under this Article so long as the alternative design reinforces the spirit and intent of this Article, Chapter, and the visions outlined in the Strategic Plan.
2. 
Standards For Consideration. In exercising this authority, the Commission shall vary requirements only to the extent necessary, may not exceed a variation of more than twenty-five percent (25%) of the required exterior finish, and is subject to the following standards:
a. 
The material is recognized as by a professional organization or agency in the form of an award for its innovative use, durability, or environmental responsiveness.
b. 
Can be mediated with an extensive use of another primary building material.
c. 
Can be verified to be equivalent in quality or better than the primary building materials.
[Ord. No. 2470 §1, 3-27-2012]
A. 
The intent of this Section is to establish provisions to promote the highest quality of design consistent with the Olivette Strategic Plan and standards of the City of Olivette.
B. 
It is the purpose of this Section is to establish design parameters to ensure buildings along the Olive Boulevard Corridor are respectful, complementary, and avoid the overshadow existing developments in the immediate area. This Section is not intended to place limitations on a building's size, mass, or height, in comparison to its surroundings, but to ensure that the building design incorporates forms, scales, and proportions that may pre-exist.
C. 
To evaluate building design, the following components will be considered during review:
1. 
Building entry.
2. 
Masses and voids.
3. 
Elevation articulation.
4. 
Roof design.
5. 
Signage.
6. 
Screening of equipment.
D. 
Building Entry. All buildings shall have a clearly defined building entrance that is at a scale convenient and comfortable to the pedestrian, visible to the pedestrian along the street, and easily accessible to the pedestrian on the street and within the parking lot.
1. 
The following design principles shall be used to evaluate appropriate building entries.
a. 
Single-story buildings should contain a building entry projects which projects above the main roofline.
b. 
All building entries shall provide pedestrian cover from outside elements.
2. 
The following figures provide illustrations of building entries that are found to be acceptable.
Figure 1-A. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits an acceptable building entry.
 428.440D2 Figure 1-A.tif
Figure 1-B. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits an acceptable building entry.
 428.440D2 Figure 1-B.tif
Figure 1-C. The following figure provides an illustration of a single-tenant building that exhibits an acceptable building entry.
Figure 1-D. The following figure provides an illustration of a single-tenant building that exhibits an acceptable building entry.
 428.440D2 Figures 1-C and 1-D.tif
3. 
The following figures provide illustrations of building entries that are found to be unacceptable.
Figure 2-A. The following figure provides an illustration of a multi-tenant building that poorly exhibits an acceptable building entry.
 428.440D3 Figure 2-A.tif
Figure 2-C. The following figure provides an illustration of a single-tenant building that poorly exhibits an acceptable building entry.
Figure 2-D. The following figure provides an illustration of a single-tenant building that poorly exhibits an acceptable building entry.
 428.440D3 Figures 2-C and 2-D.tif
E. 
Masses And Voids. All buildings shall provide differentiated building planes along each elevation. Each building elevation should contain variations of mass to voids in a coordinated rhythm. Acceptable variations include fluctuations in the building plane on each elevation which incorporate architectural elements such as building projections, material changes, windows, canopies, arcades, eaves, and other decorative features that enhance the building's appearance. A flat unarticulated wall with just windows and doors serving as voids is unacceptable.
1. 
The following design principles shall be used to evaluate appropriate variations in the building plane.
a. 
In no case shall a plane on any building elevation contain an unarticulated wall or flat building plane in excess of twenty-five (25) feet in length without an acceptable interruption in the building plane. Acceptable interruptions in a building plane can include a covered pedestrian entry, a canopy, or an arcade that is ten (10) feet in depth, or pilasters, piers, or building projections no less than three (3) feet in depth.
b. 
Heights of structures should relate to adjacent open spaces to allow maximum sun and ventilation, protection from prevailing winds, enhance public views of surroundings and minimize obstruction of view from adjoining structures.
c. 
Height and scale of new development should recognize the mass and scale of surrounding developments by providing architectural elements that provide for a "transition" from the height of adjacent development to the maximum height of the proposed structure.
d. 
