Cha p t e r 2: Ge n e r a l De s i g n Gu i d e l i n e s

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1 Downtown Ann Arbor Design Guidelines Cha p t e r 2: Ge n e r a l De s i g n Gu i d e l i n e s This chapter presents general design guidelines for new site plan or PUD projects in downtown Ann Arbor. The guidelines apply to all downtown properties that are not within designated historic districts. The design guidelines are arranged into three levels which reflect the typical design development process, starting at the site level, and moving toward more specific, building level details. These levels are: Site Planning Building Massing Building Elements In This Chapter Site Planning 2-2 Building Massing 2-11 Building Elements 2-18 Guideline Examples 2-23 Each section of the guidelines includes a series of building principles that are the basis for subsequent design guidelines. These guidelines are intended to promote high quality, compatible development in the downtown. Particular attention is paid to the pedestrian experience, sustainable design, and the perceived scale of buildings. Although the majority of the design guidelines for new construction projects are presented within this chapter, some additional context specific guidelines are provided in Chapter 3: Design Guidelines for Character Areas. Traditional commercial buildings in downtown Ann Arbor share similar features while being distinctive. Brick is the predominant material, and upper story windows establish a consistent rhythm that visually links storefronts. Pag e 2-1

2 General Design Guidelines Downtown Ann Arbor Design Guidelines Design Guidelines for Site Planning Site planning addresses the arrangement of buildings and other features on individual sites and also the consideration of how a property will relate to its neighbors. This section focuses on guidelines for the orientation of a building on its site, the location of service and parking areas, and the general organization of open spaces, including plazas and landscape features. Promoting a pedestrian-friendly street edge is important for site planning in downtown Ann Arbor. The principles for site planning in downtown Ann Arbor emphasize establishing active street edges which are appealing to pedestrians. In many areas this means providing a continuous wall of building fronts. In areas where more traditional residential yard settings are predominant, maintaining a green area along the street front is preferred. Maintaining the preferred and/or existing setback patterns in each character area is important to promote a consistent neighborhood character and a cohesive pedestrian experience. Other key considerations for site planning are the continuity of circulation systems and the incorporation of environmental considerations. Pag e 2-2

3 Downtown Ann Arbor Design Guidelines General Design Guidelines 1.0 Site Context. The basic components of site design, including building placement and landscape design, should reinforce the positive assets already established in the area while also enhancing the setting. The first step in new development is to analyze and understand the systems and context existing on site. These systems include any existing policy or plan documents for the area. The contexts and site planning traditions vary across downtown Ann Arbor. Sites within each character area feature differing setback, open space and parking arrangements that contribute to the design context and experience of the area. In some areas, establishing a new context which is more pedestrian-oriented is desired. New development in downtown Ann Arbor should acknowledge the site planning objectives of each character area to help ensure that local design contexts are respected and enhanced. 1.1 Design site plan to compatible with the context of its character area. In many cases, the context is commercial storefront-type buildings; other contexts, such as residential and institutional settings, are also found downtown. Site design should reflect the neighborhood building principles for the specific character area (See Chapter 3). The Main Street Character Area section of Washington Street. The existing site planning context is for buildings to be located against the sidewalk edge with human scaled details and pedestrian amenities activating the street front. 2.0 Pedestrian Circulation Systems. The pedestrian circulation system is the set of sidewalks, trails, paths and alleys that connect properties. They also provide access to buildings, courtyards, internal paths and plazas within individual properties. This system is the way in which pedestrians most directly interact with the built environment. Pedestrians, including visitors, residents and those who work in the downtown, should have safe, convenient and barrier-free access to the various functions within a site. A coordinated pedestrian circulation system that fits the character of the area should be provided. The way in which buildings and outdoor spaces relate to pedestrian activities is a key consideration of the overall pedestrian circulation system in downtown Ann Arbor. Pedestrian amenities such as outdoor seating, landscaping and street lighting enhance and activate the pedestrian environment along a street front. 2.1 Connect new development projects to established pedestrian ways. Appropriate pedestrian connections include: Sidewalks Internal walkways Plazas and courtyards Mid-block passages Multi-use alleys Pag e 2-3

