Ordinance 2921-06 - Laserfiche WebLink

CHAPTER 6 no more than 40' no mao than 40' Figure 56. This building is articulated into intervals. Articulation methods include modulation, broken roof lines, building elements (chimneys, entries), and landscaping. Horizontal Vertical Figure 57. This building employs both vertical and horizontal modulation and a change in building materials to add visual interest. 64 (s) Modulation/Articulation. All residential buildings and residential portions of mixed-use buildings shall include at least three of the following modulation and/or articulation features at intervals of no more than 40 feet along all facades facing a street: i. Repeating distinctive window patterns at intervals less than 40 feet. ii. Vertical building modulation. Minimum depth of modulation is 2 feet and minimum width for each modulation is 4 feet if tied to a change in color or building material and/or roofline modulation as defined below. Otherwise, minimum depth of modulation is 10 feet (except balconies) and minimum width for each modulation is 15 feet. iii. Horizontal modulation (upper level step -backs). To qualify for this measure, the minimum horizontal modulation shall be 5 feet. iv. Articulation of the building's top, middle, and bottom. This typically includes a distinctive ground floor or lower floor design, consistent articulation of middle floors, and a distinctive roofline. (See Figure 58.) v. Change of roofline. To qualify for this measure, the maximum length of any continuous roofline shall be 40 feet and comply with the treatments below: • For flat roofs or facades with a horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is the greater of two feet or 0.1 multiplied by the wall height (finish grade to top of wall). • For gable, hipped, or shed roofs - a minimum slope of 3 feet vertical to 12 feet horizontal. • Other roof forms consistent with the design standards herein may satisfy this standard if the individual segments of the roof with no change in slope or discontinuity are less than 40' in width (measured horizontally). vi. Change in building material or siding style (perhaps coordinated with horizontal building modulation and a change in color). vii. Alternative methods as approved by the City that reduce the perceived bulk and scale of the buildings and add visual interest. For example, buildings using high quality materials such as brick and special fagade detailing may not need much modulation to provide visual interest. MAKERS architecture and urban design 0509_ rpt_draft.doc - 6/29/06