HomeMy WebLinkAboutDRB 2015-12-08 #4Meeting Date : De ce mber 8, 2015
Case Numbers : CDR15 -008
Project Planner: Caron Parker (415) 485 -3 094
Community Development Department -P lanning Division
REPORT TO DESIGN REVIEW BOARD
SUBJECT: 424 Irwin Street -Conceptual Desig n Review for the redevelopment of the existing
26,104 square foot lot. The proposal is to demolish the existing 4 ,560 square foot single story (20 feet
in height) industrial building and construct a new 8 ,640 sq uare foot pre-engineered metal warehouse
building . The proposed new bui lding height is 25.5 feet. Off-site parking for 17 vehicles is proposed:
APN : 013-081 -31 ; Industrial (I) Zoning District ; Roger J . Wilson, Architect/applicant, Mike Bauman ,
property owner.
PROPERTY FACTS
Site Characteristics
General Plan Designation Zoning Designation Existing Land-Use
Prolect Site : Industrial Industrial Industrial Building
North Industria l Industrial Industrial
South : Ind ustria l Industrial Industrial
East: Industrial Industrial Industrial
West: Industrial Industrial Industrial
Site Development Summary
Lot Size Lot Coverage
Required : 26,104 sf Allow/Req: NR* (see FAR below)
Proposed : no change
Height Floor Area
Allowed : 36 ' All owed : FAR = .3 8 (9 ,919 sf) The .38 FAR is specific
Proposed : 25 ' 6" to 75% -100% industrial us e with 0% -25%
ancillary office
Proposed : FAR = .33 (8 640 sf)
ParklnCl Setbacks
Required : 1:500 -17 Required Existing Proposed
Proposed : 17 Front-NR 23' -48 ' same
Side -NR 0 0
Rear -NR 144' 72'
Landscaping required -10% (2 ,610 sf)
Landscaf)inQ proposed = 11%'/3 000 sf)
*NR -None Required
SUMMARY
The project site consists of a parcel with a one-story warehouse building and on-site parking. The
parcel is a through lot from Irwin Street to De Luca P lace (See Exhibit 1 : Vicinity Map). The existing
4 ,560 square foot building is proposed to be demolished and rep laced with a new 8,640 square foot
pre-fabricated metal building , with 17 parking spaces on site (see Plan SheetA1 .0). The proposed
building height would increase from 20 feet to 25 feet 6 inches , well below the 36 ' height limit. The
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proposed project is defined as a "Major Physical Improvement", pursuant to San Rafael Municipal
Zoning Code Chapter 14 .25 .040A.1 .d (new industrial buildings), and as such , is required to undergo
Conceptual Design Review pursuant to Section 14.25 .030B . Fin al approval will be determined by the
Planning Commission .
Staff has not had the opportunity to refer t he project to other City Departments because the applicant
did not submit for a pre-application review . As such , info rmation from other City Departments was not
available for this staff report . Th e applicant h.as submitted a written statement (See Exhibit 2) with
details about the proposed project design . The applicant has indicated that the proposed new building
will be used as a warehouse for a single tenant (Bauman Landscaping).
In terms of design , the proposed new building is entirely pre-fabricated metal , with 6 roll-up doors along
the south elevation . Based on review of the applicable deSign criteria, staff has identified concerns
about the project deSign , as discussed below . Staff requests that the Board provide a recommendation
on the design concept's abi lity to comply with all pertinent design criteria . Specifically, staff asks the
Board to consider the following :
Site Plan
• The proposed building is designed with a zero (0) setback along the north property line adjacent to
the industrial building at 428 Irwin Street. A side yard setback is not required in the Industrial Zoning
District; however, staff questions whether the building should include a minimum setback to provide
for building maintenance .
Architecture
• Possible enhanced deSign along the Irwin Street frontage, possibly a stucco clad exterior to tie into
the design of 401 Irwin across the street , as well as provide compatibility with the predominantly
stucco building frontages on Irwin Street, north of the project site.
Parking
• . Whether the proposed parking deSign provides adequate maneuvering for vehicles on site . The
proposed project is below the threshold required to provide a "loading zone", however, as an
industrial building, parking for delivery trucks should be factored into the parking lot design. A
Department of Public Works (DPW) analysis of parking circulation and maneuvering will be part of
any future formal design review application submittal.
