[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.
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.
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.
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.
|
|---|
 |
|
Figure 1-B. The following figure provides an illustration of
a multi-tenant and multi-story building that exhibits an acceptable
building entry.
|
|---|
 |
|
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.
|
|---|---|
| |
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.
|
|---|
 |
|
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.
|
|---|---|
| |
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.
|
|---|
|
|
Figure 3-B. The following figure provides an illustration of
how masses and voids in each building elevation can provide additional
articulation.
|
|---|
|
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.
|
|---|---|
| |
|
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.
|
|---|---|
| |
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.
|
|---|---|
| |
|
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.
|
|---|---|
| |
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.
|
|---|
 |
|
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.
|
|---|---|
| |
|
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.
|
|---|---|
| |
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.
|
|---|---|
 |
 |
|
Figure 7-C. The following figure provides an illustration of
a multi-tenant building that exhibits an unacceptable elevation articulation.
|
|---|
 |
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.
|
|---|
 |
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.
|
|---|---|
 | |
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.
|
|---|---|
| |
|
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.
|
|---|---|
| |
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.
|
|---|
 |
|
Figure 11-B. The following figure provides an illustration of
acceptable ways to incorporate signage into the building design.
|
|---|
 |
|
Figure 11-C. The following figure provides an illustration of
acceptable ways to incorporate signage into the building design.
|
|---|
 |
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.
|
|---|---|
 | |
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.
|
|---|
 |
|
Figure 13-B. The following figure provides an illustration of
an acceptable design used to screen roof top mechanical equipment.
|
|---|
 |
|
Figure 13-C. The following figure provides an illustration of
a design method to screen roof top mechanical equipment.
|
|---|
 |
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.
|
|---|---|
 | |
