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Chapter 157 Unified Development Code Subchapter 9. Architectural, Site Design & Layout Provisions

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Chapter 157 Unified Development Code Subchapter 9. Architectural, Site Design & Layout Provisions Chapter 157 Unified Development Code Subchapter 9. Architectural, Site Design & Layout Provisions 9.9 DOWNTOWN ARCHITECTURAL DESIGN STANDARDS 9.9.1 Purpose The intent of this section is to require historically compatible architectural design standards for context-sensitive development within areas of the City of historical and cultural significance, whereby such architectural design standards are intended to provide for more harmonious development with the surrounding neighborhood and maintain a sense of place. 9.9.2 Applicability A. Downtown District Overlay Development within the Downtown District Overlay shall comply with the architectural design standards within this section according to the standards provided for the land use and building type, with the exception of the South Downtown (SoDo) Sub-District. For architectural standards within the SoDo Sub-District, refer to the city-wide standards pursuant to Sections 9.1 through 9.8 of Subchapter 9. B. Transitional Compatibility Zones within the Downtown Core Sub-District. All development within the Transitional Compatibility Zone of the Downtown Core Sub- District shall comply with the architectural design standards within Section 9.9.3 and 9.9.4 1 | P a g e Adopted 10.27.2020 for single-family detached, duplex, townhome, and residential condominium buildings with comparable building forms. C. Administrative Waivers Pursuant to Section 3.16 of Subchapter 3. Procedures of the Unified Development Code, the Planning Director may grant an administrative waiver for a reduction up to twenty percent (20%) for any numerical standard within this Section 9.9. Where such architectural standards applied to a building form or use type are unfeasible for the intended use and associated building form, the Planning Director, at their discretion, may apply the least restrictive standard provided in Section 9.9. D. Planning and Zoning Commission Architectural Waiver Pursuant to Section 2.2 of Subchapter 2. Administration of the Unified Development Code, the Planning and Zoning Commission may grant an architectural waiver and shall consider the following criteria for approval: 1. The architectural design is compatible with the existing buildings within the area; and 2. The architectural design is generally representative of the desired building form, materials, and aesthetic in the Downtown; and 3. Due to special conditions, a literal enforcement of the requirements would result in unnecessary hardship; and 2 | P a g e Adopted 10.27.2020 4. That the granting of a waiver is not contrary to the public interest, and the spirit of the code is preserved. 9.9.3 Single-Family Detached, Duplex, and Residential Condominium buildings with comparable building forms. In order to preserve a sense of place and provide for compatible development within the Downtown District Overlay, all new construction and exterior renovations of or additions to buildings of single-family detached, duplex, two-family, and residential condominium buildings with comparable building form types shall comply with one of the compatible architectural styles provided in this section. A. Exterior Building Wall Materials New construction of Single-Family Detached buildings, Duplex buildings, and Condominium buildings with a similar building form shall provide for the permitted building materials listed below in Table 9.9.3 A. The percent calculations shall be based on total exterior walls, excluding openings for windows and doors. Table 9.9.3 A – Building Materials Applicable to: Single-Family Detached, Duplex buildings, and Condominium buildings with a similar building form. Allowable Percentage Permitted Primary Materials ▪ Clay brick ▪ Field stone, ledge stone, or other native veneer ▪ Cementitious material installed as horizontal lap siding with an exposure not greater than six (6”) inches, vertical board- and-batten with board widths not greater than eight (8”) inches, or cementitious shingles. The Planning Director may allow for an increase in exposure and board widths by 20%. 