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Home My WebLink AboutExhibit B FINALSD 27.2: Design Standards SD 27.2 Design Standards Miami, Florida January 2004 1 SD 27.2: Design Standards Table of Contents I. Introduction II. Street Types I: Primary Streets 2: Secondary Streets 3:Tertiary Streets III. Design Standards I. Building Scale Height Setbacks 2. Building Facade Materials Fenestration Scaling Elements Building Continuity Shadow Awnings,Arcades and Colonnades 3 Articulation Windows Entrances Awnings 4. Building Functionality Shutters 5. Lighting Decorative Lighting Storefront Lighting 6. Signage 7. Roof Tops and Building Tops IV. Definitions 2 SD 27.2: Design Standards Diagrams & Illustrations 1 Lrij!.!silpri! 19 5 ; , , ' / 1, I I I ' I • r, t iJ„„„,!.11 r j I rrIrribr SI I { f 27.2 ,,Ja I 0 140/11 yn'r rapriri ,,L„, drol, ..../...Limmorramilv 1 I I / I jr 1 1 f I 1 / ir ,11,9"th Sirrreerat , I II I Not to scale 3 SD 27.2: Design Standards Intent The following guidelines are meant to establish appropriate standards for buildings and streetscapes throughout the SD 27.2 District- Buena Vista Yards Neighborhood. These standards are intended to guide future designs towards a high level of design quality. All architectural design plans will be reviewed by UDRB as part of the Class II permitting process, for compliance with these standards. I. Introduction Guidelines Buena Vista Yards should function as the mid -town hub of Miami. It should be a vibrant and active urban neighborhood with dynamic architecture, pedestrian friendly streets, and outdoor public spaces. Buildings shall have ground floor uses that activate the street and relate new buildings and urban spaces to adjacent neighborhoods. The context and scale of the Design District, Wynwood, and Biscayne Boulevard should be reflected in new building design. BuenaVista's proximity to the Design District, the Wynwood neighborhood, and Biscayne Boulevard should make it an integral part of the arts, design, and retail community with a focus on design -oriented uses. The Urban Design Standards for the SD 27.2 District expand on the requirements identified in Section 627.2.These standards are minimum requirements unless otherwise specified in Section 627.2. 4 SD 27.2: Design Standards Diagrams & Illustrations f H JI 4.1P1, 141 INIPPIPP IP P I11 ""7" I" - 111 ,lf T '5 igrt„, ) • 1 I5 Iir I 5,„II 1,I Ij PI a a 1 1 „ ,,'I 5,, " il , : 0 , f , 1 , , •, , , 1 ihrililrylEE's40,*71'111 " 1 0 6 , It lj I i I , I I , I/ II 1 M1 'H T ' " I1 j,5 ETT"T; "T5 4„)) jt,4j'[4j jj I I, ) „11,1,11/ I" 1 r I I 1 ) I 1111 I1I „, , • la I I11 ElEE SkrEEEE IMAM MI Ni TR,'E 'EurrEdig pi I I11 1 I 1- I 17 '7 I I 1 , 1 III I I/ j j 1 a , 7 5I 5 I r r, ' I 1 r J Not to scale Prinia„ry 1.1.1•1 PP 11111111. , I 1 I I I ) 5 SD 27.2: Design Standards Intent The planned street grid for the BuenaVistaYard will extend the existing City of Miami street grid through the site. The urban environment will be defined by a network of streets and frequent intersections which extend to the Design District, the Wynwood neighborhood, and Biscayne Boulevard. This integration will enhance the pedestrian environment. Each street is part of a greater street hierarchy developed to organize land uses and activities. I: Primary Streets • NE 34th Street • • Midtown Boulevard Buena Vista Avenue North Miami Avenue NE 36th Street NE 29th Street 2: Secondary Streets • NE 30th, NE 31st, NE 32nd, NE 35th Streets Sidewalks Emphasize connections to the surrounding City by using the standard City of Miami concrete sidewalks for all walkable areas within the public right-of-way. On -Street Parking Most streets will have on -street parking. This urban configuration will act as a buffer between pedestrians and street traffic to create a safe pedestrian environment. II. Street Types Guidelines Street Grid New streets and avenues in SD 27.2 shall generally align with the ex- isting street grid, as required in Section 627.2. This will create an effi- cient development scheme that enables enhanced circulation for pe- destrians and vehicles. Open space may be substituted for a street opening,when it is designed to enhance circulation between city blocks. Street Types Primary Streets are the major streets in the SD 27.2 District and include main pedestrian streets, perimeter streets that connect to the surrounding neighborhood, and main vehicular thoroughfares. They have the most visibility and shall, therefore, have the most stringent design and architectural standards. Similarly, they shall be the main source of activity for the neighborhood and shall have active ground floor active uses and significant open space for pedestrian usage. Secondary Streets are the main service streets in the SD 27.2 District. They connect pedestrians to primary streets and handle medium intensity activities such as vehicular service access and neighborhood retail uses. Design requirements for these streets are less restrictive because