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Most commercial buildings in the heart of downtown are variations on the traditional American commercial storefront. These buildings were designed for retail-related functions on the ground level, and therefore relatively large openings were used to maximize visibility and access to goods and services offered inside. Early structures were built to one, two or three stories. Later, this building type was adapted to a taller structure. The front wall is typically masonry construction and built to the sidewalk edge. Upper-story windows are smaller, with vertically oriented openings. The upper floor appears more solid than transparent. Buildings ought to be well-detailed with long-lived materials that can be appreciated when viewed as a part of a distant skyline, or at an intimate level by the pedestrian. The design of a new infill building in the Downtown, particularly the front façade, can seek inspiration from the historically significant facades on the street but should not attempt to copy them. The contemporary infill structure should be compatible with existing details in terms of height, façade rhythm, placement of doors and windows, color and use of materials, without duplicating an architectural style from the past. Buildings ought to create a familiar rhythm relative to the overall street. The rhythm and pattern helps to tie the street together visually and provides the pedestrian with a standard measurement of progress. Reinforcement of this façade rhythm is encouraged in new buildings, even if a singular structure. (Figure 7.1) New development ought to respect the existing fabric of the community by reflecting historic mixed-use development patterns, through the use of building indentations, relationship to the street, first floor plate height, breaks in buildings for open space, and changes in color to avoid monolithic and monochromatic developments.
A. HORIZONTAL VARIATION Vary the horizontal plane of a building to provide visual interest and enrich the
pedestrian experience, while contributing to the quality and definition of the street
wall.
1.
Provide well-marked entrances to cue access and use. Enhance all public entrances
to a building through the use of compatible architectural or graphic treatment. Main
building entrances shall read differently from retail storefronts, restaurants, and
commercial entrances.
2.
Avoid continuous massing longer than 150 feet not articulated with shadow relief,
projections and recesses. If massing extends beyond this length, it needs to be visibly
articulated as several smaller masses using different materials, vertical breaks,
such as expressed bay widths, or other architectural elements.
3.
Horizontal variation should be of an appropriate scale and reflect changes in the
building uses or structure as seen in Figure 7.2.
4.
Vary details and materials horizontally to provide scale and three-dimensional qualities
to the building.
5.
While blank street wall façades are discouraged, there is usually one side of the
building that is less prominent (often times called "back of house").
B. VERTICAL VARIATION Both classical and modern buildings can exhibit basic principles of visual order in the vertical plane — often with a distinct base (street and pedestrian lower levels), a middle (core mid-section, and often consistent for multiple floors of a mid- to high-rise building), and a top (the upper level that distinguishes a building and defines how it "meets the sky") as seen in Figure 7.3.
Modern or contemporary building designs often layer this principle with more variation and syncopation to create interesting architectural compositions as seen in Figure 7.4. Whenever a new infill building is proposed between two existing structures, every attempt should be made to maintain the characteristic rhythm, proportion, and spacing of existing door and window openings.
Variation in the vertical plane of a building ought to define the building's uses
and visually differentiate ground floor uses from core functions and how the building
"meets the sky."
1.
Employ a different architectural treatment on the ground floor façade than on the
upper floors, and feature high quality materials that add scale, texture and variety
at the pedestrian level.
2.
Vertically articulate the street wall façade, establishing different treatment for
the building's base, middle and top) and use balconies, fenestration, or other elements
to create an interesting pattern of projections and recesses.
3.
Provide an identifiable break between the building's ground floors and upper floors
designed for office or other use. This break may include a change in material, change
in fenestration pattern or similar means.
4.
In order to respect existing historic datums, the cornice or roof line of historic
structures should be reflected with a demarcation on new infill structures whenever
possible.
5.
On façades exposed to the sun, employ shade and shadow created by reveals, surface
changes, overhangs and sunshades to provide sustainable benefits and visual interest.
C. MATERIALS
After establishing a new infill building's overall massing and vertical and horizontal
variation, it is important to develop a building's visual character at the level of
material choices and detailing. The interplay of materials, windows and other elements
should support the larger design principles as articulated by the architect. Ensure
that buildings have architecturally detailed façades, where publicly visible, with
no blank or featureless sides in anticipation of abutting to potential development
in later phases or on adjacent land.
Buildings are supposed to aim for a "timeless design" and employ sustainable materials
and careful detailing that have proven longevity.
1.
2.
Feature long-lived and local materials such as split limestone, brick and stone. The
material palette should provide variety, reinforce massing and changes in the horizontal
or vertical plane.
3.
Use especially durable materials on ground floor façades.
4.
Generally, stucco is not desirable on the ground floor as it is not particularly durable.
5.
Detail buildings with rigor and
clarity to reinforce the architect's design intentions and to help set a standard
of quality to guide the built results.
6.
To provide visual variety and depth, layer the building skin and provide a variety
of textures that bear a direct relationship to the building's massing and structural
elements. The skin should reinforce the integrity of the design concept and the building's
structural elements as seen in Figure 7.5 and 7.6 and not appear as surface pastiche.
7.
Layering can also be achieved through extension of two adjacent building planes that
are extended from the primary façade to provide a modern sculptural composition.
8.
Cut outs (often used to create sky gardens) should be an appropriate scale and provide
a comfortable, usable outdoor space.
9.
Design curtain walls with detail and texture, while employing the highest quality
materials.
10.
Design the color palette for a building to reinforce building identity and complement
changes in the horizontal or vertical plane.