Landscaping
• Four new trees are proposed . Provide comments on the tree species and proposed landscape
palette .
• Feasibility of adding parking lot trees at the required 1:4 ratio (total required = 4 trees).
BACKGROUND
Site Description & Setting:
The proposed project site is a 26 ,104 square foot lot located on the east side of Irwin Street , and runs
through to De Luca Place (see Exhibit 1-Project Vicinity Map). The site is currently developed with a
one-story , 4 ,560 square foot build ing , and has been used for a variety of industrial uses . The industrial
buildings in the vicinity are a mi xture of one and two-story stucco and metal building facad es (See
Ex hibit 3: Site Photos).
PROJECT DESCRIPTION
Site Plan: The site is developed with a one-story building that would be demolished . A new 8 ,640
square foot (36' x 240 ') pre-fabricated metal building would be installed . Seventeen parking spaces
are proposed for the lot, and new landscaping would be insta lled . A 12' x12' trash enclosure is
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identified at the rear of the lot (the proposed sizellocation of the enclosure is subject to review and
approved by Marin Sanitary Service).
Architecture: The new pre-fab metal building would consist of vertical panels , sliding aluminum sash
windows and roll-up doors (see Plan Sheet A3 .0). No fencing is proposed at this time .
Parking: The project proposes to provide 17 off-street parking spaces , Also , one double bike rack is
proposed (bicycle parking is not required fo r sites with less than 30 spaces).
Landscaping: The preliminary landscape plan proposes 3,000 square feet of landscaping on site .
Four (4) new trees would be planted (only three are shown on Sheet l -1 .1 but the applicant will correct
this with the formal submittal). Also a variety of shrubs are proposed as well as a bioswale mix along
the south side property line . The landscaping proposed is shown to extend into the public right-of-way ,
The applicant has indicated this will be corrected in the formal application and all landscaping will be
limited to the subject property .
Lighting: No lighting information was provided .
Signage: No signage information was provided .
ANALYSIS
General Plan 2020 Consistency:
The General Plan land Use Designation is Industrial (I). The proposed project is generally consistent
with the General Plan Policies with regard to : 1) Policy lU-12 (Building Heights); 2) Policy lU-23 (Land
Use); and 3) Policy CD -12 (Industrial Areas). While the proposed project would be an improvement to
the streets cape by adding street trees and landscaping along Irwin Street , the new bu ilding is a pre -
fabricated metal building and lacks interesting architectural details along the Irwin Street frontage.
Staff is concerned about consistency with the following policies with respect to the General Plan Non -
Residential DeSign Policies:
» Policy CO-10a (Visual Compatibility): Ensure that new structures are visually compatible with
the neighborhood. The proposed project is a pre -fabricated metal building . There are similar
metal building facades in the industrial areas of the City, and along the Deluca Street frontage .
However, the immediate vicinity of the project site has a predominance of stucco building
facades .
» Policy CO-21 (Parking lot landscaping): Provide parking lot landscaping to control heat build-
up from pavement, reduce air pollution, provide shade cover for vehicles and soften the
appearance of the parking lot. The proposed project does propose landscape islands in the
parking lot, but no parking lot trees are proposed .
Staff discusses these concerns in more depth below as part of the Zoning Ordinance Consistency
Section .
Zoning Ordinance Consistency:
Chapter 14 .04 Base District Regulations: The Zoning designation for the site is Industrial (I). The
proposed project meets the Base District Regulation requirements for the Industrial Zoning District with
respect to FAR (maximum .38 fAR allowed), parking (17 spaces required), building height (maximum
36 feet), and site landscaping (10% required), The proposed new building meets the base
development regulations . The applicant has agreed to revise the site plan to remove the landscaping
currently shown in the public right-of-way , Staff notes that FAR limits identified in Exhibit 4 of the
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General Plan 2020 are based on the percentage of industrial use proposed , A maximum FAR of ,38 is
allowed for a site with an industrial use mix of 75% -100% (with 0% -25% ancillary office use). The
FAR lim it is lower if the percentage of industrial use decreases , For example , for a site with a
proposed 50% -75% industrial use , the FAR is reduced to a .30 FAR . Also , the parking rate is based
on an industrial use (1 :500), If the use changed to a Light Industrial/Office use , the parking would be
1 :500 for the industrial use , but also be parked at a 1 :250 rate for the office use. Any future use of the
building on the project site must abide by these restrictions or may exceed the FAR and parking
regulations .
