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HomeMy WebLinkAboutNotes from January 25th Meeting re: Landmarks Alteration Certificate for Downtown Mall Masterplan 1-28-2000 Arr~cNi~~i ,6 MEMORANDUM JANUARY 28, 2000 TO: DOWNTOWN DESIGN ADVISORY BOARD DOWNTWON MANAGEMENT COMMISION LANDMARKS PRESERVATION ADVISORY BOARD PARKS AND RECREATION ADVISORY BOARD PLANNING BOARD FROM: RUTH MCHEYSER, PLANNING DEPT KATHY MORGAN, MOLLY MILLER WINTER, DOWNTOWN MANAGEMENT COMMISSION SUBJECT: BRIEF NOTES FROM JANUARY 25TH MEETING TO CONSIDER A LANDMARKS ALTERATION CERTIFICATE FOR THE DOWNTOWN MALL MASTERPLAN BOARD MEMBERS ATTENDING: DOWNTOWN MANAGEMENT: ANN GErCHES, PETER HEINZ, GEORGE KARAKEHIAN, JAKE PUZIO LANDMARKS: LESLIE DURGAN, LISA EGGERT, MICHAEL HOLLERAN, RORY SALANCE, SHARON ROSALL PARKS: GWEN DOOLEY, CHARLIE MANLOVE PLANNING: THOMAS KRUEGER, BETH PALMER STAFF ATTENDING: DOUG HAWTHORNS, RUTH MCHEYSER, KATHY MORGAN, MOLLY MILLER WINTER PURPOSE OF THIS MEETING: ' TO FAMILIARIZE ALL BOARD S COMMISSION MEMBERS WITH PHASE I OF THE MALL MASTERPLAN TO SOLICIT INPUT AND REACH GENERAL AGREEMENT FROM BOARD S, COMMISSION MEMBERS ON THIS CONCEPTUAL, PHASE I OF THE MALL MASTERPLAN. FUTURE JOINT MEETINGS WILL REVIEW MORE A MORE DETAILED LEVEL OF PLANS. IMPORTANT POINT: THE PHASE I PLAN AS IS A CONCEPTUAL PRESENTATION OF PROPOSED CHANGES FOR THE MALL. THERE ARE NO WORKING DRAWINGS. BOARD AND COMMISSION MEMBERS ARE ASKED TO REVIEW THE PRESENTED CONCEPTS AND GIVE INPUT TOWARDS THE ULTIMATE GOAL OF OBTAINING A LANDMARKS ALTERNATION CERTIFICATE. IDENTIFIED ISSUES NEEDING FURTHER DISCUSSION: 1 300 BLOCK: NEEDS MORE SHADE (TREES, TRELLIS ...I LIGHTS ON BUILDINGS: NEEDS FEATURE TO ATTRACT FAMILIES ` HIGHLIGHT HISTORIC FEATURES NEEDS EVENT SPACE WITHOUT DAMAGING BUILDINGS RESTROOM DESIGN AND RENOVATION ' IS STANDARD UP-LIGHTING THE BEST SOLUTION? 1 400 BLOCK: CHILDREN'S PLAY AREA SURFACE " CONSIDER ALTERNATIVE LIGHT SEATING AREAS SOURCES TOO MUCH DEFINITION? EATING AR-=6S: CPERATICNS AND MA:NTENANCE ISSUES ' MUST BE PROFESS:CNAL_Y DESIGNED WHO CAN USE IT? AND INSTALLED ENTRY FEATURES: WARRANTS FURTHER DISCUSSION BROADWAY INTERSECTION: ' PYLONS ONLY - IS ARCHWAY NEEDED? * SAFETY ISSUES ` DOES IT MAKE THE APPROPRIATE STATEMENT? ' PEDESTRIANS WITHIN INCHES TOO MUCH DEFINITION? IS IT NECESSARY? OF FAST MOVING VEHICLES ' SEPARATES MALL FROM THE EAST & WEST ENDS MMP. I ti ROLES AND RESPONSIBILITIES General roles and responsibilities re: downtown, Specific responsibilities (highlighted in italics) for Downtown Mail Master Plan review Downtown Management Commission (DMC) • Responsible for parking, transportation, mall permitting, capital improvements, and economic vitality downtown. • for Mall Master Plan: Approval of overall design and funding after public hearing (subject to call up by City Council). Downtown Design Advisory Board (DDAB) • Reviews all downtown projects outside the historic district involving $10,000 (mandatory review, non-mandatory compliance). • Advises Landmarks Board on review of non-contributing buildings in the historic district (DDAB member sits in as ex-officio member). • Advisor to other boards and commissions on design issues city-wide, as needed. • for Mall Master Plan: Advice to DMC on design issues. Parks and Recreation Advisory Board • Advisor on acquisition, construction, and maintenance of city park property. • Recommends to city manager re: annual budget for parks and recreation matters. • The Downtown Mall and Central Park are city parks. Responsible for maintenance and landscaping of these two downtown amenities. • for Mall Master Plan: Advice to DMC on maintenance issues. Planning Board • Approves or disapproves changes to the Boulder Valley Comprehensive Plan. • Adopted the 1992 Downtown Illustrative Plan (see 10 strategies on pages 4 - 6 of the Downtown Urban Design Guidelines). • Reviews the annual Capital improvement Plan (CIP), recommends to the city manager. • Approves all discretionary review projects downtown (eg., Site Review, Use Review), subject to call-up by City Council. • Reviews all land use code changes or rezonings, and makes recommendations to City Council on these matters. • Ex-officio (one member) to Landmarks Board and DDAB meetings. • for Mall Master Plan: Advice to DMC on planning issues. Landmarks Preservation Advisory Board • Approves proposed historic district and individual landmark designations (subject to final approval by City Council). Can also initiate