their primary purpose is to service the building and provide some ground floor active uses. Tertiary Streets are residential and shall have design requirements that promote the residential character of these streets. Ground floor active uses are encouraged, but shall not be required. Sidewalks Sidewalks are the main pedestrian thruways and shall be designed to create a comfortable, outdoor public space to accommodate a range of active and passive pedestrian activities. Sidewalks shall be simply designed to achieve these requirements. Dimensional requirements vary for each street and are more clearly described on the following pages. Landscaped pedestrian "bulb -outs" are encouraged as a tool for en- hancing the pedestrian experience by extending the sidewalk and cre- ating shorter crossing distances at intersections. On -Street Parking On -street parking is required on most streets to provide additional parking opportunities and create a more urban street type with sub- stantial pedestrian buffers. All on -street parallel parking spaces shall be a minimum of 7' wide by 20' long, unless otherwise noted. 6 SD 27.2: Design Standards I. Street Types, streetscapes (continued) Diagrams & Illustrations 41010 Oat 0,0,010010 10 IIIIup III01 �� IIIIII11IJIO ,,,,,,,,, t/1'Rvoyoolool 444,,V. Lf..,1144,l+a 44 IWO 4VIUlliill4 00000,000100000.000.0000 000 m1° flD,000000010000010, „ 7 SD 27.2: Design Standards Intent Landscape Landscaping softens the man- made environment and is both ornamental and practical. It is essential for providing shade in Miami's sub -tropical climate. All streets shall be planted with adequate shade trees and landscaping to encourage pedestrian activity. Lighting Use street lights to create a well - lit nighttime environment and to augment the progressive design features of the neighborhood. I. Street Types, streetscapes (continued) Guidelines Landscape Landscaping shall be planned in conjunction with the sidewalk design as specified on the following pages. In general, trees shall provide ad- equate shade and aesthetic enhancements without conflicting with awnings or pedestrian movement. Therefore, shade trees selected for this development must be a minimum 25' tall at maturity with a 25' spread at maturity. There shall also be an 8' clear zone between the sidewalk and lowest branch at planting. Similarly, tree canopies shall not obstruct retail signs and shall be selected according to the canopy density. Shrub beds located within tree pits shall subtly enhance the overall image of the streetscape. Annuals shall not be planted in public plant- ing beds because of their excessive maintenance requirements. All shrubs shall be between I' and 3' high at the time of planting and shall not grow beyond 4' height at maturity unless it is a specific plant mate- rial intended for accent (i.e. a crinum). Lighting A minimum light level of one -foot candle shall be maintained in the parking and travel lanes in the public right-of-ways. Light levels for pedestrian areas shall not be less than .8 footcandles at any time. Refer to the streetscape guidelines for proper light pole placement. Street Furniture Street furniture shall be part of the urban streetscape to encourage pedestrian activity and provide such amenities as: trash receptacles, benches, bollards, pedestrian lighting, bicycle racks, parking meters, street signs, transit shelters, tables, chairs. 8 SD 27.2: Design Standards NE 34th Street (Note: Dimensional criteria may vary. Refer to Section 627. I for specific dimensional requirements.) Diagrams & Illustrations 9 SD 27.2: Design Standards Intent The primary streets in the Buena Vista Yards are main activity zones. They shall be designed to respond to the pedestrians' needs. This is most important at the street level, which will contribute to the neighborhood's success as a "place". NE 34th Street (90' ROW) NE 34th Street shall serve as a main retail corridor and a prominent transportation connection to the Wynwood neighborhood. Landscaped medians shall enhance pedestrian crossings to encourage street level activities. I. Street Types, 1: Primary Streets Guidelines Uses: Active pedestrian uses such as retail, entertainment, office, edu- cational, and/or restaurant uses. Pedestrian Area: Sidewalks on NE 34th Street shall have a minimum 10' wide walkable area with sufficient shade trees. Shade trees are recommended to be planted +/- 25' on center, in an open tree pit. The tree pit shall be between 6.5' and 12' long with a 1' wide x 6" high curb and curb surrounding it. A continuous bed of shrubs shall cover the entire area of the tree pit. Light poles located in this area shall be evenly spaced 90' on center staggered, between the proposed shade trees. A continuous 1.5' stepping verge is recommended at the back of curb. A 1' wide urban curb with a 1' wide gutter shall be placed between the stepping verge and the parking area. Parallel Parking: A continuous row of parallel parking spaces is rec- ommended