W-2 DISTRICT DESIGN STANDARDS

903 W-2 DISTRICT DESIGN STANDARDS The following design standards apply to new construction, including additions to existing structures, and substantial repair or rehabilitation of the exterior façade of an existing structure. In the case of repair or rehabilitation, only those standards that relate to the specific actions taken apply. These design standards apply to new and existing non-residential structures, including mixed-use development. Residential dwellings, except for multi-family and mixed-use developments, are not subject to these standards, but rather the standards for that particular dwelling type. The permitting authority may waive these design standards through Development Plan Review.

• A. Façade

  1. Building facades up to 100 linear feet in length shall not contain blank wall areas that exceed 25 linear feet, measured parallel to the street. Building facades that are 100 linear feet or more shall include a repeating architectural pattern with two or more of the following elements: color change, texture change, material change, or a wall articulation change such as a reveal, pilaster, or projecting rib.

• B. Building Entry

  1. All buildings shall have an entrance oriented to the sidewalk along the primary building frontage.

• 2. Building facades that are 100 or more linear feet in length shall incorporate building entrances no less than every 40 linear feet of building frontage along the primary building frontage. (Figure 9-1)

• • C. Fenestration

    1. Ground floor façades shall contain a total area of transparency of 50% or more of the wall area of the ground floor, measured between two and nine feet above the adjacent grade. This requirement shall not apply to the portions of building façades that front on side lot lines on corner lots. For existing structures originally designed for retail use on the ground floor, the ground floor shall maintain the original storefront design and is not subject to the transparency minimum. For multifamily dwellings or residential portions of mixed-use buildings there shall be a total area of transparency of 15% or more of the wall area of the ground floor.

• 2. Ground floor and upper story windows in new and existing buildings shall be composed of glass with a visible light transmittance (VLT) of at least 50% and a maximum exterior reflectivity of no more than 12%. The use of opaque materials such as brick, metal, or sheet rock to cover or fill a window opening is prohibited.

• 3. Each upper story façade shall provide areas of transparency equal to at least 10% of the wall area of the story.

• 4. For windows on the ground floor of a building, the bottom of the window frame shall be located no higher than two feet above the adjacent grade. This provision shall not apply to windows for residential uses or the portions of building façades that front on side lot lines on corner lots.

• 5. Solid surface roll down security window guards are prohibited.

• • D. Roof

    1. Parapet walls along the roof shall feature three-dimensional cornice treatments or other shadowcreating details.

• 2. Green roof, blue roof, and white roof designs are encouraged.

• 3. Reflective surfaces that produce glare are prohibited, except for solar panels and white roofs intended to radiate absorbed or non-reflected solar energy and reduce heat transfer to the building.

• • E. Building Materials

    a. The following building materials are prohibited on any façade: i. Plain concrete block ii. Glass block iii. Exposed aggregate (rough finish) concrete wall panels iv. T-111 composite plywood siding v. Plastic vi. Vinyl (excluding cellular vinyl trim) is prohibited on first-story façades b. The following building materials are prohibited on any façade; however, such materials may be used as decorative or detail elements for up to 25% of the façade: i. Corrugated metal ii. Cellular vinyl trim c. Exterior insulating finish systems (EIFS) is permitted on the ground floor by waiver. An application for waiver under this subsection shall be approved provided that the following conditions are satisfied: i. Only EIFS that include an integral air and moisture barrier is permitted.

• • • ii. So that it is impact resistant, for areas up to 8 feet above grade, the EIFS shall include a base mesh layer weighing a minimum 20 oz./sq. yd., followed by a second mesh layer weighing a minimum of 4 oz./sq. yd. For all areas exposed to direct impact higher than 8 feet above grade (such as balconies), the use of a single layer of reinforcing mesh with a minimum weight of 12 oz./sq. yd. is required.

• • • iii. The material shall be an aesthetically-appropriate facsimile of stone, brick, stucco, metal panel, or other traditional building material.

• • • iv. Removal or covering of historic features in order to install EIFS shall be prohibited.

• • F. Waterfront

    1. New development is encouraged to maintain the view of the waterfront from any public street that extends to the waterfront or terminates prior to reaching the waterfront, but abuts the boundaries of this district.

• 2. Active ground floor uses are encouraged along waterfront facades. Outdoor extension of such uses, such as outdoor dining areas and plazas, are permitted.