designations. • Approves all exterior alterations to buildings or sites that are landmarked or within historic districts. • Reviews demolition and moving permits for non-landmarked buildings over 50 years old. • forNlall Master Plan: Approval of a Landmarks Alteration Certificate after a public hearing (subject to call-up by City Council). Focus is on ho.,,(the Master Plan will ahect the historic character of the historic district. This is a Patch T type separator sheet. IIIIIIIIIIIIIIIIIII Form Type = "B&C" CODE128 type ba=de - +N 1 U v V L m `m N a Q II l (Q QN 1D T~ Q ~0 Q C 0 N 0 Portrait Feed s New Form Follows... +V+ Panted on 11/27/2007 2:44:17 PM - (0 a m N N .L N a) rya n LL Q ~v Q. ~ o II a C J Ar~iypUT c SECTION 1: THE DOWNTOWN HISTORIC DISTRICT The boundaries of the Downtown Historic District, designated in 1999, generally conform to the boundaries of the Downtown Boulder National Register Historic District which was listed on the National Register of Historic Places in 1980. The district contains the city's greatest concentration of historic commercial buildings, especially along Pearl Street which forms its central spine . These buildings not only serve as a link with our cultural heritage, they also establish a model for design quality. Such buildings are resources for education, recreation and human enjoyment. They provide downtown with a rich character and a human scale that are unique assets for both residents and visitors to Boulder. Development in the Downtown Historic District must be especially sensitive to issues of compatibility. Indeed, the economic success of the downtown is in many ways dependent on maintaining the character and quality that sets the downtown apart from other shopping areas. For this reason, the preservation and restoration of the inventory of older buildings in this district is of great importance. The LPAB is responsible for reviewing all exterior changes in preservation, restoration and new construction projects located in the Downtown Historic District. The urban design objectives for the District are to: • Preserve and restore historic buildings. • Preserve the integrity of the historic architectural features of individual buildings. • Ensure that alterations and new construction strengthen and maintain the historic integrity of individual buildings and of the Historic Area at large. • Encourage new development that will respect and enhance the visual character of the area. • Enhance the retail focus of the area. • Preserve the area as a place for intense pedestrian activity. All buildings in the District have been evaluated for historic significance and are subject to LPAB review of exterior alterations. There are five categories of buildings: (12: map or Downtown Historic District with five building designations identified) • Local Landmark Buildings These buildings are officially designated as City of Boulder local landmarks. They have a special character, historical, architectural, or aesthetic interest or value in Boulder's local 14 history. The greatest cart must be given io preserving, restoriuo, and designing additions to these buildings. • Individually Significant Buildings Individually significant buildings are those buildings that are considered individually eligible for the National Register of Historic Places or for local landmark designation. These buildings are typically fifty years of age or older, unless the building is an exceptional example of a more recent architectural style or period. Care also must be taken in preserving, restoring, and designing additions to these buildings. • Contributing Buildings Contributing buildings are those buildings, built during the district's period of significance (1858 through 1946), that exist in comparatively "original" condition, or that have been appropriately restored, and that clearly contribute to the historic significance or quality of the area. Such buildings may have additions that are compatible with the historic character of the original building. Renovations and additions should be sensitive and appropriate to the original structures. • Contributing Restorable Buildings Contributing restorable buildings are those built during the district's period of significance that have original material now covered, or buildings that have experienced some alteration, but still convey some sense of history. Restoration of these buildings would ensure their contribution to the historic quality