between the travel lane and the landscape verge with cor- ner bulb -outs. A 2' wide valley gutter shall separate the parking area from the travel lane. Corner bulbouts will replace parking spaces at the ends of the blocks. The parking verge shall be a total of 8' wide. This includes a 2' valley gutter which separates the parking from the travel lane. Travel Lanes: The travel lanes for this road shall be 12' wide. Medians: The median width shall be 12' with a standard FDOT type "D" curb. Planting along the median shall consist of large palm trees with a recommended spacing of 25' on center. Ground level planting shall not hang over the curb. Pedestrian refuges and traffic rate bollards should be used at all intersection. Bollards shall be spaced to meet ADA requirements. Awning Encroachments: Awnings are allowed to encroach up to 7' into the right-of-way. I0 SD 27.2: Design Standards Midtown Boulevard (Note: Dimensional criteria may vary. Refer to Section 627.1 for specific dimensional requirements.) Diagrams & Illustrations SD 27.2: Design Standards Intent Midtown Boulevard (80' ROW) Midtown Boulevard shall serve as the primary pedestrian corridor with an active street level. Landscaped pedestrian zones shall encourage street level activities. Wide sidewalks on Midtown Boulevard shall accommodate outdoor cafes, coffee shops, and other, primarily retail, pedestrian uses. Therefore, building facades shall have more detail at the ground floor. I. Street Types, 1: Primary Streets (continued) Guidelines Uses: Active pedestrian uses such as retail, entertainment, office, edu- cational, and/or restaurant uses. Pedestrian Area: Sidewalks along this street shall be a minimum 10' wide unobstructed area to accommodate pedestrians. Large planters, measuring 6.5' wide by 30' long, shall be spaced 10' apart and placed adjacent to the sidewalk. Two large palms spaced 5' from the edge of the planter, a shade tree located at the center line of the planter, and a continuous 2' high shrub bed shall be included as part of the landscape. The shade tree planting area shall extend 3' towards the sidewalk along a 6' wide area, making the total width in the center of the planter 9.5'. Shade trees shall be spaced no more than 40' on center. Where a 20 ` linear park abuts the right-of-way along this street, a minimum shade requirement shall be provided for the park area which may include: - One (I) canopy tree every twenty (20) linear feet (maximum) One (I) large palm tree every twenty (20) linear feet (maximum) A cluster of three (3) small palms every twenty (20) linear feet (maximum) Minimum planter sizes within the park shall be sixty-four (64) square feet in area. Paving for the park area may be a brick or concrete paver, which can extend up to the edge of the planters along Midtown Boulevard. Paving patterns may vary per block, but shall remain consistent between abutting properties. A 10 ` apron shall be provided abutting the buildings along the linear park to allow for clear and unobstructed pedestrian movement as well as restaurant seating. A 1.5 ` stepping verge shall separate the planter from the curb. Additionally, a 1 ' wide urban curb with a 1 ' wide valley gutter shall separate the stepping verge from the parking area. Light poles along this Midtown Boulevard shall be placed in the areas between planters, lined up with the row of palm trees.The light pole spacing shall be +/- 100' on center. Parallel Parking: A continuous row of parallel parking spaces is recommended between the travel lane and the landscape verge area. Travel Lanes: The travel lanes for this road shall be I I' wide. Medians: There are no medians along this road. Awning Encroachments: Awnings are allowed to encroach up to 7' into the right-of-way. I2 SD 27.2: Design Standards North Miami Avenue (Note: Dimensional criteria may vary. Refer to Section 627. I for specific dimensional requirements.) Diagrams & Illustrations 13 YRR SD 27.2: Design Standards Intent North Miami Avenue (82' ROW) As one of the major perimeter street for the Buena Vista rail yards, North Miami Avenue shall have a seamless transition to the Wynwood neighborhood. Additionally, North Miami Avenue shall have a 9' arcade or an awning with a 9' setback, to create a pleasant pedestrian environment to attract activity into the neighborhood core. The North MiamiAvenue median will create an effective connection for pedestrians walking from the Wynwood neighborhood. I. Street Types, 1: Primary Streets (continued) Guidelines Uses: The predominant use on North Miami Avenue is "big box"retail. Pedestrian Area: Sidewalks on North Miami Avenue shall have a mini- mum 5' walkable area. On the east side of the street, the parking/ landscape verge shall be 7' wide, on the west side the continuous land- scape verge shall be 5' wide. A 9' colonnade or a 9' building setback with an awning shall be incorporated into the design, starting at the ROW line, to provide adequate sidewalk space and shade. Large