[Ord. No. 4190, 2-1-2021]
A. This Article is intended to promote high-quality building design
and is intended to:
1.
Protect and enhance the visual interest, character, and quality
of nonresidential and mixed-use areas;
2.
Ensure compatibility between residential neighborhoods and adjacent
commercial and mixed-use areas;
3.
Mitigate negative impacts created by the scale and bulk of large
buildings;
4.
Promote an environment that is friendly toward multiple modes
of transportation and accommodates varying ages and abilities; and
5.
Protect and enhance property values and encourage further investment
and reinvestment.
[Ord. No. 4190, 2-1-2021]
A. This Article shall apply to the following:
1.
The construction of new nonresidential or mixed-use buildings which requires approval of a site plan (Section
405.160).
2.
Additions to nonresidential or mixed-use buildings which require approval of a site plan (Section
405.160).
[Ord. No. 4190, 2-1-2021]
A. The standards of this Article may be waived or modified through one
(1) of the following procedures, except where an alternative procedure
is specified in this Article:
3.
Zoning Map amendment (Section
405.100) to planned unit development (Section
415.130).
[Ord. No. 4190, 2-1-2021]
A. Building Orientation.
1.
Buildings shall be sited parallel to public rights-of-way or
internal streets, to the maximum extent practicable.
2.
Buildings shall be oriented so that the principal building entrance
faces the principal street or the street providing main access to
the site.
3.
Where there are multiple buildings on a development parcel,
at least one (1) building shall be oriented with an entrance facing
the principal street or the street providing main access to the site.
4.
When a structure is located on a corner lot, prominent entries
are encouraged for both facades along the street edge or a single
prominent entry to face the corner.
B. Dimensional Standards.
1.
Refer to Section
415.080,
Mixed-Use and Nonresidential
Dimensional Standards.
C. Landscape, Screening, And Fencing.
1.
Refer to Chapter
425, Article
II,
Landscape, Screening,
And Fencing.
D. Parking, Access, And Mobility.
1.
Refer to Chapter
425, Article
III,
Parking, Access,
And Mobility.
E. Exterior Lighting.
1.
Refer to Chapter
425, Article
VI,
Exterior Lighting.
[Ord. No. 4190, 2-1-2021]
A. A new building with a height that exceeds that of an adjacent residential
building within fifty (50) feet by one (1) story or more shall provide
a transition using at least one (1) of the following techniques:
1.
Stepping down building height and mass along the shared property
line to meet the height of the existing neighboring home along a minimum
of fifty percent (50%) of the new building's length. The stepped-down
portion of the new building shall be a minimum of ten (10) feet in
width and depth. This option is available only where the existing
residential building is located along the property line adjacent to
the new building;
2.
Providing variations in the side building wall and/or roof form
so that new structures have a comparable scale as neighboring homes
along the shared property line;
3.
Utilizing a roof pitch and overhang similar to that of the neighboring
structures; and
4.
Utilizing dormers and sloping roofs to accommodate upper stories.
[Ord. No. 4190, 2-1-2021]
A. Architectural Variety.
1.
Monotony of design in single or multiple building projects shall
be avoided. Where appropriate, variation of detail, form and siting
shall be used to provide visual interest.
B. Horizontal And Vertical Articulation.
1.
No building elevation, regardless of exterior wall plane setback
or the location of interior walls, shall exceed thirty (30) feet in
length without incorporating at least three (3) of the following elements:
a.
Projections, recessions, or reveals, such as, but not limited
to, columns, pilasters, cornices, and bays, and having a change of
wall plane that is a minimum of twenty-four (24) inches in depth and
that has the effect of casting shadows.
b.
Glazed windows and doors, if used to comply with this standard shall comprise not less than thirty percent (30%) of the elevation of which they are a part. See also Subsection
(D), Windows and Doors, for additional requirements.
c.
Change in texture and/or masonry pattern.
d.
Change in building, parapet, or roofline height. If used to
comply with this standard, the minimum change in roofline shall be
two (2) feet.
e.
Awnings or canopies extending at least four (4) feet beyond
the building face.
2.
Alternative Designs.
a.