of the area even though earlier additions may have not been particularly compatible with the original buildings. Renovations and additions should be sensitive and appropriate to the original structures. • Non-Contributing Buildings There are two types of non-contributing buildings in the historic area: 1) buildings built during the district's period of significance that have been altered to such an extent that historic information is not interpretable and restoration is not possible. Such buildings should be evaluated on a case by case basis to determine if saving and restoring them is feasible or desirable; and, 2) buildings erected after 1946 which are not individually significant. For renovating these buildings, the guidelines for new construction and remodel of non-contributing buildings apply, Section 1.2. NOTE: The Planning Department maintains a file of each building in the downtown which is more than 50 years old. The official forms in the file indicate the level of significance of each structure within the Local Downtown Historic District. For more information call the Planning Department at (303) 441-3270. 15 Section 1.1: Guidelines for the Preservation and Renovation of Local Landmarks, Individually Significant, Contributing, and Contributing Restorable Buildings LPAB is responsible for reviewing all exterior changes and site features. not building interiors. While it is acknowledged that changes to structures in the Local Downtown Historic District will occur over time, it is also a concern that these changes do not damage the historic building fabric and character of downtown. It is assumed that these buildings will be preserved and that the exteriors of these buildings will continue to contribute to the unique historic character of the downtown. It is anticipated that any building renovation or alteration will retain the overall design integrity of the historic building by protecting the original features and materials and respecting the traditional design elements of individual facades. 1.1.1. PRESERVE ORIGINAL FACADES Preservation of traditional facade elements found on existing buildings creates patterns along the face of the block that contribute to the overall historic character of the area. These elements include: • Kick plates as base to store fronts • First floor display windows • Transoms above entrance doors • Clerestory portions of display windows • Sign bands • Parapet walls with caps or cornices • Window patterns and shapes, window sills • Recessed entrance areas or angled entrances on comers • Pilasters and decorative brick or stone (13: illustration of typical historic facade with elements highlighted such as kick-plate, etc...) The facade elements define a building's visual qualities and character. Respect the original design of the building. Do not apply theme designs that alter the original character such as coach lanterns, mansard designs, wood shakes, nonoperable shutters, and small-pane windows if they cannot be documented historically. NOTE: It is not the intention of this guideline to recreate the past if the original building 16 facade does not exist. For example, if the original facade does not exist, but documentan, evidence such as photographs of the original does exist, then one recommended alternative is to restore the facade. However, other alternatives may be considered. Where portions of building details have been removed, refer to photographic evidence to identify the original details and condition. Where exact reconstruction is not practical, new simplified contemporary interpretations of the original details are encouraged as long as the scale and character of the original detail is retained. Preservation or restoration of ornamental cornices is particularly encouraged. Other important facade elements to be respected include belt courses, pilasters, window arches and frames. Adding more elaborate ornamentation than was originally found on the building facade is inappropriate. 1.1.2 PRESERVE FACADE MATERIALS Retain original materials wherever possible through repair and restoration. Brick was the predominant building material used in the Downtown. Avoid concealing original facade materials. If the original material has been covered, uncover it if feasible. If portions of the original material must be replaced, use a material similar to the original. Avoid the use of materials that are not visually compatible with the original facade, such as shiny metals, mirror glass, plastic panels, and vinyl windows or doors. 