palms shall be planted along both sides of the street and in the median. The edge of all palms closest to the street must be setback 4' from the face of the curb as per County standards. On the east side of the street, the 7' by 5' planter areas shall be placed every two (2) parking spaces. A bed of shrubs with a maximum mature height of 2' shall cover the planter area around the palms. These shrubs shall have a good hearty characteristic. On the west side of the street, palms shall be planted to match the spacing on the east side with continuous 2' understory shrub bed. Parallel Parking A continuous row of parallel parking spaces with corner bulbouts is recommended between the travel lane and the land- scape verge area along the east side of the street. Standard type "F" curbs are recommended. The total width of the parallel parking area is 7'. A 2' wide valley gutter separates the parking area and the travel lane. Travel Lanes: The travel lanes for this road shall be 1 1' wide. Medians: The median width shall be 12' with a standard FDOT type "D" curb. Planting along the median shall consist of Roystonea elata placed a maximum of 25' on center. Ground level planting shall not overhang the curb. Pedestrian refuges and traffic rate bollards should be placed at all intersections. Bollards shall be spaced to meet ADA requirements. Awning Encroachments: Awnings are allowed to encroach up to 7' into the right-of-way. I4 SD 27.2: Design Standards NE 36th Street (Note: Dimensional criteria may vary. Refer to Section 627.1 for specific dimensional requirements.) Diagrams & Illustrations I T d iI ht� �rvrsuw ,, 15 SD 27.2: Design Standards Intent NE 36th Street (70' ROW) NE 36th Street shall have a seamless transition to the Design District. Consequently, the streetscape and building design shall incorporate several characteristics of the existing conditions in order to achieve a good transition. Additionally, NE 36th Street shall have a 9' arcade or an awning with a 9' setback, to create a pleasant pedestrian environment that is consistent with the character of the retail corridor to attract activity into the core of the neighborhood. I. Street Types, 1: Primary Streets (continued) Guidelines Uses: Active pedestrian uses such as retail, entertainment, office, edu- cational, and/or restaurant uses. Pedestrian Area: Following the FDOT plans, the north sidewalk will be set at 6' in wide with no landscaping. On the south side of the street, the pedestrian area shall be composed of a 6' wide landscape verge area, and a 4' wide, continuous sidewalk area. Abutting the 4' sidewalk area, a 9' colonnade or a 9' building setback with an awning shall be incorporated into the design to provide adequate sidewalk space and shade. Along the landscape verge, a 5' wide by 6' long planter with large palms. The recommended spacing for the palms is 25' on center. Travel Lanes: Travel lanes for this road shall be I I' wide. Medians: The FDOT will be placing medians where possible along the road. Large palms shall be placed in these medians and distanced +/- 25' on center where possible. A continuous shrub bed shall cover the median area where possible. Shrubs shall not spill over past the curbs into the travel lanes. Awning Encroachments: Awnings are allowed to encroach up to 7' into the right-of-way. I6 SD 27.2: Design Standards NE 29th Street (Note: Dimensional criteria may vary. Refer to Section 627.1 for specific dimensional requirements.) Diagrams & Illustrations rrum�mr� LAImm ram re,' kINV, Arr i.,= 17 SD 27.2: Design Standards Intent NE 29th Street (80' ROW) As one of the primary connection to Biscayne Boulevard, NE 29th Street shall lead seamlessly into the adjacent neighborhood. This shall be accomplished through building design and building facades particularly at the street level. This also includes on -street parking. Additionally, NE 29th Street shall have a 9' arcade or an awning with a 9' setback, to create a pleasant pedestrian environment that is consistent with the character of the retail corridor to attract activity into the core of the neighborhood. I. Street Types, 1: Primary Streets (continued) Guidelines Uses: Active pedestrian uses such as retail, office, educational, and/or restaurant uses. Pedestrian Area: The existing sidewalk width on the south side of the street will remain. On the north side of the street, the pedestrian area shall have a 5.5' landscape verge , and a 6' continuous sidewalk. Planters along the landscape verge shall measure 5.5' wide by 10' long. Shade trees are recommended to be planted 25' to 35' on center. A continu- ous shrub bed shall cover the planter area, and be no more than 2' in height at maturity. Abutting the 6' sidewalk area, a 9' colonnade or a 9' building setback with an awning shall be incorporated into the design to provide adequate sidewalk space and shade. Travel Lanes: Existing travel lanes for this road vary. Parallel ParkingAn 8' wide parallel parking area shall be placed along the north side of the street between the landscape verge and the travel lane. Awning Encroachments: Awnings are allowed to encroach up to 7' into the right-of-way. I8 SD 27.2: Design Standards NE 3 1st and 32nd Street (Note: Dimensional criteria may vary. Refer to Section 627. I for specific dimensional requirements.) Diagrams & Illustrations ' k 19 SD 27.2: Design Standards Intent Secondary Streets link the retail corridors to the perimeter streets and help create an integrated grid system. As the support system of the neighborhood they create less intense activity in contrast to the intense nature of the retail corridors. 