i. Articulation of façade materials should be bold, with materials that demonstrate depth, quality, and durability;

ii. It should be apparent that the materials have substance and mass, and are not artificial, thin “stage sets” applied only to the Building’s surface;

iii. Use natural high-quality materials such as brick, finished concrete, stone, terra cotta, cement stucco, and wood in natural or subdued Building colors; and

iv. Use varied yet compatible cladding materials. Window and storefront trim should be well-defined and contribute to the overall aesthetic quality.

i. The length and breadth of a Building should be Pedestrian-Scaled. Portions of a large Building mass should be broken into smaller, appropriately scaled modules, with changes in plane indicated by bold projections and recesses. This results in larger elevations being reduced to human scale;

ii. Vertical and horizontal elements should be used to create a human scale and form a coherent aesthetic providing visual interest to the pedestrian;

iii. Reduce the scale of elevations both horizontally and vertically;

iv. Buildings should exhibit a vertically articulated tripartite façade division – base, middle, and top through material and scale; and

v. Design should feature vertical articulation of windows, columns, and bays.

i. Architectural features, such as parapets, screen walls, trellis systems, or mechanical penthouses shall be consistent with the design intent and finish materials of the main Building, and as high or higher than the equipment it screens.

ii. Vegetation or a combination of vegetation and view-obscuring fencing shall be of a type and size that provides a visual barrier at least as high as the equipment it screens and provides year-round interest, 50 percent screening at the time of planting, and a dense visual barrier within three years from the time of planting.

iii. Screening graphics may be used for at-grade utility boxes.

i. A solid nonreflective roof. The roof may incorporate nonreflective louvers, vents, or similar penetrations to provide necessary ventilation or exhaust of the equipment being screened;

ii. Painting of the equipment to match or approximate the color of the background against which the equipment is viewed; or

iii. Mechanical Equipment Installed on Existing Roofs. The Director may approve alternative screening measures not meeting the specific requirements of this section if the applicant demonstrates that the existing roof Structure cannot safely support the required screening; or the integrity of the existing roof will be so compromised by the required screening as to adversely affect any existing warranty on the performance of the roof.

i. On the Building roof;

ii. On the service drive, alley, or other façade that does not abut a public street, Sidewalk or right-of-way;

iii. Located above a driveway or service drive to the property such as a parking garage or service court; or

iv. A location that abuts a public street or Easement; provided, that the exhaust discharge is not directly above an element that has earned FAR Amenity Incentive System points, such as a public Plaza.

i. The modification is necessary to achieve design elements or features encouraged in the design guidelines of LUC 20.25Q.130 through this section. Where a modification has been granted, the upper level Stepback may be incorporated between 25 feet and the level of the first Floor Plate above 45 feet.

i. Provide architectural expression and design elements such as cornice lines, window bays, entrances, canopies, Building materials, and fenestration, in a pattern, scale, and proportion that relate to neighboring Buildings and engage pedestrians;

ii. Use high quality, durable materials, an appropriate variety in texture, and carefully crafted details to achieve visual interest and longevity for the façade. Environmentally sustainable materials and construction methods are encouraged; and

iii. A Building’s profile should be compatible with the intended character of the area and enhance the streetscape. In some cases, it may be appropriate to mark an entryway with a distinct form to emphasize the significance of the Building entry.

i. Transparent windows should be provided on façades facing streets, parks, and Open Spaces;

ii. Views into and out from Ground Floor Uses may not be obstructed by window coverings, internal furnishings, or walls; and

iii. Interior walls may be placed a minimum of 20 feet from the window on the façade where Ground Floor Uses are a requirement.

i. Primary entries to retail and commercial establishments should be transparent, allowing passersby to see the activity within the Building and bring life and vitality to the street;

ii. Architectural detail should be used to help emphasize the Building entry including canopies, materials, and depth;

iii. Building lighting should emphasize entrances;

iv. Provide transom, side lights, or other combinations of Transparency to create visual interest;

v. Provide double or multiple door entries; and

vi. Provide a diverse and engaging range of doors, openings, and entrances to the street such as pivoting, sliding or roll up overhead entrances.