4 General Design Guidelines Downtown Ann Arbor Design Guidelines Mid-block passages should be provided when feasible. Passages can provide both solar access and natural ventilation to secondary portions of structures and expose secondary entries, patios and other outdoor uses. 2.2 Locate pedestrian circulation systems to provide continuity. Link on-site pedestrian circulation systems with adjoining properties and relate them to the block as a whole. Provide direct pedestrian access from a public sidewalk to the primary uses and spaces on a property. Locate a walkway so that key destination points, such as building entries, are clearly visible. Provide mid-block passages or connections to other properties where feasible. 2.3 Provide pedestrian circulation systems which activate the area. Define a walkway with landscaping, site furniture, human-scaled lighting and other pedestrian amenities. Position walkways to encourage pedestrian use. Site a path in an area that will remain visible from active public spaces. Provide pedestrian access that is adequate in width, availability, accessibility and function to satisfy demands relative to the size of the project and proposed use(s). Locate bicycle parking near a main building entrance which is protected from vehicle traffic and easily accessed by pedestrian paths. Outdoor use areas should be clearly visible from the street. Service Area Secondary Entry Commercial Entry Passage Plaza Floor plan illustration of several appropriate pedestrian circulation connections. Pag e 2-4

5 Downtown Ann Arbor Design Guidelines General Design Guidelines 3.0 Sustainability in Site Planning. Site design can affect environmental considerations for both the site itself and neighboring properties. The arrangement of buildings, landscaping and impervious surfaces plays a critical role in how a site relates to the environment, and how buildings on that site operate. Site designs should support and encourage green building principles to maximize energy efficiency and renewable energy strategies, to minimize storm water run-off and to limit negative impacts on local ecosystems. Site designs should also take into account effects on an adjoining property s solar access and ability to implement the same environmental design principles. The use of sustainable landscaping is encouraged but these guidelines do not constitute a requirement to provide additional landscaping. 3.1 Locate site features to maximize green building principles for solar access and energy efficiency. Minimize access roads and parking footprints, share with adjacent properties when feasible. Position a new building on its site to optimize energy efficiency, allowing for both passive and active strategies. Site a structure to maximize solar access for all portions of the building. Locate primary building and site elements to take advantage of prevailing winds for natural ventilation Deciduous landscaping provides summer shading while still allowing for solar access in the winter. 3.2 Utilize landscape areas and features to promote energy efficiency. Maintain existing mature trees and large vegetation where feasible. Locate deciduous trees and plants to provide summer shade while also allowing for solar access in the winter. Locate landscape elements to both allow for natural ventilation while also providing for wind protection. Maximize use of native plant species which are best adapted to the climate and require less energy and resources to maintain. 3.3 Design a site to support green building principles for both itself and adjoining areas. Designs which create benefits for multiple properties are encouraged. Mid-block passages and multi-use alleys which provide both solar access and natural ventilation to secondary portions of structures and neighboring properties are encouraged. Site design respects an adjacent property s ability to implement environmental design principles, especially in regard to solar access is encouraged. Pag e 2-5

6 General Design Guidelines Downtown Ann Arbor Design Guidelines 3.4 Provide natural stormwater systems. Design stormwater facilities on site to utilize existing runoff patterns and vegetation. Design landscape areas to provide water absorption and serve as year-round visual amenities for the site. Use infiltration techniques. Locate water inlets for most direct, positive site drainage. Open spaces should be positioned to maximize solar access and utilize deciduous landscaping. 3.5 Plan for environmental conditions in open space design. Position open space to maximize solar access when feasible, preventing winter build up of ice and snow. Locate open space where it will provide access to light and air for multiple properties. Use deciduous landscaping which provides for summer shade and winter sun in combination with non-deciduous landscaping to provide year-round vegetation. Minimize the use of impervious surface treatments. The stormwater retention basin at the Ann Arbor YMCA provides an example of natural stormwater systems. Pag e 2-6