31 st and 32nd Streets (60' ROW) 31 st and 32nd Streets, and NE Miami Court shall function as links to the activities between the two anchors on North Miami Avenue and Midtown Boulevard. Both streets shall draw pedestrians with neighborhood services. Detailed building facades at the street level also attract pedestrians. I. Street Types, 2: Secondary Streets Guidelines Uses: Active pedestrian uses such as retail, office, neighborhood retail, educational, and/or restaurant uses. Pedestrian Area: Sidewalks on 31 s` and 32nd Streets shall have a mini- mum 6' walkable area and a 4' continuous landscape verge. Planters along the landscape verge shall be 4' wide x 8' long. Small palms shall be planted within this area with shrubs covering the planter area mea- suring no more than 2' at maturity. The spacing for the palms are recommended to be 15' to 25' on center. A 1' wide urban curb with a 1' wide gutter separates the pedestrian area form the parallel parking area. Parallel Parking Area: A row of parallel parking or small to medium truck loading area is recommended between the travel lane and the pedestrian area. This area shall be a total of 8' wide including the 2' valley gutter. Landscape bulbouts shall be placed every 2 parking spaces or +/- 40'. Shade trees with an understory shrub material shall be planted in these bulbouts. Travel Lanes: Travel lanes for these roads shall be 1 1' wide. Awning Encroachments: Awnings are allowed to encroach up to 7' into the right-of-way. 20 SD 27.2: Design Standards Buena Vista Avenue (Note: Dimensional criteria may vary. Refer to Section 627. I for specific dimensional requirements.) Diagrams & Illustrations 4, 1.41? r10041; IMMO; ; 011141 4111. 1111210 h./ 11 V,P1NVIMA, 2 I SD 27.2: Design Standards Intent Buena Vista Avenue (82' ROW) curbless street Buena Vista Avenue will be the main pedestrian zone can be closed to traffic for special events. It is located one block west off Midtown Boulevard adjacent to the public plaza. Truck traffic and deliveries are prohibited on Buena Vista Avenue. I. Street Types, 2: Secondary Streets (continued) Guidelines Uses:Active pedestrian uses such as retail, office, neighborhood retail, and/or restaurant uses. Pedestrian Area: Sidewalks on Buena Vista Avenue shall have a 9' wide walkable area with a landscape verge. One Washingtonia ro- busta, with ground level planting shall be planted in each 5' x 12' raised planter. The planters shall be centered between every two parallel parking spaces with a 1' wide by 6" high curb. Each Washingtonia shall have a clear trunk, which matches the overall height of the shade trees along the corridor. Material for this area shall be brick, cobbled, or textured concrete pav- ers. Paving colors and patterns must be kept consistent throughout the corridor for continuity. Parallel Parking An 8' wide parallel parking area shall be separated, every two parking spaces by an 8' x 8' raised planter, rotated 45 de- grees, with a 1' wide x 6" high curb on all sides. This rotation will make it easier for cars to pull in and out of parking spaces. One Delonix regia is recommended in each planter with ground level planting around the base. Materials for this area shall match those of the pedestrian area. Ther- moplastic striping or paint shall not be used along this corridor. Road- way markings for the parallel parking shall be a white and yellow pavers embedded with reflective glass beads. Travel Lanes: The travel lanes for this road shall be 12' wide with materials that match the pedestrian and parallel parking areas for con- tinuity. All necessary vehicular striping shall be done with colored pav- ers embedded with reflective glass beads. Medians: A 16' wide median is recommended with alternating 12' wide x +/- 20' long raised planters spaced a maximum of 32' apart. In- between the planters, a flush pedestrian area shall match the rest of the street elevation and paving type. The planters shall have a 1.5 ` high x 1.5' wide seating wall wrapping it on all sides. This wall may be con- structed of natural stone or an alternative approved material and finish. Traffic rated bollards, spaced a maximum of 7' on center shall line the pedestrian area to prevent vehicular travel. A 2' wide coarse grained, verge shall be left clear of obstructions along the edge of each travel lane on