1.1.3 ALIGN ARCHITECTURAL FEATURES AND ESTABLISHED PATTERNS WITH NEIGHBORING BUILDINGS Restore or recreate the historic alignment of architectural features with other buildings on the block. These lines unify the street visually. The alignment of architectural features, from one building to the next, creates visual continuity and establishes a coherent visual con*.ext throughout the downtown. On commercial buildings they create patterns along the face of the block that contribute to the overall character of the area. Some facade elements that typically align with adjoining buildings include: • building kickplate • the top and bottom height of first floor display windows • transom over the entranceway • clerestory portion of display windows • horizontal and vertical proportions of the building • storefront windows • window openings and styles, especially upper story windows • sign band above the street level • parapet and cornice line • window sills on upper floors • roof lines and proportions 17 (14: illus-ration of #13 within the context of a block) 1.1.4 MAINTAIN THE' ORIGINAL HISTORIC LIN=. F THE BUILDING SETBACK Preserve storefront display windows at the sidewalk edge. Maintain historic recesses and entryways where they exist. If alignment of the storefront wall at the sidewalk is not essential to a building's historic character, it may be recessed. In this case, the line at the sidewalk should be retained by the use of other elements such as planters, columns or railings. (15a/15b: illustrations or photos of historic buildings on the sidewalk and set-back from the sidewalk) Where buildings are built to the alley edge, consider opportunities for alley display windows and secondary customer entries. For projections into the sidewalk such as o::tjoor dining areas, follow the guidelines for extensions into the right-of-way, Section 6. . 1.1.5 MAINTAIN THE ORIGINAL SIZE, SHAPE AND PROPORTION OF STOREFRONT FACADES AND OPENINGS TO RETAIN THE HISTORIC SCALE AND CHARACTER For most historic buildings, large panes of glass at the -isplay window level are appropriate. Multi-pane designs that divide the storefront window into small components should only be used if they restore historic elements anc original openings. (16: photo of historic storefront facade with original size, shape, proportions highlighted) 1.1.6 MAINTAIN TRADITIONAL RECESSED ENTRIES WHERE THEY EXIST The rhythm of recessed entrances on the street contributes to visual continuity. Recessed entries identify the entrance and provide shelter. Use doors with large areas of glass and a painted frame. Avoid unfinished anodized metal, bright aluminum, or stainless steel frames. Finished frames may be metal with black anodized or painted finish, however, painted or varnished wood is preferable. Residential type doors are not acceptable. (17a/17b: Photos of recessed entries in mid-block and at a corner) 1.1.7 MAINTAIN THE KICK PLATE BELOW DISPLAY WINDOWS Preserve the original kickplate whenever possible. For buildings with historic significance (local landmarks, individually significant, contributing, and contributing restorable buildings), restore the original kickplate from documentary evidence. If original information is not available, develop a new simplified design that retains the 18 original character and dimensions of a kickplate that would most likely have been on thr building. For renovations where there is no documentary evidence, appropriate kickplate materials are: brick, painted wood panels, stone, and glazed file or painted metal in muted tones. Align the kickplate with those of other buildings in the block. This element is essential on most historic buildings and is encouraged on all other buildings. (18a/18b/18c/: photos of historic kick-plates) 1.1.8 PRESERVE THE TRANSOM AND CLERESTORY IF IT EXISTS The use of a clear glass transom over doors or clerestory feature within the display window area is most historic . This area has been used for a sign or decorative element. Retain the original materials and proportions of the opening. If the framing that defines the transom has been removed, re-establish it in a new design. If the interior ceiling is lower than the transom or clerestory line due to later renovation, raise the dropped ceiling up from the window to maintain its historical dimensions. Align transom or clerestory window and framing with other adjacent