17.07.140 - Office Building Form.

In addition to the design standards contained in 17.07.050 and 17.07.120, the following design standards apply to all office Buildings.

A.

Orientation.

1.

Single Building Development. All single-Building Developments shall have the primary entrance on the Primary Façade.

2.

Multi-Building Development. Multi-Building Developments shall be configured to incorporate on-site Streets, drive approaches, pedestrian walkways, and other circulation routes throughout the Development.

B.

Façade.

1.

Primary Façade.

a.

All Buildings shall incorporate at least three (3) of the following design features:

i.

Canopies or porticos above all entrances;

ii.

Roof overhangs above all entrances;

iii.

Entry recesses or projections;

iv.

Raised corniced parapets above all entrances;

v.

Gabled roof forms or arches above all entrances; or

vi.

Architectural details, such as tile work or moldings, integrated into the Building above or directly adjacent to all entrances.

b.

All Buildings shall have a primary entrance a least every 75 feet (75') on the Primary Façade.

2.

Façade Division. All Buildings shall emphasize, through the use of materials, design elements, or architectural details, the proportion of height to width so that Building Façades are oriented vertically.

a.

Horizontal Façade Division:

i.

All multi-Story Buildings shall have a base, consisting of at least one-third (1/3) of the total Building Height, that incorporates at least 3 Of the following features:

a)

Thicker walls, ledges, or sills;

b)

Integrally textured materials such as stone or other masonry;

c)

Integrally colored and patterned materials such as smooth finished stone or tile;

d)

Bulkheads;

e)

Lighter or darker colored materials, mullions, or panels;

f)

Landscaped planters; or

g)

A canopy or an awning above all windows on the Primary Façade.

i.

All Buildings with a maximum height of 44 feet (44') shall have a horizontal Façade division within three feet (3') of the top of the ground floor.

ii.

All Buildings over 44 feet (44') in height shall have a horizontal Façade division within three feet (3') of the top of the ground Story or the second Story.

b.

Vertical Façade Division. All Buildings shall incorporate a vertical Façade division at least every 40 feet (40') of Façade for the entire height of the Building.

c.

Façade Depth Variation. All Buildings shall have a Façade depth variation that is at least two-feet (2') deep.

C.

Materials.

1.

Primary Materials. Additional permitted Primary Materials shall include:

a.

Cast concrete;

b.

Marble;

c.

Split-faced masonry block; or

d.

Other material of equivalent quality and durability.

2.

Secondary Materials. Additional permitted Secondary Materials shall include:

a.

EIFS;

b.

Architectural metal panels; or

c.

Corrugated metal.

D.

Windows. All Buildings shall comply with the following window design standards:

1.

All Buildings shall have a 4-sided average on the ground floor of at least 75% windows. For the purposes of this Section, the ground floor of the Primary Façade consists of the portion of the Façade from Grade to the roof deck of the ground floor, or 14 feet (14'), whichever is less.

2.

All floors above the ground floor shall have a 4-sided average of at least 35% windows.

E.

Roofs.

1.

Flat Roofs. All Buildings with flat roofs shall have a parapet of at least two-feet (2') for the entire roofline.

2.

All roofs shall correspond to and denote Architectural Elements and Building functions, including primary entrances and colonnades.

3.

All rooftop equipment shall be screened from pedestrian view.

4.

All skylights shall be flat.

F.

Pedestrian Circulation. All Buildings shall provide a six-foot (6') wide sidewalk across the Primary Façade of the Building.

(Ord. No. 2020-02, § IV(Exh. C), 1-8-2020; Ord. No. 2022-16, § 1(Exh. A), 9-14-2022; Ord. No. 2022-08 , § I(Exh. A), 4-13-2022)

Note— See editor's note at § 17.07.090.