11-19-2024 Planning Commission Packet

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Created: 2024-07-18 07:35:50 [EST] (Supp. No. 21, Update 3) Page 6 of 12 Sec. 78-826. Building design and construction. (a)General provisions.In addition to other restrictions of this chapter, the use, construction, alteration or enlargements to any buildings or structure within this district shall meet the following standards: (1)Rooftop equipment:Rooftop equipment shall be screened from view from the ground at the property line with vertical extensions of the building walls or with parapets or other architectural design features of the same materials used on the walls of the building. Where the topography permits, it is desirable to screen such equipment from adjacent property, but it is not the intent of this requirement to increase the height of the screening significantly above that of the equipment in order to screen it from view from tall buildings or from higher ground. (2)Form, scale and proportion:The form and proportion of buildings shall be consistent or compatible with the scale, form and proportion of existing development in the immediate area. (3)Unusual buildings:The use of unusual shapes, color and other characteristics that cause new buildings to call excessive attention to themselves and create disharmony shall be avoided. (4)Mass and voids:The rhythm of structural mass to voids, such as windows and glass doors, of a front facade should relate to the rhythms established in adjacent buildings. (5)Long facades:Where large structures with overly-long facades (walls) are proposed, such as warehouses, building mass should be articulated with variations in the building plane and parapet height and through the use of other unique design or site plan features. (6)Architectural design:Architectural design should create harmony through the use of different textures, complementary colors, shadow lines and contrasting shapes. The use of walls in a single color, with little detailing or completely blank is discouraged. (7)Monotony:Monotony of design in single or multiple building projects shall be avoided. Variation of detail, form and siting shall be used to provide visual interest. (8)Roofs:Careful consideration of durable materials, proportions and shapes, emphasizing the importance of roofs as integral and embracing elements of the over-all design, is particularly important. (9)Materials:Use of substantial amounts of high quality masonry materials (face brick, stucco, stone) is encouraged. Buildings shall be constructed with no less than 67 percent of these materials, excluding window and door areas. Architectural concrete panels and rock faced concrete block may comprise a maximum of 33 percent of the exterior materials used on the building. The 67 percent threshold may be reduced, or the 33 percent threshold exceeded, only by conditional use permit for alternative materials. The city council shall consider the architectural quality and whether the proposed building exceeds the various requirements of this section 78-826 in deciding whether or not to grant a conditional use permit for alternative materials. The use of aluminum siding, metal ribbed panels and extensive mirrored glass surfaces is discouraged except as accent materials. Evaluation of building materials shall be based on the quality of its design and relationship and compatibility to building materials in the immediate neighborhood. (10)Design uniformity:Architectural treatments (e.g., building materials, colors, facade design, roof lines, screening) shall be consistent and compatible on all sides. Treatment that is uniform on all sides will be deemed to meet the requirements of this principle. Adjacent land uses, visibility from public streets and use of screening devices (walls, fences, berms, landscaping) are criteria to be considered when varying this treatment. The applicant will have the burden of demonstrating the reasons for differing treatment on different sides (e.g., the need for truck access on one side and pedestrian access on another). 279