iii building design

TAG Meeting #2 January 12, 2012 Chapter 3 – Building Design Outline DRAFT III BUILDING DESIGN A. Architectural Composition, Bulk, and Scale

Guideline 3.1.1: Integrate the different design components and building elements to achieve a coherent composition and architectural design in a building. -- A successful building composition integrates a building’s various

elements into a coherent and unified whole. When a building has a successful composition, its features relate one another and not appear as “add-ons” and the massing creates pleasing proportions. Techniques to create a cohesive composition may include:

Placing volumes to create visually pleasing proportions in the facade;

Design a clear bottom, middle and top of a building; Creating a consistent use of colors and materials for the

different components and planes of a building. For instance, each plane of a façade may have their own defined color and/or material;

Using window and door shape, placement, orientation, and type to create visually pleasing compositions on a façade; and

Coordinating window shape, placement, and type with the volumes of a building.

Designers should also unify the components to create a particular design theme for a building. These guidelines do not dictate a particular style for a building, but do encourage a consistent design theme.

Guideline 3.1.2: Reduce the scale of a large building facade. The perceived horizontal and vertical scale of large building facades should be reduced through the techniques described in this guideline. Massing or breaking up a building into different three dimensional volumes and forms is the most common and effective technique to reduce the scale of a building (see Illustration xx).

• Group elements such as articulations, window bays, balconies, recesses, windows, reveals, brackets, and cornices to create difference volumes in a building;

TAG Meeting #2 January 12, 2012 Chapter 3 – Building Design Outline DRAFT

• Give subvolumes diverse depths and sizes to avoid a repetitive façade and to contribute to a visually interesting building composition.

• Integrate the building volumes with related materials and detailing to further give them definition. (see Illustration xx).

Other techniques to reduce the scale of a building may include some combination of the following:

• Providing a clear bottom, middle, and top to a building; • Separating a building into two or more smaller buildings; • Providing roof variation and articulation. Varying roof heights and

pitch reduce the mass above the roof line, decreasing the prominence of the upper stories;

• Contrasting materials and colors; • A progressively light color application above on upper stories; and • A strong horizontal element such as a prominent cornice line above

the ground floor and below the top story of a building. Smaller buildings, generally less than 50 feet wide, do not require the same volume definition as larger buildings. Also, the reduction in scale of contemporary or modern styled buildings can be more subtle than in other styles of buildings. In these cases, the quality and creativity of materials and construction details become particularly important.


Guidelines 3.1.1 and 3.1.2: This building arranges its design elements and volumes to create pleasing proportions and a unified whole. The volumes also reduce the perceived scale of the building.

THIS

Guidelines 3.1.1 and 3.1.2: The elements of this façade do not create a successful composition because the design elements appear tacked on and there is no reduction of horizontal scale.

Not This

Guideline 3.1.3: Where appropriate, relate a building design to the “design vocabulary” of a neighborhood.

-- Relate to “design vocabulary” in the neighborhood (if any), particularly historic neighborhoods, in terms of window pattern, entrance location, shapes, building scale and proportion, rhythm, articulation, massing, and building materials.

-- A design does not need to replicate elements of the design vocabulary, but design should tie into the existing context.

-- Contemporary buildings can be appropriate in historic neighborhoods.


Guidelines 3.1.3 Buildings that relate to the historic fabric of their neighborhoods.

Guideline 3.1.4: Avoid large blank walls on the street facade of a building; provide visual interest or screening when blank walls are unavoidable.

-- Avoid blank walls facing the street. -- Where unavoidable, place art or interesting architectural

details in the blank area.

Guideline 3.1.5: Consider integrating artistic details to provide visual interest to the façade of a building.

-- Consider interesting artistic features on the façade of a building.

-- These features should be consistent with the building’s design style.

Guidelines 3.1.4 and 3.1.5 – These buildings use art and architectural details to bring visual interest to a facade.


Guideline 3.1.6: Design structured parking within a development as an integral part of the project it serves, consistent in style and materials with the rest of the project.

-- Following this guideline will enhance the visual quality of the parking structure and reduce its apparent mass at the ground level. This can be achieved through some or all of the following: • Use the same cadence of windows and massing in the

parking structure as in adjoining or adjacent buildings. • Compose openings within the parking structure façade to

appear similar to well-proportioned windows rather than continuous open strips.

• Use contrasting, high-quality materials that create a multi-layered façade (for example glass, perforated metal, or decorative screens).