Chapter 18 (Parking Standards): Pursuant to Zoning Ordinance Section 14 ,18 ,040 , the parking
requirement for industrial uses is 1 space per 500 square feet of gross building square footage , The
project is proposing 17 off-street parking spaces for the 8 ,640 square foot building and is therefore in
compliance with this requirement. Pursuant to Zoning Ordinance Section 14 ,18 ,045 , the project meets
the Clean Air Vehicle Requirement by providing one (1) space for a low-emission vehicle , The project
proposes one double bike rack on the project site , which staff supports , However, bike parking is not
required for sites with less than 30 spaces , pursuant to Zoning Ordinance Section 14 ,18 ,090 , The
proposed parking lot design is still pending Departmenl of Public Works review for circulation and
maneuverability , upon formal application subm ittal.
In terms of parking lot landscaping , Pursuant to Section 14 , 18 .160B , a minimum of 1 canopy tree for
every 4 parking spaces is require d , Clustering is also allowed , subject to the approval by the Planning
Director or the hearing review body . The project does propose to provide parking lot landscaping that
meets the minimum size requirement (minimum 36 square feet in area , and 6 feet minimum width),
however there are no trees proposed in the park ing lot area . Staff requests that the Board comment on
the proposed parking lot landscaping plan ,
Chapter 25 -Environmental and Design Review Permit
The project should be evaluated for conformance with the review criteria identified in Chapter 25 of the
Zoning Ordinance and the San Rafael Non-R esidentia l Design Guidelines (See Exhibit 4). Both
emphasize that new structures should be harmoniously integrated in relation to both the specific site
design and the architecture in the vicinity in terms of colors and materials , scale and building design ,
Specific architectural design considerations include , but are not limited to the following :
~ Creation of interest in the building elevation
»-Provision of a sense of entry
~ Building Form
~ Encouragement of natural materials and earth tone/wood tone color »-The project size/sca le s hould be ana lyzed as to the appropriate ness to the existing
neighborhood scale
}> Equal attention to design of all facades
}> Color and Materials
}> Landscape design
Similarly , the San Rafael Non-Residentia l Design Guidelines also have design criteria , some of which
overlap with the Chapter 25 criteria :
}> Entryways
}> Building form
}> Lighting
}> Parking lots
»-Awnings
~ Materials and Colors (e xte rior materials should minimize ref/ectivity)
}> Landscaping
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Staff has reviewed the project and found that the project is generally consistent with many of the
design criteria of Section 14.25 .050 of the Zoning Ordinance and the Non-Residential Design
Guidelines in that: 1) the proposed development has been designed with a scale that is comparable to
the surrounding industrial building heights ; 2) lands caping along the Irwin frontage has been added to
upgrade the street fayade ; 3) the color choice of a "surrey beige " and "evergreen " mimics natura l earth
tones ; and 4) the building has a balanced design of fenestrat ions on the bu ilding east and west building
facades . However , staff requests that the Board comment on the following design elements :
1. Materials : The proposed pre -fabricated metal is not consistent with the dominant building
fayade material of other buildings in the vicinity of the project site . The majority of the buildings
to the north of the project site are stucco exterior. Only two buildings to the south (400 Irwin
and 410 Irwin) are clad with metal exterior materials . Metal exteriors are more common along
Deluca Place but this street i~ not a major street with high visibility . One option would be to
add a stucco exterior to the Irwin Street frontage of the building .
Plan Sheet A3 .0 needs more information about the proposed "poured in place concrete"
concrete wall. The plans propose a clear sealer over the concrete . The Non -Residential Design
Guidelines recommend using "articulation, texturing and detailing on all concrete exposed to
ex terior view".
2. Color: Inp ut on color choice , and whether there should be a contrasting color for the roll-up
doors , similar to the property across the street at 401 Irwin Street.
3. Awnings : The Non-Residential Design Guidelines recommend a "well designed awning to
enhance the design of the building, provide weather protection, and add live lin ess, interest and
a sense of human scale ". More information is needed on the proposed 6 ' wide "metal canopy"
at the Irwin Street entrance to the building . Can this feature be enhanced by substituting a
fabric covered awning?