100% Accent Materials ▪ Wood trim and shingles as an accent material ▪ Other materials approved by the Planning Director in keeping Maximum 20% with the architectural style of the structure. Exceptions: ▪ Exterior restoration of, or an addition to a building constructed prior to 1960, originally constructed with wood siding, may provide for wood horizontal lap 3 | P a g e Adopted 10.27.2020 siding consisting of beveled lap, shiplap, rusticated lap, channel siding, or tongue and groove. B. Architectural Styles - 1. Victorian Style (1880-1910) a. Victorian Characteristics and Guidelines for Compatibility. The Victorian style, as provided in the section, is influenced by two distinct historical architectural styles, the Queen Anne (1880-1910) and the Folk Victorian (1870-1910). Table 9.9.3 B.1.a – Victorian Characteristics and Guidelines for Compatibility Applicable to: Single-Family Detached, Duplex buildings, and Condominium buildings with a similar building form. Queen Anne Cottage (1880-1910) ▪ Steeply pitched, complex roof configuration, usually with a front-facing gable; ▪ Asymmetric facades, occasionally with a tower, and irregular ground plans; ▪ Decorative wall surfaces created with patterned shingles or patterned masonry; ▪ Bay windows, towers, overhangs, and wall projections used to avoid smooth wall surfaces; ▪ Spacious wrap-around porches; and ▪ Patterned masonry utilized in construction. Folk Victorian (1870-1910) ▪ Characterized by simple lines, materials, and form; ▪ Spindlework detailing and brackets in porches; ▪ Cornice-line, frieze, and eave brackets; and ▪ Porch supports are either spindles or square posts with beveled corners. 4 | P a g e Adopted 10.27.2020 b. Victorian Architectural Standards. All Victorian style single-family detached and duplex building types shall be subject to the design elements listed below. The term “primary façade” shall apply to all facades facing a public street, public or private park, or any major drive aisle. Table 9.9.3 B.1.b – Victorian Style – Architectural Standards Applicable to: Single-Family Detached buildings, Duplex buildings, and Condominium buildings with a similar building form. Design Element Standard Front Porch: A functional covered front porch with columns shall be required Type, Width, Depth, on all new construction of single-family, detached and duplex and Detailing building types. Type: Partial, full-width, side-wrap, and wrap-around porches are permitted. (However, corner houses shall include a porch along both facades of the house that face a public street or open space area to what is commonly known as a wrap- around porch.) 5 | P a g e Adopted 10.27.2020 Width: Minimum of 15’ in length or 50% of front façade width, whichever is greater (The measurement of the front façade includes the length of an attached garage.) Depth: Minimum 8' with at least six (6) feet of continuous depth, measured between the front façade of the house to the closest edge of the porch support post. Detailing: Shall include columns and decorative spindlework railings. (Decorative spindlework may be waived by the Planning Director if the exclusion of spindlework provides for variation within a new development, and other architectural details are provided instead of the required spindlework.) Covered Rear Patio Covered rear patios or decks of a minimum of one hundred square feet (100 SF) shall be required on all floor plans. Roof: Roof Type: Gabled, hipped or pyramidal Type, Pitch, and Material Roof Pitch: The primary roof form shall have an 8:12 pitch or steeper; however, ancillary roofs shall have at least a 2:12 pitch. Permitted Roof Materials: 30-year Asphalt shingles or standing seam metal Window Type, Shape, Type: rectilinear, elongated windows, bay windows, bow and Design windows, ribbon windows, arched windows Shape: A predominance of rectilinear, elongated windows shall be provided on front and side elevations, where such windows’ proportion ratio of height to width is between 2.0-2.5 to 1. Design: All windows and doors not bordered by masonry shall have trim. All windows and doors bordered by masonry shall provide for distinct lintels and sills. 6 | P a g e Adopted 10.27.2020 Groupings: Window groupings are permitted. Side Elevations The side elevations shall have architectural elements that carry from the front elevation, such as window styles and other architectural accents. Continuous flat walls exceeding 20’ in length without architectural variation shall not be permitted. Optional Architectural Balconies, turrets, dormers, gable ornaments, brackets, Details shutters, patterned shingles for wall surfaces, cornice-line dentils Building and Entry 1. Front doors shall be provided along the primary façade and Orientation oriented to face the public street, a common open space with a landscaped courtyard, or private street if part of a condominium project. 2. A pedestrian pathway shall connect all building entrances to a public sidewalk. 7 | P a g e Adopted 10.27.2020 2. Craftsman and Arts & Crafts Style (1905-1930) a. Craftsman and Arts & Crafts Characteristics and Guidelines for Compatibility Table 9.9.3 B.2.a – Craftsman and Arts & Crafts Characteristics and Guidelines for Compatibility Applicable to: Single-Family Detached buildings, Duplex buildings, and Condominium buildings with a similar building form. Craftsman and Arts & Crafts ▪ Characterized by regular box or rectangular building footprints, simple lines, materials, and form; ▪ A low-pitched, gable roof with wide eave overhang; ▪
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