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HomeMy WebLinkAboutExhibit A"EXHIBIT A" Biscayne Boulevard North Design Standards and Guidelines INTENT These Architectural Guidelines for the Biscayne Boulevard Corridor Area, and more specifically to the SD-9 District, are intended to direct new construction toward the highest quality pedestrian experience. These Architectural Guidelines are not intended to dictate architectural style, nor are they intended to restrict expression or variety in architecture. Rather these guidelines describe those elements that have the greatest impact on the Public Realm in order to ensure that the impact is positive. The "Biscayne Boulevard North Design Standards and Guidelines", below, shall apply for all new development to be located within the district, however may be waived pursuant to a Class II Special Permit as set forth in Article 15 if such a waiver is required to adhere to other stricter limitations set forth within the district or if such waiver will result in a development that better reflects the urban character of Biscayne Boulevard. Page A-1 of 18 BUILDING PROPORTION The basic components of a building's form are expressed through the base, the middle and the top. Buildings that express each of these clearly are timeless, having been inspired by the proportions of the human being. The bottom portion of the building (the base) is the part that most directly relates to the pedestrian and can successfully evoke a great pedestrian experience. The scale of each component is further determined by its location along the corridor and its relationship with other buildings. Along Biscayne Boulevard, buildings, which contribute most to the public realm, are those that are proportioned vertically as these examples show. New construction that follows these cues will tend to contribute rather than detract from the experience of the corridor. OPENINGS Openings - including windows, doors and arcade openings should be vertically proportioned. That is, the longer dimension should be vertical. This is a tradition that has survived many years of use in Miami, and is more closely Page A-2 of 18 related to the human form. Openings - doors windows and other wall openings - establish a building wall's transparency. The transparency of a building wall - the percentage of openings or voids relative to the entire wall surface - should reflect its location relative to important public spaces. In general, walls facing Biscayne Boulevard, especially at lower floors, may be most transparent, while walls that face adjacent residential zones should be least transparent. The following standards are arranged based on these criteria: The transparency of a single building wall shall be determined as the sum total area of windows, doors and other voids in the building wall, expressed as a percentage of the total wall area. Walls fronting Biscayne Boulevard shall be a minimum of 45% transparent and shall be a maximum of 75% transparent. (See Storefront Standards for transparency requirements at ground floor levels) . Walls fronting important pedestrian side streets (as defined in the BISCAYNE BOULEVARD CORRIDOR URBAN & ARCHITECTURAL GUIDELINES prepared by HOK and on file with the Planning and Page A-3 of 18 Zoning Department) shall be a minimum of 45% transparent and shall be a maximum of 75% transparent. Walls fronting other side streets shall be a minimum of 35% transparent and shall be a maximum of 50% transparent. Garage or parking structure walls, or other walls of non - leasable space which front neighboring privately -owned parcels shall be a minimum of 50% transparent and a maximum of 75% transparent for naturally ventilated structures and a minimum of 5% transparent and a maximum of 35% transparent for mechanically ventilated structures. Walls of leasable space which front neighboring privately owned parcels shall be a minimum of 5% transparent and a maximum of 50% transparent. All window and door openings shall be square or vertical in proportion, and any other divisions of openings shall happen as a system of squares or vertically proportioned rectangles. Grouped or "ganged" windows shall be treated as a single opening, unless a minimum 4-inch divider separates them. Garage and service entrances shall not be placed within 50 feet of the Biscayne Boulevard right-of-way, and shall be kept to a maximum of 25 feet in width, unless the subject Page A-4 of 18 property is only accessible from Biscayne Boulevard, in which case the vehicular entrance should be minimized as much as possible in width and in height. Additional width may also be granted in order to meet minimum turning radii of service vehicles. All doors and windows require at a minimum, a lintel, face frame and drip mold. Windows and doors may meet at building corners, or shall be a minimum of 24 inches from the building corner. Shading devices over doors and windows are permitted to be cantilevered and made of any architectural grade material, but shall be fully functional by providing shade to a particular portion of the building rather than being simply decorative. WALLS Building walls form the basis -of the entire urban room. Simplicity is the key to a consistent public realm. The Miami tradition and vernacular respond clearly to this idea, with simple concrete block and stucco walls as the dominant material. As buildings reach taller heights, curtain walls and other Page A-5 of 18 more modern techniques are prevalent for their light weight and cost-effectiveness. However, below the datum, simple stucco wall should be maintained. All elevations of buildings that can be seen from public spaces shall be designed as thoughtfully as the building front. Buildings occupying lots with two frontages (corner lots) shall treat both building walls that can be seen from public spaces shall be designed as thoughtfully as the building front. Building walls which face residential properties should minimize the amount of transparency facing the residential property and should be designed as thoughtfully as the other building walls. (Specific wall transparency shall be determined in the OPENINGS section of these guidelines). Building walls located at the termination of a strong public view shall treat the termination with exceptional design attention, appropriate