4 . Entrvway : The Non-Residential Design Guidelines recommend that "building entrances should
be defined with architectural elements such as roof form changes, awnings or other
architectural elements." This is challenging to achieve with a pre-fab building , however, staff
would like to see some improvement to the street e levation (see Item #1 and also Item #3).
5. Parking lot: The Non-Residential Design Guidelines identifies that parking lots should be
designed with adequate maneuverability . DPW review is still required to analyze the proposed
parking lot design .
6 . Landscaping : The project proposes to meet or exceed the 10% landscaping requirement. The
applicant has indicated that the formal plans will be revised to locate all landscaping outside the
public right-of-way . In terms of parking lot landscap ing , Pursuant to Section 14 .18 .160B, a
minimum of 1 canopy tree for every 4 parking spaces is· required (a total of 4 new trees in the
parking lot itself). Clustering is also allowed , subject to the approval by the Plann ing Director or
the hearing review body. The Non-Resident ial Design Guidelines also recommends that shade
trees be provided in parking lo ts . Staff requests that the Board comment on the addition of 4
required parking lot trees .
7 . Roofing material : Feasibility of the proposed metal roofing . Future tenants may have rooftop
HVAC systemslequipment and screening of any equipment is required for all rooftop
equipment , pursuant to Zoning Ordinance Section 14 .16 .243 . It is unclear whether the
proposed metal roof material is structurally sound enough to support the weight of future
mechanical equipment and the required screening without additional bracing . It would be
helpful to have this considered and if necessary , shown as part of the building elevation .
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8 . Lighting : Comment on possible exterior lighi fixture design/location.
9 . Fencing : While no fencing is proposed, there is an existing fence securing the property along
the Deluca Place frontage . Based on staff experience with other businesses in the area , it is
likely that the future tenant may want to install a fence to secure the property (and trash area) at
night. Staff would like the Board 's input on possible future fencing design .
10 . Railroad Easement: The site plan (Sheet A 1.0) identifies a 19 foot wide "railroad spur track
easement" along the east (rear) property line . More information is needed about whether there
are development restrictions within the easement. For example , a portion of the existing and
proposed landscaping is located in this easement and may need to be relocated .
NEIGHBORHOOD CORRESPONDENCE
Staff received no comments from the public hearing notice .
CONCLUSION
Staff supports the proposed new industrial building, but would like to encourage a revised front
elevation (addition of a stucco facade and revised canopy design) to create a better aesthetic along the
Irwin Street frontage , and possibly the addition of street trees in the parking lot. Staff requests the
Board's input on the issues listed on Page 2 of this staff report and also on the Chapter 25 and Non-
Residential Design Guideline iss ues listed above on Pages 5-6 .
EXHIBITS
1. Vicinity Map
2. Architect's Statement
3. Site Photos
4 . San Rafael Non-Residential Design Guidelines
Full-sized plans, 11 " x 17" plans provided to the ORB members only.
cc : Roger J . Wilson , 1601 N . Main Street, Suite 108 , Walnut Creek, CA 94596
Mike Bauman , 1255 Battery Street , Suite 400 , San Francisco , CA 94111
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424 Irwin -Project Vicinity Map
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EXHIBIT 1
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ROGER J. WILSON
Architect
1601 N orth Main St., S u ite 108
W a lnu t Creell, CA 94596
Tel.: (9 2 5) 7 05-7 0 19
Fax: (9 25) 7 0 5-7 081
BY: ROGER WILSON
PROJECT NUMBER: 1529
PROJECT: 424 IRWIN STREET
WR ITIE N STAT EMENT
a.
b .
c.
d .
e .
f .
g .
This c urrent building is .an older structure and used as warehouse for
Bauman landscape. There is also a separate tenant space on the
Irwin Street side of the building . The building is wood frame with
stucco siding . There is also an open canopy area, which is wood
framing .
Because of the condition of the e Xisting building , we are proposing to
demolish it completely and remove all the existing paving .
The site , which is 26 ,104 square feet (.4 acres) will be filled to raise
the finished floor elevation closer to the flood plain elevation .
The new building, which will be 8,640 SF, will have a 24' eave height.
The roof slope will be 1" per foot , which will provide 25'-6 " in height at
the ridge . The structure will be a pre -engineered metal building with
prefinished metal wall and roof siding .
