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CHAPTER 6
<br /> , (s) Modulation/Articulation. All residential buildings and residential
<br /> I i portions of mixed-use buildings shall include at least three of the
<br /> `i i ,"' , ;• following modulation and/or articulation features at intervals of no
<br /> r� ! more than 40 feet along all facades facing a street:
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<br /> s. -' `" I. Repeating distinctive window patterns at intervals less than 40 feet.
<br /> i I+t ! ii. Vertical building modulation. Minimum depth of modulation is 2 feet
<br /> u 'irrxR and minimum width for each modulation is 4 feet if tied to a change
<br /> . ,� l in color or building material and/or roofline modulation as defined
<br /> below. Otherwise, minimum depth of modulation is 10 feet(except
<br /> qINTERVAL'�
<br /> ;
<br /> iINTERVAL i balconies) and minimum width for each modulation is 15 feet.
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<br /> iii. Horizontal modulation(upper level step-backs). To qualify for this
<br /> Figure 56. This building is articulated measure, the minimum horizontal modulation shall be 5 feet.
<br /> into intervals. Articulation methods
<br /> include modulation, broken roof lines, iv. Articulation of the building's top, middle, and bottom. This typically
<br /> building elements (chimneys, entries), includes a distinctive ground floor or lower floor design, consistent
<br /> and landscaping. articulation of middle floors, and a distinctive roofline. (See
<br /> Figure 58.)
<br /> �;�. � t , a r
<br /> v. Change of roofline. To qualify for this measure, the maximum
<br /> fi J myI'I + c AI� : 1w r 4'�,J "" length of any continuous roofline shall be 40 feet and comply with
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<br /> °f no it'h " ,„t ',,i at• the treatments below:
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<br /> IfY` tU� �fy i�R a��" ' ' t rT ,, • For flat roofs or facades with a horizontal eave, fascia, or
<br /> �,�. "
<br /> � •� M ay 1 r,f i{ b t S;A,v,,,,;';4,,'41,41 parapet, the minimum vertical dimension of roofline modulation
<br /> 4»,, ,' 4 4, , � ` , ' r is the greater of two feet or 0.1 multiplied by the wall height
<br /> �-4: ,;,,k0 tt,.t , o z (finish grade to top of wall).
<br /> f; �,a ^� . ��" �" { • For gable, hipped, or shed roofs-a minimum slope of 3 feet
<br /> b 4 vertical to 12 feet horizontal.
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<br /> ! « ,,,t k. Y • Other roof forms consistent with the design standards herein
<br /> ripe; Pi.:(i, tx.0-, .1:4.1443,. f, �",,`tit 14‘X11" may satisfy this standard if the individual segments of the roof
<br /> 19 0..fi�t5rlrat03,wy 4F 1 '1,14 with no change in slope or discontinuity are less than 40' in
<br /> harp i, 1, A ,, �y; 1/: ', width (measured horizontally).
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<br /> �y�};��µRt i'1, , ,iT/ T��' :1'°'A vi. Change in building material or siding style(perhaps coordinated
<br /> ".., r�lii.i t,d 2 ,,,, K4 es.;r:),, ,fy •k., l 1 with horizontal building modulation and a change in color).
<br /> €w s ` "a blZ� , r�� fr vii. Alternative methods as approved by the City that reduce the
<br /> perceived bulk and scale of the buildings and add visual interest.
<br /> ik..,4aa"�"`xa8 v rt W -!-... • %` V For example, buildings using high quality materials such as brick
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<br /> and special facade detailing may not need much modulation to
<br /> Figure 57. This building employs both provide visual interest. rp
<br /> vertical and horizontal modulation and a o
<br /> cry change in building materials to add
<br /> visual interest.
<br /> 64 MAKERS architecture and urban design
<br /> 0509_rpt_drafl.doc•6/29/06
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