An equivalent design that provides pedestrian interest by dividing
the facade into horizontal and vertical planes and is in proportion
to the height and width of the entire building may be approved; however,
design elements used to fulfill this standard shall not consist solely
of color variations.
3.
Building Elevations Facing Public Rights-of-Way.
a.
Building elevations that face public rights-of-way, parking lots, or adjacent residential land uses shall include glazed windows and doors as one of the required elements enumerated in Subsection
(B)(1). See also Subsection
(D), Windows and Doors.
4.
False Windows And Doors.
a.
Building elevations not adjacent to residential land uses, public rights-of-way, parking lots, Lake Saint Louis, Lake Saint Louise, or that do not have a customer entrance, may use false windows and/or doors to fulfill the requirement in Subsection
(B)(1). The windows and/or doors, whether functional, false, or a combination of functional and false windows and/or doors, shall make up a minimum of thirty percent (30%) of the elevation of which they are a part and shall have a minimum six-inch change of wall plane from the primary wall in order to provide shadow or sense of depth.
C. Roofs.
1.
To reduce the visual impact of roof mass, no roofline along
any building elevation shall exceed fifty (50) feet in length without
a visual variation that incorporates:
a.
Projections, recessions, dormers that alter the vertical or
horizontal plane of the roof by at least two (2) feet; or
b.
Change in roof height of at least two (2) feet; or
c.
Another architectural feature approved through the alternative
compliance process.
2.
Mansard roofs, or roofs having a mansard-like appearance, are
prohibited.
3.
Flat roofs shall be concealed by parapets that are in proportion to the overall building design and that are generally of sufficient height to conceal rooftop mechanical systems that are in view from public rights-of-way, residential land uses, public parking areas, and/or adjacent properties. Parapets shall not exceed the maximum building height as established in Section
415.080,
Dimensional
Standards, except where allowed by Section
410.140(A)(3),
Exceptions.
D. Windows And Doors.
1.
In order to create a sense of transparency and to visually connect
the building's interior with the public exterior, primary and secondary
customer entrances shall be clearly defined, highly visible and feature
a minimum of two (2) of the following treatments:
a.
Recessions and/or projections with a minimum change in wall
plane of twenty-four (24) inches.
b.
Display windows that are located immediately adjacent to the
customer entrance and that are in proportion to the overall facade
of which they are a part.
c.
Canopies, porticos, overhangs, or awnings with a minimum projection
of four (4) feet and of a width that at minimum spans the customer
entrance.
d.
Raised, corniced parapets located over the customer entrance
with a minimum projection of four (4) feet and that span at least
the width of the customer entrance door.
e.
Outdoor patios with customer seating and landscaping that at
a minimum includes perennials, shrub plantings, and/or ornamental
trees.
2.
To preserve views and to provide a clear sense of connection
into and out of the building, window and door glazing shall be transparent
or have a low-reflectivity. Mirror-like windows are prohibited.
3.
The primary entrances to a building shall be clearly identified.
[Ord. No. 4190, 2-1-2021]
A. Generally.
1.
All sides of the building shall be constructed using materials
that are compatible with, or of equal or greater quality, as those
used on elevations with customer entrances, elevations facing public
rights-of-way or surface parking areas, and elevations adjacent to
Lake Saint Louis, or Lake Saint Louise.
2.
Building materials and colors shall be compatible with adjacent
buildings.
B. Principal Building Materials.
1.
Building materials shall be high-quality and long-lasting and
shall have a proven ability to withstand the local climate. The primary
exterior building wall material, consisting of at least seventy percent
(70%) of the elevation to which it is applied, shall be one (1) or
more of the following:
b.
Natural and cultured stone.
c.
Stucco, including synthetic stucco.
d.
Another material that meets the intent of this standard.
2.
The primary exterior wall material shall extend to within eight
(8) inches of the finished grade.
C. Roofing Materials.
1.
Roofing material shall not include corrugated metal panels.
D. Colors.
1.
Color and intensity of color proposed for all exterior building
and roofing materials, including exposed rooftop mechanical systems,
such as HVAC equipment, roof vents, air handling/exchange units, shall
be natural, nonprimary or muted colors with low reflectivity.
2.
Exterior building and roofing colors shall not include white,
off-white, high-intensity primary colors, and/or fluorescent colors.