The purpose of the building will be to provide warehouse space for
Bauman landscape. The entire building will be used for Bauman
landscape . This business , activities and use of this building will not
have any negative effect on the health or safety of persons residing or
working in the vicinity or be detrim e ntal to the public health , safety or
g e neral welfare .
This building is located on a lot with access to two roads , Irwin Street
and De luca Place and will have a single access driveway across the
s ite . The site will have drive-thru capability to these streets , for the
user and emergency vehicles, which would be the most desirable
c irculation for this site .
This site is physically suitable for the type and intensity of the
development proposed .
EXHIBIT 2
h.
i. )
The proposed development will have no impact on views . The
addition is similar in height to the surrounding deve lop ment and will
not block views from any surrounding developments .
There is minimal existing landscape . Because of the grading
operations to raise t he site and th e need to provide stormwater
pretreatment , the landscaping will be comp lete ly replaced and
upgraded to a higher standard . The landscape p lanting will be done
with this project, along with providing a new landscape drip irrigation
system .
END OF MEMO
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Introduction
SAN RAFAEL
DESIGN GUIDELINES
The following design guidelines are intended to assist in the'design of new buildings
and additions so that they will Integrate well with their surrounding s. The intent Is for
new development to enhan ce its environs and achieve community values of
"pedestria n friendly" and "peop le-or ient ed" design.
In some cases, new development should em ulat e es tabli shed patterns of design
pres ent in the vicin ity . Where there is an existing desirable pattern consistent with
zo ning regulations of building height, width, sca le or materials, new buildings and
additions should seek to reinforce th e pattern of development.
In other cases, howe ver, there is no predominant design theme or pattern, and more
va ri ety may ex ist. Some existing patterns are only a fragment of a potential pattern
and difficult to id entify.
The guid elin es are indications of what the City considers to be desirable design . The
guidelines also offer suggestions on ho w to address public access, accommodate
automobi le access and parking, and integrate sign age.
The guidelines are discretionary, and are intended to assist projects in ac hi eving high
quality design. Applicants are encou raged to seek creat iv e design solutions.
Designers may sugg est other means of achieving the City's objective of high quality
deSign, as provided for in the Zoning Ordinance.
The guidelines are used by staff and the Design Review Board to eva luate the quality
of project design and to make recommendations regarding design review approval or
denial.
The following Residential and Nonresidential Design Guidelines apply to all of the City
of San Rafael, except in Downtown and the Fourth Street corridor in the
Montecito/Happy Valley Neighborhood where the Downtown Design Guidelines apply,
and those lots where the Hillside Design Guidelines apply.
The guidelines are intended as an interim document until such time that mor e detailed
guidelines can be developed with public input in accordance with the direction
contained in the Community Design Element of General Plan 2020.
lllu strOlions by Howard Tzkow itz
EXHIBIT 4
'San Rafael Design Guidelines
NONRESIDENTIAL DESIGN GUIDELINES
As modifications are made to San Rafael, whether through public improvements or as private
development affects neighborhoods or the Downtown, the design quality of these changes should
improve the qualtty of life in San Rafael. These guidelines provide a framework of design principles
that builds on the strength of the existing character of an area and that strives to improve the
visual unity of the area.
Parking Lots
.:. A logical sequence of entry and arriva l as part of the site's design should be provided .
• :. Where pOSS ibl e, des ign entrances from the street to direct views towards the building
entry .
• :. Parking should be distributed to provide easy access to building entran ces .
• ;. Where pOSSible, parking shou ld be loc ated to the rear or side of a building in order to
reduce the visua l im pact of parking areas .
• :. Design for adequate vehic le maneuverability in park in g areas. Vehicles should not back out
from a parking space onto the street.
.:. Parking areas shou ld be screened from the st reet with hedges, wa ll s, fences or berms,
subj ect to security co nsid erations .
• :. On major arterials, where possible and appropriate, consolidate curb cuts and reduce entry
and exit conArcts .
• ;. Auto and pedestrian entrances into the development should be easy to find. For example,
specia l entry treatments, such as colored concrete, speCial planting and signage shou ld be
located at the entries to the site .
• :. Shade trees shou ld be provided in parking lots per the zon in g ordinance.
Landscaping
.:. Landscilped areas shou ld be
planned as integral parts of the
development and to create a
strong ly landscaped character for
the site .
• :. Unsightly uses should be
screened .