either side of the median. This will provide a more definable separation between the travel lane and the pedestrian oriented median. Examples of such materials are: river rock, cobble stone, textured pavers. Such material shall be mortared set. Materials for the remainder of the median shall match those used in the rest of the street. Awning Encroachments: Awnings are allowed to encroach up to 7' 22 into the right-of-way. SD 27.2: Design Standards Height, Setbacks (Note: Dimensional criteria may vary. Refer to Section 627.1 for specific dimensional requirements.) Diagrams & Illustrations Avcruic (North, ,of .34tlh) 340th Strom Mom of n N„.orl °r r(ti:p 3&i'Soa rt I(Vo a t. n ,14 Roma Viii a AvOr iru I;'!5,lurl•m r 31itlh;) I' o^ft wn Ekonl ;nr I$,cxtirlai cif l FI•mj u �nm iu4um 13rd, .J,I 3' th Mint of Midtawn IkullNard) 29th 't.r°t vve5 mi t CHIA I Rif"I 23 SD 27.2: Design Standards Intent Create a comfortable scale for the Buena Vista Yards neighborhood by balancing building heights, setbacks, and massing with street and sidewalk widths. Establish Midtown Boulevard and NE 34th Street as main streets using greater building heights and different setbacks. Emphasize designated gateways to Buena Vista Yards with increased building heights. 1.1 Height: Utilize varying building heights and floor heights to achieve a comfortable pedestrian scale to enhance Buena Vista Yards as a vibrant, urban, community. Building heights help to achieve this environment by enclosing a space to reinforce an urban neighborhood character. 1.2 Setbacks: Enforce building setbacks that respond to the street width and the building height to create outdoor rooms for a variety of outdoor spaces. III. Design Standards, l: Building Scale Standards 1.1 Height Taller buildings are permitted at intersections that have been desig- nated as gateways in the 27.2 District ordinance. Additionally, buildings must have a mix of uses to achieve greater height. 1.2 Setbacks The purpose of the setback is to maintain a sense of scale at the ground floor, while accommodating height. Buildings "step-up" to the FEC corridor, towards the water, and "step-down" towards the lower residential neighborhood to the west. There are additional opportuni- ties for height along NE 36th Street, abutting the Design District. 24 SD 27.2: Design Standards Diagrams & Illustrations. I11111 1011,111111111110111 74,1111111 (6(ITi�llllll11 25 SD 27.2: Design Standards Intent Building facades shall be richly detailed and varied for visual interest, and to encourage activity. 2.1 Materials: Reinforce the human scale at the street level with facades of varied building materials and appropriately scaled material modules. 2.2 Fenestration: Emphasize street level windows for visibility to pedestrian activity. 2.3 Scaling Elements: Encourage using varied architectural elements on the lower levels of building facades for visual interest. Avoid undifferentiated blank walls. Use multiple repetitive features to create an architectural rhythm. III. Design Standards, 2: Building Facade Standards 2.1 Materials For small scale retail building facades and large, uninterrupted volumes of retail in SD 27.2, at least three different materials shall be used in each building elevation in addition to some surface relief. Creative and innovative high quality building materials are encouraged. This includes metals, perforated materials, glass, and architectural con- crete. Reflective glass as a complete surface is discouraged. Faux treatments in lieu of the intended material is discouraged. 2.2 Fenestration Street level building facades shall be pierced by single and double height windows or general access entrance or doorways to encourage browsing and window shopping. For the first ten (10) feet of height above the public sidewalk elevation, the exterior building wall shall contain win- dows and/or doorways of transparent glass covering at least fifty (50) percent of the linear frontage of the building (to be measured at least thirty inches above the sidewalk). Additionally, the base of all transpar- ent openings shall be no more than thirty (30) inches above the side- walk. The individual panes may be composed of smaller vertical elements. To reduce visual barriers between interior and exterior spaces street level windows shall be transparent with no reflectivity. Similarly, store- front and display windows shall not be filled in or blocked in any way. Street level restaurants are encouraged to use operable windows and doors which can allow them to open out onto the sidewalks in good weather. 2.3 Scaling Elements Large, blank surfaces and non -modular panels, such as concrete panels and stucco, are discouraged unless they have a compelling design pur- pose. This is especially true at the ground floor level which requires additional detail and visual amenities. Repeating elements, such as pilasters, vertical reveals, and other three dimensional details shall be strongest at the street level. They may include repetition of storefront details or consistent sign design. For large commercial buildings in SD 27.2 at least one architectural element shall be repeated to minimize the facade's scale. This could be a material module change, a change in facade plane of at least 6", use of an architectural ornament, recessed glazing, vertical banding, and/or groupings of windows. 