7 Downtown Ann Arbor Design Guidelines General Design Guidelines 4.0 Setbacks and Alignment. The prevailing setback and alignment pattern within an area helps define neighborhood character and has a significant impact on the experience of pedestrians. The basic setback and alignment standards for downtown Ann Arbor are established in the zoning code. The following guidelines provide additional criteria to ensure that the setbacks and alignment of a new building are compatible with the surroundings. In many areas, a clearly defined street edge, composed of storefronts at the sidewalk, is the preferred pattern. This may be varied to some extent for plazas and courtyards, but the predominant line of storefronts should be maintained. In other places, setbacks that reflect residential yards are more appropriate. The setbacks and alignment of new buildings in downtown Ann Arbor should respect the pattern of setbacks in the surrounding area to support a cohesive pedestrian experience and enhance neighborhood character. 4.1 Design building setback and alignment to be consistent with the objective in the building s character area. Where there is an existing storefront edge, building alignment should be consistent with a primary frontage type. Where there is an existing mixed-use context, building alignment should be consistent with a secondary frontage type. Where there is an institutional context, maintain setbacks consistent with a residential/yard setback frontage type. Where there is a residential context, maintain setbacks consistent with a residential/yard setback frontage type. Alternative setbacks may be appropriate where the overall effect of the street edge will still meet objectives for the character area and the setback causes no negative impacts to the site s ability to support environmental design principles. The setback pattern within residential neighborhoods generally provides for a front yard and detached sidewalk. Where this is a part of the context-based goals for the area, it should be maintained. Most buildings along primary frontages within commercial and mixed-use areas are oriented to the street and are built directly against the sidewalk. Where this is a context-based goal for the area, this alignment should be maintained. 4.2 Orient buildings to street edges, internal open space and solar access. Alternative orientations may be considered where the overall character of the street edge will still meet objectives for the character area, and alternate orientation will not cause any negative impacts to the site s ability to support environmental design principles. Pag e 2-7

8 General Design Guidelines Downtown Ann Arbor Design Guidelines Open spaces that are enclosed with activities are preferred. Some opportunities exist to orient private outdoor spaces to other, public spaces. This can help to maximize the benefits of both. A mid-block plaza is appropriate where it is subordinate to the line of building fronts, serving as an accent in the streetwall. 5.0 Open Space. Open spaces that will provide places for people to gather, engage in activities and enjoy a sense of community are desired throughout downtown. While some of these will be public spaces, many opportunities exist to include open spaces in private development. These may be less frequent in the commercial core, in keeping with maintaining a clearly-defined streetwall, but when they occur as accents, they are welcomed variations on this alignment pattern. Open spaces are also particularly important in projects associated with institutional facilities. Providing open space is encouraged in interface areas where lawns are a part of the tradition and many opportunities to provide open space exist. Open spaces should be planned to activate the street and enhance the pedestrian experience. The size and location of open spaces provided should be sufficient to satisfy demands relative to size and use, but should also be limited to maintain a high volume of pedestrian activity. Open spaces should be provided at sidewalk level; sunken open spaces are not appropriate. Examples of appropriate open spaces include: Landscaped yard or side yards Courtyards and plazas Patios and terraces Mid-block passages 5.1 Locate and design open space to be activated by pedestrian uses. Larger open spaces such as plazas should be located only where there is sufficient pedestrian activity to support them. The depth and profile of a courtyard should support active use of the space. Size an open space relative to amount of pedestrian activity and intended use. Orient open space to pedestrian activities, circulation paths, views, cultural resources and natural features. Define edges of open spaces using buildings, retail fronts, circulation paths and landscaping. Open space located on a corner should only be provided at a key intersection or gateway on highly urban streets. 5.2 Design the frontage of any walkway, through court or plaza with similar attention to articulation, detail and materials accorded primary street facades. Open space should provide visual interest and serve as a focal point on the site. Design architectural detailing, lighting, signage and landscapes to create a human scale and enhance the pedestrian experience. Locate walkways at the sidewalk level. Open space along a street edge should be in proportion to the block face, reflecting the desired street edge character. See also Plan for environmental conditions in open space design. Pag e 2-8