buildings to maintain a clear line along the block face. Retain the original character of the transom and clerestory. (19a/19b/19c: photos of historic transoms and clerestories) 1.1.9 PRESERVE THE SIZE AND SHAPE OF UPPER STORY WINDOWS Re-open upper story windows if they are presently blocked. If lowered ceilings are necessary, pull the dropped ceiling back from the window. If re-opening the window is not feasible, recreate the original windows from historical documents. If original to the building, shutters may be considered to define the original window proportions. Maintain the original spacing patterns of the windows. Preserve the window frame, sash, and surrounds. Repair rather than replace original windows; if repair is not feasible, replace with windows that match the existing windows as closely as possible. Size, frame and trim material, method of operation, size of sash members, window frame elements, and the pattern of divided lights are important features to replicate. Historic materials such as wood is most appropriate. However, if molded plastic, vinyl or aluminum replacements must be used they should replicate original materials, finishes, and dimensions. Anodized or unfinished metals and altered dimensions are inappropriate. (20a/20b/20c: photos of historic upper story windows with size and shape highlighted) 19 1.1.10 AWNINGS NLAY BE USED TO PROVIDE VISUAL DEPTH TO THE FACADE AND TO SH.ADE STOREFRONT GLASS Awnings should be designed to fit the storefront opening to emphasize the building's proportions. Awnings should not obscure or damage important architectural details. An eight foot clearance from the s.dt:,A ,ik to t;.e ~ ,ig is required. (21a/21b: photos of awnings on hi,coric buildings, operable fabric awnings encouraged) Align awnings with others or ~ `!ock. This -771iies 7az-titularly to the bottom line of the awning. Mount the top edge to align with the top of the transom or with the framing that separates the clerestory section from the main display window. The valance may be used for a sign. (See section 5: Co*^me_ ;,l Signs, for more information). Operable fabric awnings are encouraged. Meta! awnings or canopies that are similar in forth to fabric awnir_gs may bt rda:e when designed as an integral part of the building facade, not appearing as tacked-on additions. Awning color should be coordinated wtch the color scheme or the entire building front. Mechanized awnings are discouraged unless the mechanized features do not detract from the visual quality of the facade or damage original materials. 1.1.11 DISTINGUISH ADDITIONS TO HISTORIC BUILDINGS FROM THE ORIGINAL Additions to historic buildings should be distinguishable from the original while maintaining visual continuity through the use of design elements such as proportion and scale, sitII:S, facade set-back, and :-'.-`mats that are of a similar color and texture. When design elements contra- "ongly w:t- tae original structur., tile addition will appear visually incompatible. Conversely, when the original design is replicated, the addition is indistinguisr able a! '-istorical evolution of the building becomes unrecognizable. A. For additions to the side o' a historic building, retain the original proportions, scale, and c,iracter of tl a main facade. Position the adaition so it is set back from the main facade, or express the duference between the original facade arr tl- addition with -i -hans° in color, t-° ure or materials. (22: illustration of addition to side of a historic building distinguished from original) 20 B. For additions to roofs of historic build,•ngs, maintain the height of the primary facade. New floors should be substantially set back from the primary facade so that the original building height and facade are clearly distinguishable from the new upper floor as seen from the street . (23: illustration of addition to roof of a historic building distinguisbed from original) C. Maintain the proportions and the established pattern of upper story windows. In additions, upper floors should incorporate traditional vertically proportioned window openings within a more solid facade treatment than the lower floors. Use windows similar in size and shape to those used historically to maintain the facade pattern of the block. D. Maintain the rhythm established by the repetition of the traditional 25 foot facade widths. In additions, maintain the rhythm of facade widths, especially for projects that extend over several lots, by changing materials, patterns, reveals, building setbacks, facade portions, or by using design elements such as columns or pilasters. 