2.3 Scaling Elements (cons) Avoid repetitive scaling elements that are monotonous and oppressive. 26 SD 27.2: Design Standards Diagrams & Illustrations �U'N�imiiwnuumumw 27 SD 27.2: Design Standards Intent 2.4 Building Continuity: Require that building design and architectural features maintain continuity. 2.5 Shadows: Use texture and relief in building facades to create shadow and to augment building detail and changes in building planes. 2.6 Awnings, Arcades, and Colonnades: Incorporate awnings and arcades into facade design to provide shade, rich materials, and color. III. Design Standards, 2: Building Facade (continued) Standards For example, grids of repeated windows are discouraged. Facades on primary streets shall be divided into three horizontal seg- ments: a base, middle and top. When required setbacks do not differen- tiate these segments, architectural elements shall be used such as hori- zontal elements on the ground floor. 2.4 Building Continuity All sides of a structure shall be continuous in design. No side shall be unimproved. Therefore, all architectural details, such as roof lines and parapets shall continue around all sides of a structure. Similarly, false architectural features and structures are discouraged unless they are integral to the buildings's design. 2.5 Shadows Changes in plane around windows and entrances are encouraged to highlight building openings and access points for pedestrians. 2.6 Awnings, Arcades, and Colonnades Awnings or arcades shall be used to enhance building facades and store- fronts with color and dimension and to provide shade for browsing and cafe seating. Different awnings shall be used for various storefronts to avoid a ho- mogeneous appearance including free or fixed valances, open or closed sided, and open -sided with a valance drop. Creative uses of materials is encouraged. Awnings shall be generally consistent in height and depth to create a canopy of shade. 28 SD 27.2: Design Standards Diagrams & Illustrations 29 SD 27.2: Design Standards Intent Storefronts and entrances shall be articulated differently to create an interplay between the public and private realms and between interior and exterior activities. Similarly, facade designs shall reflect a building's interior activities and spatial arrangements. Therefore, false building fronts that obscure the internal scale and function of buildings are discouraged. 3.1 Entrances: Emphasize street level entries for a legible hierarchy in building facades. 3.2 Storefronts: Establish an individual identity for each storefront. Visually connect interior and exterior activities along the street. III. Design Standards, 3:Articulation Standards 3.1 Entrances Entries shall be articulated with different building materials, changes in building massing, or changes in the roof line that break the facade's regulated surface. This creates a facade hierarchy that articulates en- trances. Similarly, entrances shall be setback from the primary building frontage at least 6". Enhanced lighting and signage shall also be incorporated in entry de- signs. Corner entrances shall be designed to address street corners. This may include additional building mass, distinctive architectural elements, different building materials, changes in building planes, and changes in building shape. Large banks of glass doors at main entrances shall be used to interrupt blank expanses of building facades. 3.2 Storefronts Storefront windows shall be at least 10' high and shall be similar in proportion to display windows. Window sills shall be close to the building base, proportional to pedestrians. The storefront frame shall be setback from the building facade be- tween 6" and 12" to create depth and shadow. Entrances shall be recessed in storefronts or highlighted within the storefront. Window displays shall be simple and focused and shall not obstruct views into the store. 30 SD 27.2: Design Standards Diagrams & Illustrations 31 SD 27.2: Design Standards Intent To maintain architectural consistency, unattractive functional features shall be screened and/or separated from primary visual corridors and pedestrian zones. 4.1 Shutters: Prohibit security shutters which obstruct pedestrians' views into storefronts and display windows. III. Design Standards, 4: Building Functionality Standards 4.1 Shutters Impact glass in lieu of hurricane shutters is recommended for ground floor uses. If shutters are used, they should be concealed from public view. Opaque security shutters will not be permitted in this district. Rather, transparent, security grills shall be utilized to maintain transparency when stores are closed. This will enable window shopping and activate the street during non -business hours. 