• :. Commercia l slgnage or displays
sho uld not be hidden with
landscaping .
Unify connicUng or <'!'fllusing arch it ec tural foAns with strong
masses of pl.nt materials.
• :. Trees should be planted in a var iety of lo cations, sllch as along the side property lin es,
clu stered in planting areas, or distributed throughout the parking lot, consistent with the
zoning ordinance.
5
San Rafael Design Guidelines
.:. Pedestrian areas should be made visually attractive with specia l pl anting and flowering
trees .
• :. Where feasible, landscape the area between the building and the property lin e even when
a building is--iQcated at the minimum req~ired side or rear yard setback .
• :. Retain and maintain existing public street trees and add additiona l stree t trees where
practical.
Lighting
.:. Limit the intenSity of lighting to provi de for adequate site security and for pedestrian anq
vehicu lar safety .
• :. Shield light sources to prevent glare and illumination beyond the boundaries of the
prop erty .
• :. Lighting fi xtures sho uld comp lement the architecture of the project.
Pedestrian Circulation
.:. Consid er pedestrian orientation when designing building entries, Windows, signage and
doors .
• :. Includ e a well-defined pedest rian walkway between the stree t and building entries .
• :. Clearly define p edest rian movement t hrough the parki ng lot. For example, provide
changes in pav eme nt or separate landscap ed wa lkways .
• ;. Where appropriate, pedestria n walkways should be provided b etwee n adjacent lots .
• :. Special design elements should be included, such as bollards, pots, benches, trash cans,
unique paving, tree grate s, tree guards and pedestrian lighting to add visual richness to
areas designed for pedestrian access .
• :. Where appropriate, include outdoor gath ering places and seating for the public .
• :. Ad equate facilities should be provided for bicycl e parking, consistent wi th zoning
re qUir e ments.
Building Form
.;. Where approp ria te , locate the building, or a substantial portion of the building along th e
front yard setback or street edg e to create spatial enclosure in relation to the street.
.:. Consider t he pedestrian experience when designing the ground floor of buildings .
• :. A co ntinui ty of desi gn, materials, color, form and architectural d etails is encouraged for all
portions of a building and between all the buildings on the site .
• :. Consider the development's visual and spatial relationship to adjacent buildings and oth er
structures in the area .
6
San Rafael Design Guidelines
Entryways
.:. A defined se nse of entry with pedestrian orientation shou ld be provided .
• :. Buil ding entrances should be defined with architectura l eleme nts suc h as roof form
changes, aw'nings or other architectural elements.
Towers
.:. If a tower is included in the des ign, it shou ld perform a defin i te on -s ite function, such as
de li neating an entrance to a site or a building entry, or emphas izing a disp lay window •
• :. The tower shou ld provide an attractive distinctive silhouette against the sky .
• :. Where app ropriate, the v isual bulk of the upper portion of the toyver shou ld be reduced to
reduce its apparent bu lk, for examp le with openings through it or with open latticework.
Arcades
.:. Arcades may be used in shopping areas to provide weather p rotection for shoppers, add a
sense of unity to a large r project and/or provide depth to the bui ld ing .
• :. Arcades may be topped with a simple broad band for tenant signing .
• :. Internal illumination may be used to emphasize arcade forms at night.
Awnings
.:. Where appropriate, provide we ll -designed awnings to enhance the design of the building,
provide weather protection, and add li veliness, interest and a sense of human 5ca le .
• :. Provide a uniform tre atment of awnings on mu lti -tenant bui ldings .
• :. Awning colors may be varied and sho uld be compatib le with the co lors of the building and
of adjacent bui ldings .
• :. Signs may be provided on an awning, consistent with t he zoning ordinance .
• :. Translucent, interna ll y illuminated awnings are not enco u raged .
• :. Th e following bu il ding code standards are included for refe rence:
Minimum heig ht above grade: 8 feet; 14 feet at alleys, parking lots or other areas with
vehicu lar traffic
Maximum horizonta l projection (from face of building): 7 feet, or 66% of the distance
between the build ing and curb, whichever is less
Min imum distance t o curb: 2 feet between the awning and curb
Materials and Colors
.:. Us e articu lation, texturing and detailing on all concrete exposed to exterior view .
• :. Exterior material s should minim ize reflectivity •
• :. Use color to provide appropriate accents on a building.
7