1.1.12 SELECT BUILDING COLORS APPROPRIATE TO THE HISTORIC CHARACTER OF THE BUILDING AND AREA In general, select a color scheme that will visually link the building to its past as well as to others in the area. Consider colors that are compatible with the building's predominant materials such as red brick or stone. Paint colors already used in the block may be repeated or complemented. Develop a comprehensive color s:henie. Consider the building as a whole as well as details that need emphasis. Softer muted colors establish a uniform background. In general, use one color on similar elements such as window frames to show that they are all part of the same facade. Reserve brighter colors for special accents to emphasize entryways and to highlight special structural ornamentation. B. It is generally not appropriate to paint unpainted brick. If the brick is already painted, paint removal is preferred. Avoid paint removal procedures that damage the original brick finish such as sand blasting or caustic chemicals. Before removing paint conduct a test to determine detrimental effects. If the existing paint on the brick is in poor condition and paint removal will damage the underlying brick, the brick should be repainted. 21 Section 1.2: Guidelines for New Construction and Remodeling Non-Contributing Buildings in the Local Downtown Historic District LPAB is responsible for reviewing all exterior changes and site features, within the Downtown Historic District not including building interiors The purpose of this section is to provide guidance for the design of new construction and the renovation of non-contributing buildings in the District. Since each site or building project is unique, these guidelines will help in retaining the historic context of the area while providing opportunities for new development. While new building design is expected to reflect the character of its own time, thereby making the downtown a living district that changes over time, it is important that it also respect the traditional qualities that makes the downtown unique such as its massing, scale, and choice of materials. Indeed, architectural styles that directly copy historic buildings, and theme designs, such as "wild west" or "neo-chalet", are not appropriate. 1.2.1 INCORPORATE TRADITIONAL DESIGN ELEMENTS IN NEW DESIGNS Repetition of traditional facade features creates patterns and visual alignments that contribute to the overall character of the District. While these features may be interpreted in new and contemporary ways, they generally include the following: • Kick plate as a base to the store front. Align the height with others in the block when possible. • First floor display window. Align with height of others in the block when others are appropriately placed. • Incorporate a clerestory form in the display window. • Transom. Align with others when others are appropriately placed. • Sign band. • Parapet cap or cornices. • Window patterns and shapes, window sills. • Angled entrances on corners. • Recessed central entrances (24: illustration of typical historic facade elements highlighted such as kick-plate, etc...copy #13) 22 1.2.2 ALIGN ARCHITECTURAL FEATURES AND ESTABLISHED PATTERNS WITH NEIGHBORING BUILDINGS The alignment of architectural features and patterns, from one building to the next, creates visual continuity and establishes a coherent visual context throughout the downtown. On commercial buildings they create patterns along the face of the block that contribute to the overall character of the area. While new building forms and massing are expected, building facades should be designed to reinforce these patterns and support area's established visual character. Some facade elements that typically align with adjoining buildings include: • building kickplates • the top and bottom heights of first floor display windows • transoms above entrance doors, and clerestory elements in display windows • horizontal and vertical proportions of the building • storefront windows • upper story window openings and styles • sign band above the street level • parapet and cornice line • window sills on upper floors • roof lines and proportions (25: illustration of #24 within the context of a block) 1.2.3 MAINTAIN THE LINE OF STOREFRONTS AT THE SIDEWALK EDGE AND ORIENT MAIN