• Employ landscaping (such as a green screen, vines, or landscaped trellis), as long as it is compatible with building design.

• Emphasize stair towers and pedestrian entries as important architectural elements.

Guideline 3.1.7: Step back upper levels of new buildings to transition to any adjacent lower height buildings on the corridor that contribute to a desirable context.

A building should have a lower height as it nears adjacent smaller scale buildings on the corridor, if those buildings represent a desirable context. In particular, buildings should scale down to highly rated historic buildings that contribute to a historic district with a consistent height pattern.

B. Corner Buildings

Guideline 3.2.1: Provide visual emphasis to buildings at street corners.

-- Possible architectural features to accentuate intersections include: • Prominent entrances; • Pedestrian plazas • Increased transparency • Turrets


• Sculptures and other public art • Height changes • Change in massing or material

-- Where streets intersect an acute angle (rather than at 90 degree angles), unique building forms should be encouraged. These types of intersections provide opportunities to create interesting building forms which reflect the physical conditions of a lot.

Guideline 3.2.1 – This building provides transparency to bring emphasis to the corner.

Guideline 3.2.1: This building emphasizes the acute angle of the intersection.

Guideline 3.2.2: New construction on corner lots on the corridors should create a transition from the corridor to the height, bulk, scale, and rhythm of structures on lower density side streets.

-- A street side façade should have an articulation, rhythm, and massing that transitions to homes on the side street.


Guidelines 3.2.2: This building transitions to the scale and rhythm of the side street.

C. Ground floor treatment

Residential Ground Floor Treatment

Guideline 3.3.1: Establish a prominent ground floor in residential buildings.

-- Design a tall ground floor to establish a street presence and comfortable scale. Generally, this requires at least fifteen feet from the grade to the floor of the second story.

Guidelines 3.3.1: A tall ground floor provides this building a strong street presence and a comfortable human scale at ground level.

Guideline 3.3.2: Design any ground floor residential space to have adequate physical separation from the street.

-- Ground floor residential space near the sidewalk should be raised from the sidewalk to create a greater sense of privacy and buffer the residences from nearby traffic.

Guidelines 3.3.2: Grade separation for ground floor units.

TAG Meeting #2 January 12, 2012 Chapter 3 – Building Design Outline DRAFT Guideline 3.3.3: Provide well designed residential frontages through the use of stoops, forecourts, lobbies, and terraces.

-- Pictures of drawing of four examples (to be inserted): Commercial Ground Floor Treatment Guideline 3.3.4: Provide high quality detailing and a pedestrian scale for ground floor commercial facilities. The design of ground floor commercial space is essential to the success and enhancement of a commercial district. A series of adjacent high quality commercial storefronts can work together to create a center of pedestrian activity that enhances the character of a district and promotes future investment. This guideline contains a set of best practices for designing successful ground floor commercial spaces. When designing a ground floor storefront space, the following elements should be included:

Commercial ground floors should have a minimum height of fifteen feet measured from grade to the floor plate of the second story. This enhances the viability of retail spaces and can give the ground floor building a more interesting street presence.

Vertical piers should be provided to separate commercial bays and a bulkhead should be installed at base of the storefront (as shown in the diagram below). These elements should be the most prominent in traditionally styled buildings.

Display windows should be unobstructed.

Storefronts should contain transom windows to allow for a horizontal break in the façade and to let more natural light into the commercial space (as shown in the diagram below). Transoms in traditionally styled buildings should contain true divided light windows with a prominent trim.

All storefronts should contain a lintel to allow for sign area (as shown in the diagram below).

Recessed entryways should be provided to clearly define a prominent entrance, particularly in traditionally styled storefronts.


Guideline 3.3.4: Elements of a ground floor building façade.

A high proportion of glazed surfaces (display windows and

transoms) versus solid wall areas (bulkheads) should be provided. In general, display windows should be at least three times the bulkhead height.

Guideline 3.3.4: Window/bulkhead proportions

Storefront glazing (windows) should be consistently spaced and storefronts (display windows, transoms and bulkheads) should be set six to twelve inches back from the surrounding building façade. This recess is particularly important in traditionally styled buildings.

Guideline 3.3.4: Provide consistent spacing for storefront glazing

Entry vestibules should add visual interest to storefronts and allow

customers to enter and exit shops without interfering with pedestrians on the sidewalk. The vestibule floor should be paved with tile, stone, or a similar material of high durability and visual quality to set the area apart from the adjacent sidewalk and provide visual interest.