To reduce the appearance of large scale, bulky structures, large buildings which give the appearance of "box-like" structures should:
(1) 
Vary the planes of the exterior walls in depth and/or direction. Wall planes should not run in one (1) continuous direction for more than twenty-five (25) feet without an offset;
(2) 
Vary the height of the building so that it appears to be divided into distinct massing elements;
(3) 
Articulate the different parts of a building's facade by use of color, arrangement of facade elements, or a change in materials;
(4) 
Use landscaping and architectural detailing at the ground level to lessen the impact of an otherwise bulky building; and
(5) 
All structure elevations should be architecturally treated.
e. 
Scale, for purposes here, is the relationship between the size of the new structure and the size of adjoining permanent structures. It is also how the proposed building's size relates to the size of a human being (human scale). Large scale building elements will appear imposing if they are situated in a visual environment which is predominantly smaller in scale.
(1) 
Building scale can be reduced through the proper use of window patterns, structural bays, roof overhangs, siding, awnings, moldings, fixtures, and other details.
(2) 
The scale of buildings should be carefully related to adjacent pedestrian areas (i.e., plazas, courtyards) and other structures.
(3) 
Large dominating structures should be broken up by:
(a) 
Creating horizontal emphasis through the use of trim;
(b) 
Adding awnings, eaves, windows, or other architectural ornamentation;
(c) 
Use of combinations of exterior materials and comparable colors; and
(d) 
Landscape materials.
Figure 3-A. The following figure provides an illustration of acceptable masses and voids along each building elevation.
 428.440E1E3d Figure 3-A.tif
Figure 3-B. The following figure provides an illustration of how masses and voids in each building elevation can provide additional articulation.
 428.440E1E3d Figure 3-B.tif
2. 
The following figures provide illustrations of buildings with variations in the building plane containing masses and voids that are found to be acceptable.
Figure 4-A. The following figure provides an illustration of how to address masses and voids in a big box structure setting.
Figure 4-B. The following figure provides an illustration of how to address masses and voids in a big box structure setting.
 428.440E2 Figures 4-A and 4-B.tif
Figure 4-C. The following figure provides an illustration of how to address masses and voids in a multi-height structure.
Figure 4-D. The following figure provides an illustration of how to address masses and voids in a multi-height structure.
 428.440E2 Figures 4-C and 4-D.tif
3. 
The following figures provide illustrations of buildings with variations in the building plane containing masses and voids that are found to be unacceptable.
Figure 5-A. The following figure provides an illustration of a single-tenant building, big box structure that exhibits an unacceptable building plane.
Figure 5-B. The following figure provides an illustration of a multi-tenant building that exhibits an unacceptable building plane.
 428.440E3 Figures 5-A and 5-B.tif
Figure 5-C. The following figure provides an illustration of a building that exhibits an unacceptable building plane.
Figure 5-D. The following figure provides an illustration of a multi-story building that exhibits an acceptable building plane.
 428.440E3 Figures 5-C and 5-D.tif
F. 
Elevation Articulation. Every elevation of a building, including, but not limited to, the front, sides and rear, shall have compatible articulation.
1. 
The following design principles shall be used to evaluate the elevation articulation on a building design.
a. 
Front and street side exterior walls, excluding windows, doors and overhead doors, in differentiated building planes. Front and street side exterior walls consisting of a single undifferentiated plane with a single texture or color is highly discouraged.
b. 
Variations in building plane, materials, colors, entrance canopies, and other design features.
c. 
Articulation on a building plane consisting of a covered pedestrian entry, canopy, or arcade that is ten (10) feet in depth, or pilasters, piers, or building projections no less than three (3) feet in depth.
2. 
The following figures provide illustrations of building entries that are found to be acceptable.
Figure 6-A. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits acceptable elevation articulation.
 428.440F2 Figure 6-A.tif
Figure 6-B. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits acceptable elevation articulation.
Figure 6-C. The following figure provides an illustration of a single-tenant building that exhibits acceptable elevation articulation.
 428.440F2 Figures 6-B and 6-C.tif
Figure 6-D. The following figure provides an illustration of a single-tenant, big box building that exhibits acceptable elevation articulation.
Figure 6-E. The following figure provides an illustration of a single-tenant, big box building that exhibits acceptable elevation articulation.
 428.440F2 Figures 6-D and 6-E.tif
3. 
The following figures provide illustrations of building entries that are found to be unacceptable.
Figure 7-A. The following figure provides an illustration of a multi-tenant, multi-story building that exhibits an unacceptable elevation articulation.
Figure 7-B. The following figure provides an illustration of a single-tenant, big box building that exhibits an unacceptable elevation articulation.