ENTRANCES TO OPEN TOWARD THE STREET If a portion of the building wall is to be set back from the sidewalk careful consideration should be given to maintaining the front line of the building at the sidewalk edge through the use of planters, railings, colusns or similar features up to an overhanging second floor. Maintain the original setback of historic buildings. In many cases, the building's placement on the site is an important defining characteristic. For instance, the County Courthouse and the Post Office have an open area between the building and the sidewalk, which is important to retain. For historic buildings that are not located at the zero setback line, place the addition behind the original setback. (26: illustration of how to maintain the storefront line with the use of columns, planters... etc...) CODE: Minimum percentage of lot frontage that must contain a building or buildings should not be less than 70% in the RE-1E, RB-2E, RB-1X, RB-2X, and RB-3X. Such standard is not applicable in RB-3E zone. CODE: Maximum front yard landscaped setback is 0 feet for buildings in the RB-IE, RB-2E, RB-1X and up to 15 feet in the RB-3E, RB-2X, and RB-3X zones. 23 CODE: Primary building entrancu locations should face the street. 1.2.4 DO NOT CONSTRUCT HALF-LEVEL OR SPLIT-LEVEL FIRST FLOORS THAT EXTEND BOTH ABOVE AND BELOW GRADE (27: illustration of not building first floor more than 2 feet above grade) CODE: First floor levels should be no lower than grade level and no higher than 2 feet above grade. (Consideration of flood mitigation design should be taken into account for buildings located in flood plain areas). 1.2.5 CONSIDER THE PERCEIVED HEIGHT, MASS, AND SCALE OF BUILDINGS In general, buildings should appear similar in height, mass, and scale to other buildings in the historic area to maintain the area's visual integrity and unique character. At the same time, it is important to maintain a variety of heights to create visual interest. While the actual heights of buildings are of concern, the perceived heights of buildings are equally important. One, two and three story buildings make up the primary architectural fabric of the downtown, with taller buildings located at key intersections. (28a/28b/28c: photos of setbacks on upper floors to reduce perceived height, mass, and scale of buildings) A. Maintain visual interest in building forms. Create architectural variety by stepping back upper floors and varying building massing, especially on larger sites. (29: photo of visually interesting building forms with important elements highlighted) B. Relate the height of buildings to neighboring structures at the sidewalk edge. For new structures that are significantly taller than adjacent buildings, upper floors should be set-back a minimum of 15 feet from the front facade to reduce the perceived height. However, slender forms such as towers and dormers that extend forward to the front facade may add visual variety and interest to the set-back area. C. Consider the effect of building height on shading and views. Building height can shade sidewalks during winter months leading to icy sidewalks and unappealing pedestrian areas. Wherever possible , new buildings should not shade the northern sidewalk area of east-west running streets at noon on December 2, and should maintain view corridors. CODE: The allowable "by-right" height is up to 35 feet, with a maximum height of 55 feet through height review. CODE: The maximum "by-right" number of stories allowed in 35 feet is two stories. 24 CODE: Generally, for commercial and residential buildings in RB-IX, RB-:'X, RB-1 E, and RB-2E, the floor to floor heights should be up to 14 feet for the ground level, and up to 12 feet for the second floor. CODE: In the RB1-X and RBI-E zones, principal building heights for a building located on a comer lot that faces two public streets may be increased up to 10 feet in height and up to 3 stories if: the building contains no more than 3 stories above the finished grade; the horizontal dimensions of the third story are no greater than 50 feet along the front yard street frontage by 70 feet along the side yard street frontage, and the vertical planes of the third story are located directly above the vertical planes of the stories below. 