Ordinance 2923-06 - Laserfiche WebLink

Examples of ground floor residential units set back off the street and elevated for privacy. c. 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: (1) Repeating distinctive window patterns at intervals less than 40 feet. (2) 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 reauired by subsection (5) of this section. Otherwise, minimum death of modulation is 10 feet and minimum width for each modulation is 15 feet. In order to aualifv as a vertical modulation feature, balconies must project or be recessed in accordance with this standard. Inset balconies, where the outer wall of the balcony is in the same vertical plane as the outer walls of the building, will not qualify. (3) Horizontal modulation (upper level step -backs). To qualify for this measure, the minimum horizontal modulation shall be 5 feet. (4) 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. (5) Chansze of roofline. To aualifv for this measure, the maximum length of any continuous roofline shall be 40 feet and comply with the treatments below: (a) 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). (b) For gable, hipped, or shed roofs, a minimum slope of 3 feet vertical to 12 feet horizontal. (c) 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.