 428.440F3 Figure 7-A.tif  428.440F3 Figure 7-B.tif
Figure 7-C. The following figure provides an illustration of a multi-tenant building that exhibits an unacceptable elevation articulation.
 428.440F3 Figure 7-C.tif
G. 
Roof Design.
1. 
The following design principles shall be used to evaluate appropriate roof design.
a. 
Flat, unarticulated building roofs or false parapet caps with heights of five (5) feet or more shall be avoided.
b. 
All mechanical equipment should be screened from view via designs that complement the building design and exterior.
c. 
Gabled and hipped roof structures and parapet caps that are intended to complement and accentuate the building design are strongly encouraged as a means to screen rooftop mechanical equipment.
d. 
The following figures provide illustrations of the various design principles for roof design.
Figure 8. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits acceptable elevation articulation.
 428.440G1d.tif
2. 
The following figures provide illustrations of roof designs found to be acceptable.
Figure 9-A. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits an acceptable roof design.
Figure 9-B. The following figure provides an illustration of a single-tenant building that exhibits an acceptable roof design.
 428.440G2.tif
3. 
The following figures provide illustrations of roof designs found to be unacceptable.
Figure 10-A. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits unacceptable roof design.
Figure 10-B. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits unacceptable roof design.
 428.440G3 Figures 10-A and 10-B.tif
Figure 10-C. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits unacceptable roof design.
Figure 10-D. The following figure provides an illustration of a multi-tenant and multi-story building that exhibits unacceptable roof design.
 428.440G3 Figures 10-C and 10-D.tif
H. 
Signage. All buildings shall incorporate into the building design defined space for wall signage.
1. 
The following design principle shall be used to evaluate how signage is incorporated into the building design.
a. 
Signage should complement and be compatible with the building design and exterior.
2. 
The following figures provide illustrations of acceptable ways to incorporate signage into the building design.
Figure 11-A. The following figure provides an illustration of acceptable ways to incorporate signage into the building design.
 428.440H2 Figure 11-A.tif
Figure 11-B. The following figure provides an illustration of acceptable ways to incorporate signage into the building design.
 428.440H2 Figure 11-B.tif
Figure 11-C. The following figure provides an illustration of acceptable ways to incorporate signage into the building design.
 428.440H2 Figure 11-C.tif
3. 
The following figures provide illustrations of unacceptable designs incorporating signage into the building design.
Figure 12-A. The following figure provides an illustration of unacceptable design incorporating signage into the building design.
Figure 12-B. The following figure provides an illustration of unacceptable design incorporating signage into the building design.
 428.440H3.tif
I. 
Screening Of Equipment.
1. 
The following design principles shall be used to evaluate appropriate screening of mechanical equipment.
a. 
Roof-mounted equipment, including ventilators and satellite dishes, shall be completely screened from view (one hundred percent (100%) opacity) or isolated so as not to be visible from any public right-of-way or residential zoning district within three hundred (300) feet of the subject lot.
b. 
Roof screens, when used, shall be coordinated with the building to maintain a unified appearance.
c. 
All electrical and mechanical equipment and dumpsters located at ground level shall be screened from view (one hundred percent (100%) opacity) or isolated so as not to be visible from the right-of-way of an arterial street or residential zoning district within three hundred (300) feet of the subject lot. Such screens and enclosures, when used, shall be coordinated with the building to maintain a unified appearance, including the use of similar exterior materials.
d. 
Roof gutter downspouts shall be designed so as to complement the exterior of the building or to be hidden from view.
2. 
The following figures provide illustrations of acceptable ways to screen mechanical equipment.
Figure 13-A. The following figure provides an illustration of an acceptable design used to screen roof top mechanical equipment.
 428.440I2 Figure 13-A.tif
Figure 13-B. The following figure provides an illustration of an acceptable design used to screen roof top mechanical equipment.
 428.440I2 Figure 13-B.tif
Figure 13-C. The following figure provides an illustration of a design method to screen roof top mechanical equipment.
 428.440I2 Figure 13-C.tif
3. 
The following figures provide illustrations of unacceptable designs to screen mechanical equipment.
Figure 14-A. The following figure provides an illustration of an unacceptable design used to screen rooftop mechanical equipment.
Figure 14-B. The following figure provides an illustration of unacceptable design used to screen rooftop mechanical equipment.
 428.440I3.tif