i. Locate entry doors on the corners of retail Buildings wherever possible. Entries at 45-degree angles and free of visual obstructions are encouraged;

ii. Locate primary Building entrance at the corner;

iii. Use Weather Protection, special paving, and lighting, to emphasize corner entry;

iv. Use architectural detailing with materials, colors, and finishes that emphasize the corner entry; and

v. Use doors with areas of Transparency and adjacent windows.

i. Retail and commercial uses should use unobstructed windows that add activity and variety at the street level, inviting pedestrians into retail and commercial uses and providing views both in and out;

ii. Use clear window glazing;

iii. Provide operable windows that open by pivoting, sliding or shuttering for restaurants, cafes, retail and commercial activity; and

iv. Install transom windows or other glazing combinations that promote visual interest.

i. Exterior lighting of Buildings should be an integral component of the façade composition. Lighting should be used to create effects of shadow, relief, and outline that add visual interest and highlight aspects of the Building;

ii. Lighting should not cast Glare into residential units or onto adjacent Development or streets;

iii. Use accent lighting for architectural features;

iv. Provide pedestrian-oriented lighting features;

v. Integrate lighting within the landscape; and

vi. Provide dimmable exterior lighting.

i. Place Towers away from parks, Open Space, and neighboring properties to reduce visual and physical impacts of the Tower and allow the base Building to be the primary defining element for the Site and adjacent Public Realm.

ii. Coordinate Tower placement with other Towers on the same block and adjacent blocks to maximize access to sunlight and sky view for surrounding streets, parks, Open Space, and properties.

i. A maximum of 10 percent of the façade is within the Tower Separation distance of another Building’s façade; and

ii. The applicant demonstrates that the intrusion does not affect the light, air or privacy of the users of either Building.

i. Orient Towers to improve Building energy performance, natural ventilation, and daylighting; provided, that access to sky view is maintained and adverse wind and shadow impacts are minimized;

ii. Vary the design and articulation of each Tower façade to respond to changes in solar orientation. Where appropriate, adjust internal layouts, glazing ratios, balcony placement, fenestration, and other aspects of the Tower design to manage passive solar gain and improve Building energy performance;

iii. Where possible, include operable windows to provide natural ventilation and help reduce mechanical heating and cooling requirements; and

iv. When multiple Towers are proposed, stagger the Tower heights to create visual interest within the skyline, mitigate wind, and improve access to sunlight and sky view. In general, a variation of five Stories or more provides a difference in height that can be perceived at street level.

i. Incorporate variation and articulation in the design of each Tower façade to provide visual interest and to respond to design opportunities and different conditions within the adjacent context; and

ii. Articulate Towers with high-quality, sustainable materials and finishes to promote design excellence, innovation, and Building longevity.

i. The windows of a residential Building should be pleasing and coherent. Their size and detailing should be of a human scale with regular spacing and a rhythm of similarly shaped windows; and

ii. Windows should be operable.

i. Building rooflines should be dynamic, fluid, and well-articulated to exhibit design excellence while creating a dynamic and attractive skyline;

ii. Include Towers or similar vertical architectural expressions of important Building functions such as entries;

iii. Vary roof line heights; and

iv. Incorporate well-detailed cornices that have significant proportions (height and depth) and create visual interest and shadow lines.

i. Roof shape, surface materials, colors, and penthouse functions should all be integrated into the overall Building design;

ii. Provide rooftop terraces, gardens, and Open Spaces;

iii. Incorporate green roofs that reduce Stormwater runoff;

iv. Consolidate and screen mechanical units; and

v. Occupied rooftop amenity areas are encouraged; provided, that potential noise and light impacts on neighboring Developments are minimized. (Ord. 6627, 12-13-21, § 3)