to its contribution to the Public Space. Blank walls and blind facades (walls without windows and/or other openings) are prohibited. Material changes shall occur along a horizontal line, with Page A-•6 of 18 the heavier material always being placed below the lighter. Every building shall be designed with a "base" a "body" and a "top", all clearly defined and recognizable. The "Base" shall be defined as any building wall, or portion of building wall, below the maximum garage height. The "Body" shall be defined as any building wall, or portion of building wall, between the maximum garage height and the topmost habitable floor level. The "Top" shall be defined as any building wall, or portion of building wall, above the topmost habitable floor level and the top of the parapet wall or the peak of a hipped roof. The transition from "Base" to "Body" may be expressed either: Horizontally, through a shift in the vertical plane toward the interior; or, Vertically, through a change in building materials along a level line. The transition from "Body" to "Top" of a building may be expressed either: Page A-7 of 18 Horizontally, through a shift in the vertical plane toward the exterior; or, Vertically, through a change in building materials along a level line. ROOFS Roofs express the profile of the urban form; on Biscayne Boulevard, this is one of the few architectural elements permitted individual expression above the datum. Roofs along Biscayne Boulevard may be flat (especially at taller buildings where roofs are viewed from below) or pitched in simple gables and hips. Tower elements may occasionally express different roof shapes, but these expressions should be reserved for very special conditions in the urban framework, such as terminated vistas and special corner lots. Most buildings that front Biscayne Boulevard are above the level of normal site lines, and roofs have not been a large part of the architectural expression of the Corridor. New guidelines for roofs are based on this tradition - roofs should be simple, rarely elaborated, and part of the steady architecture of the Boulevard. Roofs are generally to be flat, and are required only to include a parapet that Page A-8 of 18 renders the roof, its protrusions and equipment invisible from the street Roofs shall be flat, or may be hipped symmetrically. Flat roofs shall be required to have a parapet on all sides. The parapet wall shall be a minimum of 12 inches high (measured above the roof). Flat roofs that are accessible from an interior room should be surrounded by a continuous parapet no less than 42 inches high (measured above the roof). Any equipment placed on a flat roof is required to be screened by parapet walls or other device which effectively renders the equipment invisible from street level. All roofs that extend beyond building walls must extend a minimum of 24 inches beyond the face of the wall. Roof penetrations of a mechanical nature (vents, pipes, ducts, etc.) shall not be visible from any street. SCREEN WALLS Walls provide an important function along the Biscayne Boulevard Corridor. They provide a clear demarcation of private space, help to keep private spaces secure, and can screen unpleasant views from public sight, especially in the Page A-9 of 18 case of parking areas. Walls should be built of high quality materials, and should be finished equally on all sides. If surface parking areas exist, they must be encircled by a screen wall on all sides. The screen wall shall be 36 inches in height, measured from the average grade on the public side of the wall. Screen walls shall not interfere with visibility triangles, as determined by FDOT and Public Works. Screen walls shall be constructed of concrete block and finished in stucco and then painted to match the building they serve. Hedges, which shall be planted in a continuous row, free of gaps or spaces, at a minimum of 36 inches in height at the time of installation, may be used in addition to screen walls. Metal fences, which shall be painted gloss black, may be used on top of screen walls in order to provide extra security. Screen walls shall be built in straight lines, following the face of the wall to which they are attached, a constant distance from the property lines. Page A-1O of 18 Gaps in screen walls are permitted only at specific access points, and the walls should include a decorative pier each time the wall begins or ends. Walls between commercial to residential properties shall be made of masonry with stucco and be 8 (eight) feet high, measured from the highest point of the adjacent residential lot. STOREFRONTS Much of the vibrancy of Biscayne Boulevard will be gained by the effective design of ground floor spaces fronting the Boulevard and primary side streets. Each of these spaces should be designed carefully in order to ensure a beneficial pedestrian experience. While market forces will establish the amount of storefront space that can be filled with retail establishments and commercial entities, the architectural guidelines recommend minimum amounts of space which are to be reserved for active use. Along Biscayne Boulevard, the entire length (100%) of the first floor of any new construction shall meet the Storefront Standards. The ground floor wall shall be a minimum of 60% transparent. Page A-11 of 18 On primary pedestrian streets other than Biscayne Boulevard, (as defined on page 14), a minimum of 65% of the overall length of the ground floor of any building front shall meet the Storefront Standards. The ground floor wall shall be a minimum of 60% transparent. On other streets, a minimum of 50% of the overall length of the ground floor shall meet the Storefront Standards. The ground floor wall shall be a minimum of 60% transparent. Storefronts are the most important element of a commercial building, and should reflect that importance with careful design. Storefronts shall be designed as a unified combination of windows and doors, signage, color and awning or canopy. When a storefront occupies a corner property, the principal entrance to the building shall be at the corner, or appropriately reflect direct access from the corner Windows should be set a minimum of 18 inches above the ground and within 12 inches of the ceiling, reflecting the floor heights of storefront spaces. Operable transom windows