Guideline 3.3.4: Entry vestibule examples

Ground floor façades should contain architectural detailing that provides visual interest to pedestrians. Decorative details such as tiling at the bulkhead, alternative color applications, columns, mosaics or other art, and alternative materials should all be considered.

Ground floor commercial spaces should be large enough to allow for a viable and flexible commercial space that can accommodate a number of different uses. In general, a retail space should be at least 15 feet wide and 40 feet deep, wherever feasible under the constraints of the building floor plan.

Awnings are an encouraged element for storefronts to provide weather protection and define the ground floor. If awnings are proposed, their placement should be related to the major architectural elements of the building and a consistent style should be used throughout the ground floor. Awnings should be placed above storefront windows but below any transom windows or other windows or columns.

Sidewalk seating is encouraged for restaurants, cafes, and other food sales activities whenever there is enough space for pedestrian passage on the sidewalk.

TAG Meeting #2 January 12, 2012 Chapter 3 – Building Design Outline DRAFT Guideline 3.3.4: Examples of

successful storefront design in Oakland.

D. Exterior Materials

Guideline 3.4.1: The ground floor façade of residential and commercial buildings should contain durable and attractive materials. The following principles should be followed on the ground floor:

-- Use durable materials that will not easily exhibit wear and tear, such as masonry, tile, brick, metal, stone such as granite or marble, and decorative concrete. Wood may also be acceptable depending on its sturdiness and appearance.

-- Install distinctive detailing that distinguish the ground floor from the upper floors.

Guideline 3.4.1: Durable

materials and detailing at the ground floor


Guideline 3.4.2: Exterior materials on the upper levels of buildings should create an attractive visual quality that complements the architectural style of the building and provides a sense of permanence. The following guidelines apply:

-- Use materials for the façade (including the windows) that provide a sense of permanence and add design quality to a building. Recommended exterior treatments include decorative brick, wood, metal or cement panel siding.

-- Stucco is acceptable consistent with the style of a building. Stucco should have a smooth finish.

-- Window frame, trim, glass and sill should be of equivalent or better quality material than other exterior materials.

E. Treatment of Building Openings

Guideline 3.5.1: Recess exterior street-facing windows. -- Require that all windows recess at least two inches.

Exceptions can be made for contemporary styled buildings. -- Buildings with a historicist style (the explicit use historical styles

and elements in new buildings) should have a prominent trim and sill. This trim should be integral to the construction of the window framing and installation. The trim should not be “tacked-on”.

THIS Guideline 3.5.1 – A stucco, contemporary styled building with limited articulation uses deeply recessed windows to provide depth and detail to the building façade.

NOT THIS Guideline 3.5.1 – This building contains nail-on windows

flush against the stucco exterior wall. This is not acceptable for a street facing elevation.

TAG Meeting #2 January 12, 2012 Chapter 3 – Building Design Outline DRAFT Guideline 3.5.1 and 3.4.2: Flush

windows on a contemporary styled building and high quality materials on the upper story.

Guideline 3.5.2: Design the main pedestrian entrance to a building to be a prominent visual feature.

-- Examples include: a prominent lintel, distinctive architectural details, an awning or marquee, and a double height entrance area.


Guideline 3.5.2: Examples of a prominent entrance.

Guideline 3.5.3: Street facing garages should should be treated as a architectural feature that is integrated into the design of the building.

Guideline 3.5.3 – This building incorporates opaque glazing and metal work to make the garage door an architectural feature of the building.

Guideline 3.5.4: Any balconies should be integrated into the design of a building and should not appear tacked on.

F. Building Roofs

Guideline 3.6.1: Integrate the roof shape, cornice, surface materials, and colors with the building’s overall design concept.

-- Traditional style buildings tend to have more elaborate rooflines than modern or contemporary buildings.


Guideline 3.6.1 – This traditional building has elaborate rooflines, consistent with its style.

Guideline 3.6.1 – This contemporary building has a subtle differentiation at the roof line.

Guideline 3.6.2: Size, place, and screen rooftop mechanical equipment, elevator penthouses, antennas, and other equipment away from the public view. Guideline 3.5.3: Develop rooftop terraces, gardens, and associated landscaped areas to be effective stormwater management tools and open spaces.

iii building design

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