32 SD 27.2: Design Standards Diagrams & Illustrations 33 SD 27.2: Design Standards Intent 5.1 Architectural Lighting: Use architectural lighting to highlight landscaping, signage, and special architectural features. 5.2 Storefront Lighting: Use lighting in store windows to encourage window shopping and other evening activities when stores are typically closed. III. Design Standards, 5: Lighting Standards 5.1 Architectural Lighting Light buildings at night to create shadows and depth and highlight im- portant architectural elements and building materials such as colored glass and perforated metal. Whenever possible, light second story windows to imply human pres- ence and counter the appearance of desertion. Use decorative lighting to illuminate signs and uplighting to illuminate landscaping. Glare shields should be used to reduce light spillover into pedestrian and vehicular areas. Use sconces and other architectural lighting to illuminate building en- trances with warm light. 5.2 Storefront Lighting Illuminate signs, entrances, window displays and interiors at varying lev- els of brightness. 34 SD 27.2: Design Standards Diagrams & Illustrations 35 SD 27.2: Design Standards III. Design Standards, 6: Signage (Reserved) Intent Standards Reserved Reserved 36 SD 27.2: Design Standards Intent Reserved III. Design Standards, 6: Signage (Reserved) Standards Reserved 37 SD 27.2: Design Standards Diagrams & Illustrations 38 SD 27.2: Design Standards Intent Roof tops and building tops shall be attractive from the street level and from residential tower heights. 7.1 Building Tops: Use distinctive building tops to identify the area as midtown Miami. 7.2 Garage Roof: Conceal roof top parking. 7.3 Roof Tops: Rooftops shall be attractive and shall be treated as part of the building facade. III. Design Standards, 7: Building Tops & Roof Tops Standards SD 27.1 7.1 Building Tops Residential towers shall have distinctive building tops or finials whenever possible. 7.2 Parking Garage Roof Uncovered parking garage roofs shall be concealed with creative, col- ored surfaces and landscaping. 7.3 Roof Tops All roof top equipment must be concealed. Green roofs or roof tops planted with heat tolerant, low maintenance cultivated plant life are strongly encouraged. Recreational uses are encouraged on roof tops. 39 SD 27.2: Design Standards IV. Definitions Arcade:An architectural element composed of arches, evenly spaced in a continuous row that forms a semi -enclosed corridor. It provides continuous shade for the pedestrian. Awnings: An element attached to the building facade, which provides shade at ground level. Bulb out A pedestrian area typically located at street intersections, which provide for additional pedestrian space and shortens crossing distances. Colonnade: An architectural element composed of evenly spaced columns in a continuous row, providing a continuous semi -enclosed corridor. Commercial Use: All permitted uses as listed in the C-I zoning classification as identified in the SD27 Overlay District ordinance. Encroachments: Any element that crosses the right-of-way from a private development into public property is said to be "encroaching into the public right-of-way". Landscape Verge: An area dedicated for planting. This can be a continuous strip, parallel to the travel lane, or alternating between tree pits and hardscape. Liner Uses Storefronts and building fronts that conceal a larger use from view such as a parking garage. Mews: A narrow street lined on both sides by townhouse and loft -style units. Pedestrian Area: The area within the public right-of-way primarily dedicated for pedestrian use. This area may contain a sidewalk, landscape verge, and outdoor seating spaces. Pedestrian Refuge: The space located within the medians of the streets that protects the pedestrian from vehicular traffic. This is used in streets with multiple lanes of traffic in both directions. Parallel Parking Area: The area within the streetscape designated primarily for vehicular parking parallel to the direction .of traffic. At the intersections, these areas may be converted to pedestrian spaces called "bulb outs" to shorten the crossing distance for pedestrians. Right-of-way: The line marking the boundary between the public domain and the private domain. Setback: An establish physical separation between the face of a building and the right-of-way. Stepping Verge: An area between the curb and a landscape verge, which serves for people to step out of their parked cars onto the sidewalk. Travel Lane: The area of the streetscape dedicated solely for vehicular travel. Tree Pit:An open area upon which a tree and/ or shrubs are planted within the streetscape. Uplight Decorative lighting used to accentuate certain architectural features and/ or landscaping. Walkable Area: An area dedicated for uninterrupted pedestrian traffic. 40