4.8.5. MASSING AND ARTICULATION.
A. Intent. The intent of the following standards is to create a built environment in which the massing of buildings contributes to a sense of human scale, with ground floor design, horizontal and vertical articulation, manipulation of building forms, and use of various materials, fenestration and architectural details to avoid long, monolithic building shapes and surfaces.
B. Horizontal Articulation. Each primary structure shall use horizontal articulation elements to break up long, flat walls.
1. Attached single-family developments shall use at least one of the horizontal articulation methods shown in Table 4.8-3 to differentiate the front façade of each attached dwelling unit from the abutting dwelling units.
2. Single story commercial buildings shall use at least one of the horizontal articulation methods shown in Table 4.8-3 at an interval of 50 feet or less on each street facing façade of the primary building.
3. Single story industrial buildings shall use at least one of the horizontal articulation methods shown in Table 4.8-3 at an interval of 100 feet or less on each street facing façade of the primary building.
4. Every 50 linear feet, mixed-use and multifamily developments shall use at least two of the horizontal articulation methods shown in Table 4.8-3 at an interval of 50 feet or less on each street facing building façade.
Horizontal Articulation Methods
Attached Single-family (Townhouses)
Mixed-Use and Multifamily
Single Story Commercial/Industrial
a. Change in material texture, patterning or color - A change in material texture, patterning or color that extends the full height of the primary façade, excluding the ground level
b. Horizontal offset or projection - A horizontal wall plane offset of at least 3 ft. extending for at least 50% of the average height of the primary façade
c. Change in fenestration pattern - A change in window size, style, or placement
d. Change in roof height or form - A variation in parapet height of at least 3 ft. or a change in roof form
e. Wall notch combination - A combination using at least one option from above, plus a wall notch. Wall notches shall be a minimum of 3 ft. deep and 8 ft. wide.
C. Vertical Articulation.
1. Each primary structure or portion of primary structure with a height of 30 feet or more and more than two stories shall use vertical articulation to present a clear base, middle and cap to the building on each façade facing a street or a Residential zone district.
2. The “base” is generally the portion of the building that meets the ground. It is at least 24 inches tall, but for taller buildings could be as tall as the first two stories. It shall include pedestrian oriented elements, high transparency, and be made of high-quality and durable materials. The “middle” is the least dominant façade element. It is generally located between the “base” (anywhere above 24 inches above the ground) and the “cap”, or roofline. The “cap” is where the building meets the sky. This is generally a predominant roofline or architectural element indicating the end of a building.
3. At least one of the following vertical articulation options shall be used for each of the three vertical element categories.
Vertical Articulation Methods for Base, Middle, and Cap of Buildings
Vertical Articulation Methods for “Base”
a. Use of “heavy” material on ground floor
Use masonry such as brick or stone, or other durable material to delineate the ground floor.
b. Horizontal reveal line at base
A horizontal reveal line a minimum of 24 in. from the ground.
c. Arcade, gallery, or colonnade
Use an arcade, gallery, or colonnade to accentuate the ground floor.
d. Architectural detailing
Use enhanced architectural detailing or fenestration on the ground floor.
Vertical Articulation Methods for “Middle”
e. Stepback in massing
A stepback in massing a minimum of 5 ft. from the ground floor façade.
f. Change in material
A change in material occurring between the first and second floors
g. Variation in window size
Visible variation in window size from ground floor to upper floor(s) (typically smaller)
Vertical Articulation Methods for “Cap”
Use of cornice (on flat-roof buildings) or projecting roof line (for sloping roofs)
i. Reveal line at top of building
A “reveal” line or change in material, texture, patterning or color (min. 24 in. from top)
D. Maximum Building Length.
1. The maximum building length of any multifamily or mixed-use building shall be:
a. 600 feet in Subareas A, B and C.
2. The maximum building length of any commercial building shall be:
a. 300 feet in Subarea A;
b. 400 feet in Subarea B; and
c. 600 feet in Subarea C.
3. The maximum building length of any industrial building shall be:
a. 400 feet in Subarea A;
b. No limit in Subareas B and C.
4. The maximum building length of single-family attached (townhouse) buildings shall be:
a. No more than eight attached units in one single building cluster in Subarea A; and
b. No more than 16 attached units in any single building cluster in Subareas B and C. (Ord. No. 2022-32 § 2, 07-11-2022; Ord. No. 2019-49 § 1, 08-19-2019)