11.
Value-added materials, such as stone should be placed at the base of the building,
especially at the first floor level. Select materials suitable for a pedestrian urban
environment. Impervious materials such as stone, metal or glass should be used on
the building exterior. Materials will be made graffiti resistant or be easily repainted.
12.
Corner buildings at prominent intersections require a higher standard of articulation,
detailing, and architectural treatment than other buildings within the middle of the
block.
Prohibited Exterior Materials
1.
2.
3.
4.
5.
6.
7.
D. BUILDING ENTRIES Design building entries to be clearly visible from the street, and to promote pedestrian comfort, safety, orientation and accessibility. In order to increase personal safety, entries and associated open spaces should be designed to avoid the creation of isolated areas and to maintain lines of sight into and out of a space.
1.
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extra-height lobby space;
•
distinctive doorways;
•
decorative lighting;
•
distinctive entry canopy;
•
projected or deep recessed entry bay;
•
building name and address integrated into the facade;
•
artwork integrated into the facade or sidewalk;
•
a change in paving material, texture, or color within the property line;
•
distinctive landscaping, including plants, water features and seating.
2.
The primary entrance of all buildings will be off the public sidewalk as seen in Figure
7.7 and not from a parking area.
3.
Strong colors should emphasize architectural details and entrances.
4.
Deep recessed entries into the building are encouraged.
E. WINDOWS AND DOORS
Provide high-performance, well-detailed windows and doors that add to the depth and
scale of a building's façade.
1.
2.
Window placement, size, material and style should help define a building's architectural
style and integrity as seen in Figure 7.8.
3.
In buildings other than curtain wall buildings, windows should be recessed (set back)
from the exterior building wall, except where inappropriate to the building's architectural
style. Generally, the required recess may not be accomplished by the use of plant-ons
around the window.
4.
Windows and doors should be well-detailed where they meet the exterior wall to provide
adequate weather protection and to create a shadow line.
5.
Windows on upper floors should be proportioned and placed in relation to grouping
of storefront or other windows and elements in the base floor.
F. GLAZING
Incorporate glazing that contributes to a warm, inviting environment for interior
spaces.
1.
Ground-floor window and door glazing should be transparent and non-reflective.
2.
Above the ground floor, both curtain wall and window and door glazing should have
the minimum reflectivity needed to achieve energy efficiency standards. Non-reflective
coating or tints are preferred.
3.
A limited amount of translucent glazing at the ground floor may be used to provide
privacy.
G. LIGHTING
Provide well-designed architectural and landscape lighting. On each project site,
all lighting fixtures should be from the same "family" with respect to design, materials,
color, style, and color of light.
1.
Light fixtures less than 16 feet in height are considered pedestrian scale as seen
in Figure 7.9.
2.
All exterior lighting (building and landscape) should be integrated with the building
design, create a sense of safety, encourage pedestrian activity after dark, and support
Downtown's vital nightlife.
3.
Each project should develop a system or family of lighting layers that contribute
to the night-time experience, including facade uplighting, sign and display window
illumination, landscape, and streetscape lighting.
4.
Architectural lighting should relate to the pedestrian and accentuate major architectural
features as seen in Figure 7.10.
5.
Landscape lighting should be of a character and scale that relates to the pedestrian
and highlights special landscape features as seen in Figure 7.11.
6.
Exterior lighting should be shielded to reduce glare and eliminate light being cast
into the night sky.
7.
In parking lots, a higher foot candle level should be provided at vehicle driveways,
entry throats, pedestrian paths, plaza areas, and other activity areas.
8.
Pedestrian-scale light fixtures should be of durable and vandal resistant materials
and construction.
Security Lighting
9.
10.
Integrate security lighting into the architectural and landscape lighting system.
Security lighting should not be distinguishable from the project's overall lighting
system.
11.
Illuminate alleys at levels for both vehicles and pedestrians.
H. SECURITY GRILLS AND ROLL-DOWN DOORS AND WINDOWS
Balance the need for security doors and windows with the need to create an attractive,
inviting streetscape environment.
1.
I. MINIMIZING IMPACTS ON NEIGHBORS
In downtown, many projects can be viewed directly from adjacent properties where tenants
and residents have clear sight lines to roofs and back-of-house functions. It is important
that new projects respect neighboring properties, and that the major mechanical systems,
penthouses and lighting should be designed to limit adverse impacts.
Architecturally incorporate or arrange roof top elements to screen equipment such
as mechanical units, telecom antennas, or satellite dishes.
1.
Ventilation intakes and exhausts shall be located to minimize adverse pedestrian impacts
along the sidewalk.
Typically locating vents more than 20 feet vertically and horizontally from a sidewalk
and directing the air flow away from the public realm will accomplish this objective.
2.
Mechanical equipment should be either screened from public view or the equipment itself
should be integrated with the architectural design of the building.
3.
Penthouses should be integrated with the building's architecture, and not appear as
foreign structures unrelated to the building they serve.
Minimize glare upon adjacent properties and roadways.
4.
Lighting (exterior building and landscape) should be directed away from adjacent properties
and roadways, and shielded as necessary.
No fixture shall be directed at the window of a residential unit either within or
adjacent to a project.
5.
Reflective materials or other sources of glare (like polished metal surfaces) should
be designed or screened to not impact views nor result in measurable heat gain upon
surrounding windows either within or adjacent to a project.
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