are encouraged above doors and storefront windows to take advantage of breezes. Storefront materials should be low maintenance and allow Page A-12 of 18 unobstructed views into the space to promote the success of the business within. Window and door casings of retail establishments may be made of either wood or metal. All glass used in storefronts shall be clear (not frosted, textured or otherwise affected) and provide an unobstructed view a minimum of 6 feet into the establishment. Black glass or "spandrel glass" (glass that is painted black and/or otherwise made to be opaque) is prohibited. Lettering may be applied or painted directly onto storefront glass. ARCADES Arcades are an effective and appropriate shading device that in Miami have transcended their simple utility and have become elegant architectural expression. They should continue to be used in new construction where shading of the sidewalk is important. However, arcades are only effective when the pedestrian is able to continue to walk through and under them in his or her trajectory toward a destination. Arcades which are not "passable" should not be permitted. Page A-13 of 18 As part of the architectural heritage of Miami and Biscayne Boulevard, arcades are suitable devices to provide shade and to bridge the gap between public and private spaces. Arcades are appropriate along Biscayne Boulevard, but not on side streets. This distinction will reinforce the Boulevard's importance as the primary street and celebrate its significance. Arcades are placed in the setback, so that whether used or not, building facades remain aligned and steady. Arcades may be constructed in the front setback of any frontage along Biscayne Boulevard, but are not permitted along side streets. When used, arcades must be included along 100 percent of the total length of the Biscayne Boulevard frontage. Arcades shall be no less than 15 feet in clear height above the sidewalk. AWNINGS & CANOPIES Awnings and canopies are welcome architectural elements that can provide shade and character to the buildings along the Boulevard. In order to be effective, however, they must follow some simple rules about height and placement, and their use Page A-14 of 18 should be determined by function, not as a substitute for signage. Awnings and Canopies are a traditional device along the Boulevard that should be incorporated into designs for new buildings. However, their use should be principally functional - to afford protection form the elements. Awnings and canopies may be of a variety of configurations and materials, but should always meet the following standards: Awnings and Canopies should be reserved for commercial establishments, or may be used on portions of buildings which include commercial uses. However, their use must be principally functional, and their design must reflect their utility. Awnings are not to be used solely as a device for signage. Multiple awnings on a single building shall be the same shape and color. Awnings and canopies of commercial establishments shall be permitted to be installed in the front setback along Biscayne Boulevard. Awnings may overhang facades 6 feet, or as the sidewalk permits, so as to provide shade and shelter to pedestrians. Page A-15 of 18 Awnings on a single building should be installed a consistent height above the sidewalk in order to provide a continuous canopy. Awnings should be within reach from the sidewalk at the vertical flap. Awnings shall be triangular in section. Awnings may have side panels, but shall not have a panel enclosing the underside of the awning. Awnings may have lettering on the vertical flap only. Lettering may not exceed 8 inches in height. Lettering may be applied to the front edge of Canopies or may be placed on top of the Canopy at the front edge. In either case, lettering is limited to 8 inches in height. Awnings shall not be internally illuminated. Canopies shall extend horizontally from the building and may be supported by wires, cables or brackets. Awnings and Canopies should not be used above the "base" of a building. Awnings of commercial and retail establishments shall be made of canvas or solution -dyed acrylic fabric. Material may be a single color or two colors, if the colors alternate in a broad stripe pattern, running perpendicular to the Page A-16 of 18 building wall. Internal structure of awnings shall be metal. Materials of awnings should be limited to traditional materials of those elements. Canopies may be made of any material. SIGNAGE Signage at the pedestrian scale is an important part of the proposed boulevard character. Signage should be intimately scaled, well -designed and keyed to helping pedestrians find their way to different destinations. If the scale of the signage is intended for pedestrians, a resulting effect will be that vehicular traffic moves more slowly - resulting in a more pleasant experience for people on foot. Blade signs, hanging signs and wall -mounted signs are the desired configurations, and form the basis of the Guidelines. It is imperative that signage along Biscayne Boulevard be clear in order to provide businesses with an advantage of Page A-17 of 18 visibility and way -finding. In addition, certain requirements are necessary to ensure consistency of signage and respect for the residential neighborhoods which surround them. Signage for new construction in the Study Area shall meet the same requirements found in the Community Appearance Code for the Coconut Grove Central Commercial District. In addition to the standards in the above document, marquee, awning and canopy signage; projecting signage; wall signage and window signage shall meet the following standards: All signs shall be mounted to walls (not painted onto the wall surface) and lighted as directed below. Lettering and iconography not exceeding 8" in height may be applied or painted directly onto storefront glass. Signs (except awning canopy or marquee signage) may be illuminated in one of the three following ways: Externally, with fixtures affixed to the building or the sign, and shall wash the sign in color -corrected light; Internally, within individual characters or icons that shall have a colored, translucent lens; or, Back -lit, with the fixtures hidden completely behind individual characters and/or icons. Page A-18 of 18