1.2.6 MAINTAIN A HUMAN BUILDING SCALE RATHER THAN A MONOLITHIC OR MONUMENTAL SCALE Smaller scale buildings and the use of traditionally-sized building components help to establish human scale and maintain the character of downtown. Standard size brick, uniform building components, and standard window sizes are most appropriate. (30a/30b: photos of buildings that demonstrate human scale with important elements highlighted) (31: illustration of buildings that are monolithic looking with elements highlighted) 1.2.7 MAINTAIN THE PROPORTIONS OF STOREFRONT WINDOWS AND THE ESTABLISHED PATTERN OF UPPER STORY WINDOWS. In general, the first floor of downtown commercial buildings should be primarily transparent, with a pedestrian orientation and storefront appearance. Upper floors should incorporate traditional vertically proportioned window openings within a more solid facade treatment. Use windows similar in size and shape to those used historically to maintain the facade pattern of the block. Thus is especially important for projects facing key pedestrian streets such as Pearl, 13th and i4m Streets. (32: photo: maintain proportions of upper and lower story windows with important elements highlighted) CODE: For buildings located in the RB-lE, RB-2E, RB-3E, RB-IX, RB-2X, and RB-3X zones, a minimum of 60% of a ground floor facade facing a public street shall be made of transparent materials, or otherwise designed to allow pedestrians to view activities inside the buildings. This standard shall not apply to residential uses that may occur along the ground floor facade. 25 1.2.8 MAINTAIN THE RHYTHM ESTABLISHED BY THE REPETITION OF THr TRADITIONAL 25 FOOT FACADE WIDTHS. i Maintain the rhythm of facade widths, especially for projects that extend over several lots, by changing materials, patterns, reveals, building setbacks, facade portions, or by using design elements such as columns or pilasters. A single facade should not exceed a maximum of 75 linear feet (equivalent to three traditional lots). Traditional, established breaks between buildings, such as alley ways, should be maintained. (33: illustration of 25 foot wide pattern of downtown facades) 1.2.9 USE BUILDING MATERIALS THAT HAVE A TEXTURE, PATTERN AND SCALE SIMILAR TO THOSE IN THE DISTRICT The use of brick as the primary building material is encouraged to reflect historic building patterns in the commercial downtown. Use accent materials similar in texture and scale to others in the district. These include: • Brick and stone masonry • Wood details such as windows • Finished lumber, applied to achieve traditional patterns e.g.: horizontal siding rather than diagonal • Finished painted metal and sheet metal • Clear or lightly tinted glass • Ceramic tiles • Brick, clay and ceramic pavers • Slate, finished metal, glazed ceramic and tile roofs • Concrete and stone as lintels and wood or concrete columns • Embossed metal or corrugated metal The following materials are generally inappropriate • Coarsely finished, "rustic" materials, such as wood shakes, shingles, bam board or stained fir plywood. Poorly crafted or "rustic" woodworking and finishing techniques • Indoor-outdoor carpeting or astro-turf • Corrugated metal and fiberglass. (unless used sparingly) • Moss rock • "Antique" or old brick with partial paint, mottled light variegated brick, oversized brick and white brick mortar • Ornate wrought-iron, "New Orleans" style grille and rail work 26 • Stucco surfaces that are highly textured such as textured surfaces sometimes associated with a "hacienda" or "Mediterranean" style • Expanded metal • Silver or clear anodized aluminum sheets • Silver or clear aluminum extrusions for windows and doorways • Residential type sliding glass doors • Imitation wood siding or stone • Flat or molded plastic sheeting in quantities exceeding five square feet when used as primary facade materials • Imitation metal "rock work" • Plastic molded imitations of any conventional building material • Mirror or metalized reflective glass • Glass block 1.2.10 IMPROVE REAR OR SIDE ALLEY ELEVATIONS TO ENHANCE PUBLIC ACCESS FROM PARKING LOTS AND ALLEYS Where buildings are built to the alley edge, consider opportunities for alley display windows and secondary customer or employee entries. Screening for service equipment, trash, or any other rear-of-building element that can be visually improved, should be designed as an integral part of the overall design. Where intact, historic alley facades should be preserved along with original features and materials. Alterations should be sensitive to and compatible with the historic scale and character of the building and area. 27