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18.31.530 Building massing and articulation.
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(1) Purpose. This section contains standards that affect the massing of buildings through facade design articulation, facade width, and roofline design. The purpose of this section is to:

(a) To employ architectural elements (like windows, balconies, entries, etc.) that create a complementary pattern or rhythm, dividing large buildings into smaller identifiable pieces.

(b) To integrate substantial articulated/modulated features on large buildings to break up the massing and add visual interest.

(2) Facade Articulation – Nonresidential. Nonresidential buildings and nonresidential portions of mixed-use buildings shall include articulation features to create a human-scaled pattern. For building facades and other building elevations facing parks, containing primary building entrances, and adjacent to lower intensity zones, at least three articulation features shall be employed at intervals no greater than 40 feet.

For all other multistory nonresidential building elevations, at least three articulation features shall be employed at intervals no greater than 60 feet.

Articulation features include:

(a) Window patterns and/or entries.

(b) Use of weather protection features.

(c) Use of vertical piers/columns.

(d) Change in roofline per subsection (6) of this section.

(e) Change in building material or siding style.

(f) Other design techniques that effectively reinforce a pattern of small storefronts compatible with the building’s surrounding context.

For nonstorefront building elevations, the following additional features may be used to meet facade articulation standards:

(g) Vertical elements such as a trellis with plants, green wall, or art element.

(h) Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline per subsection (6) of this section or a change in building material, siding style, or color.

(i) Other design techniques that effectively break up the massing of structures and add visual interest.

DEPARTURE: Other articulation features may be used provided they meet the purpose of the standards and the design criteria set forth in subsection (4) of this section.

Figure 18.31.530(2). Nonresidential Articulation Examples

The left image uses window patterns, weather protection elements, and roofline modulation. The photo example to the right also includes window patterns and weather protection along with a change in masonry texture and color to articulate the facade. The lower example illustrates how a multitenant retail building can successfully be articulated (windows, weather protection, vertical building modulation, and roofline changes).

(3) Facade Articulation – Residential. Residential buildings and residential portions of mixed-use buildings shall include articulation features at intervals that relate to the location/size of individual units within the building (or no more than every 30 feet) to break up the massing of the building and add visual interest and compatibility to the surrounding context. For building facades and other building elevations facing parks, containing primary building entrances, and adjacent to lower intensity zones, at least three articulation features shall be employed at intervals no greater than the unit interval or 30 feet (whichever is less).

For all other building elevations except firewalls, at least two articulation features shall be employed at intervals no greater than 30 feet.

Articulation features include:

(a) Use of windows and/or entries.

(b) Change in roofline per subsection (6) of this section.

(c) Change in building material, siding style, and/or window pattern.

(d) Providing vertical building modulation of at least 12 inches in depth if tied to a change in roofline modulation per subsection (6) of this section or a change in building material, siding style, or color. Balconies may be used to qualify for this option if they are recessed or projected from the facade by at least 18 inches. Juliet balconies or other balconies that appear to be tacked on to the facade will not qualify for this option unless they employ high quality materials and effectively meet the purpose of the standards.

(e) Vertical elements such as a trellis with plants, green wall, or art element.

(f) Other design techniques that effectively break up the massing at no more than maximum articulation intervals.

DEPARTURE: Other articulation features will be considered provided they meet the purpose of the standards and the design criteria set forth in subsection (4) of this section.

Figure 18.31.530(3). Residential Facade Articulation Examples

Below Images A through C use a combination of vertical building modulation, window patterns, material changes, or roofline modulation. Image D does not feature any articulation vertical feature.

(4) Departure Criteria Associated with Articulation Standards. Proposals shall meet the purpose of the standards. The following criteria will be considered in determining whether the proposed articulation treatment meets the “purpose”:

(a) The type and width of the proposed articulation treatment and how effective it is in meeting the purpose given the building’s current and desired context (per the comprehensive plan).

(b) The applicable block-frontage designation. Basic block-frontages warrant more flexibility than block-frontages designated as varied or landscaped.

(c) The size and width of the building. Smaller buildings warrant greater flexibility than larger buildings.

(d) The quality of facade materials in concert with doors, windows, and other facade features and their ability to add visual interest to the street from a pedestrian scale and more distant observable scales.

Figure 18.31.530(4). Facade Articulation Departure Example

This building would be a good departure example. Its two clear articulation features are the window patterns and the entry/building modulation feature (three minimum are required). However, the overall effectiveness of these articulation features combined with the high quality of materials and detailing, the roof slope, and the relatively small width of the building help it meet the purpose of the standards.

(5) Maximum Facade Width. For most buildings, small scale articulation techniques (see subsections (2) and (3) of this section) are sufficient to reduce the perceived scale of buildings, add visual interest, and contribute to the pedestrian environment. Larger buildings need more substantial articulated/modulated features to break up the massing and add visual interest.

This standard applies to building facades and building elevations facing parks, containing primary building entrances, and adjacent to lower intensity zones. All applicable facades and elevations wider than 120 feet shall include at least one of the following features to break up the massing of the building and add visual interest. Building walls facing alleys, rear or side yards are not subject to the standards herein, except for zone edge properties, when adjacent to a lower intensity zone.

(a) Provide vertical building modulation at least 20 feet deep and 30 feet wide. For multistory buildings, the modulation shall extend through more than one-half of the building floors.

(b) Use of a contrasting vertical modulated design component featuring all of the following:

(i) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are set back more than 10 feet horizontally from the facade are exempt.

(ii) Utilizes a change in building materials that effectively contrasts with the rest of the facade.

(iii) Component is modulated vertically from the rest of the facade by an average of six inches.

(iv) Component is designed to provide roofline modulation per subsection (6) of this section.

(c) Facade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting facades shall employ all of the following:

(i) Different building materials and/or configuration of building materials.

(ii) Contrasting window design (sizes or configurations).

(d) Departures will be considered provided the design meets the purpose of the standards. Supplemental consideration for approving alternative designs:

(i) Width of the facade. The larger the facade, the more substantial articulation/modulation features need to be.

(ii) Block-Frontage Designation. Storefront block-frontages warrant the most scrutiny while basic block-frontages warrant more flexibility.

(iii) The type of articulation treatment and how effective it is in meeting the purpose given the building’s context.

Figure 18.31.530(5)(a). Illustrating Maximum Facade Width Standards

Less than 120 feet wide: Meets guideline.

More than 120 feet wide: Does not meet guideline.

Building incorporates a courtyard along the facade (Technique No. 1 noted above) to effectively break it up into smaller components: Meets guideline.

Figure 18.31.530(5)(b). Facade Width Examples

The central portion of the left building (Image A) employs substantial horizontal and vertical modulation (from adjacent building elevation segments), a different mix of facade materials, distinctive rooflines and different window fenestration techniques to effectively break up the building massing. Image B building employs an effective mix of modulation, material, color, roofline, and fenestration changes.

Image C building – while the modulated features are repetitive, the contrast and width of the modulated components are effective. Image D building employs distinct facades to lend the appearance that it is several different buildings.

Image E and F buildings feature a combination of modest vertical modulation, roofline modulation, and window fenestration techniques, but lack the techniques to visually break up its expansive and repetitious facade length.

(6) Roofline Modulation. In order to qualify as a facade articulation feature in subsections (2), (3), and (5) of this section, rooflines shall employ one or both of the following:

(a) For flat roofs or facades with 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 the wall) when combined with vertical building modulation techniques described in subsections above. Otherwise, the minimum vertical dimension of roofline modulation is the greater of four feet or 0.2 multiplied by the wall height.

(b) A pitched roofline or gabled roofline segment of at least 20 feet in width. Buildings with pitched roofs shall include a minimum slope of 5:12 and feature modulated roofline components at the interval required per the applicable standard above.

DEPARTURE: Other designs will be considered provided the roofline modulation design effectively reduces the perceived scale of the building and adds visual interest.

Figure 18.31.530(5)(b). Acceptable Examples of Roofline Modulation

Roofline modulation qualifies as an articulation feature when combined with vertical building modulation techniques.

The left building illustrates a pitched roof example and the right building illustrates a flat roof example.

(Ord. 08-21 § 3 (Exh. B))