9 Downtown Ann Arbor Design Guidelines General Design Guidelines 6.0 Surface Parking and Driveways. Utilizing alternative modes of transportation is encouraged. However, parking will continue to be necessary downtown, and therefore its design is an important consideration. Parking that is exposed to the street detracts from the visual character of the setting, and can also disrupt the continuity of activity essential for pedestrian-friendly environments. When accommodating parking the primary goals are to make a positive contribution to the street edge, to minimize visual impacts and to provide for an active pedestrian-friendly street front. 6.1 Provide activity at the street edge of a parking lot where feasible. A parking lot should be located to the rear or the interior of the property. Provide features to enliven the street edge such as ATMs, public art, landscaping and other pedestrian amenities. 6.2 Minimize interruptions to the architectural and pedestrian continuity of the street. Utilize shared access when feasible to minimize gaps in the streetwall. Minimize the number and width of driveways and loading/service areas. Use alleys and secondary streets as preferred access. Minimize the area of impermeable surfaces. Coordinate service areas and plans for alleys. Use landscape elements to screen a surface parking lot. Pag e 2-9

10 General Design Guidelines Downtown Ann Arbor Design Guidelines 7.0 Parking Structures. Parking can be consolidated into structures to minimize the lot area used for vehicles. Decreasing the area of parking at street level helps to support an active pedestrian-friendly environment. Commercial Space Parking structures should be wrapped by or stacked above retail or other active street edge uses. When accommodating a parking structure, the primary goals are to maintain a pedestrian-friendly street front and to minimize visual impacts while positively contributing to the quality of the street front. 7.1 Provide for ease of pedestrian and cyclist use. Provide a clearly defined and direct connection between parking structures and supporting businesses. Pedestrian equipment such as elevators should be clearly identified and conveniently located. Provide pedestrian cut-throughs when feasible. Locate bike parking on the first floor near an entrance and public sidewalk. 7.2 Provide an active street edge. Parking structures should be wrapped by or stacked above retail or other active uses at the street edge when feasible. Utilize storefronts, display cases, architectural detailing, landscaping and public art at street level to increase the pedestrian appeal of structures. Clearly defined and directly accessible vertical pedestrian circulation in a parking structure. 7.3 Design street front facades to reflect traditional patterns of commercial buildings in the area. Street facing facades should be designed with the same attention to detail and material as a primary building facade. Street front facade articulation should reflect the pattern and rhythm of street fronts in the area, but should not create a false facade. 7.4 Locate drive access in secondary areas. Structures should be accessed by vehicles from secondary streets or alleys when feasible. Locate service areas away from primary street facades. Parking structure facade reflecting traditional patterns of buildings in the area. Pag e 2-10

11 Downtown Ann Arbor Design Guidelines General Design Guidelines Building Massing Design Guidelines Building massing principles address the overall size and shape of an individual structure. The base zoning for downtown Ann Arbor addresses elements of building massing including floor area ratio (FAR), offsets and maximum diagonals. The design guidelines in this section supplement the zoning requirements with additional direction on building height, modules, articulation and roof form. Building massing should fit with existing patterns, but need not directly copy them. Existing patterns and traditions in building massing include varied heights, articulated masses, visually interesting skylines and pedestrian-scaled street fronts. Building massing should continue to provide a variety of pedestrian-friendly scales and visually appealing masses. Buildings should not be monolithic in scale or greatly contrast with the existing scale in the area. Building massing should fit with existing patterns, but need not directly copy them. Building massing design guidelines provide for flexibility in the shape and position of upper floor masses. Each of these massing examples reflects a lower scale line and variety in form Pag e 2-11

12 General Design Guidelines Downtown Ann Arbor Design Guidelines 8.0 Building Height. The variety of building heights that exists in downtown Ann Arbor helps to define the character of the area. The city s zoning code focuses on establishing a lower scale at the street edge, with taller portions of buildings stepping back into the property. This is intended to help provide light and air to street level places and maintain a human scale on the street. While there is an overall traditional height of buildings in the downtown, variation in the profile or parapet lines occurs, often with building fronts ranging from one to four stories. This variety helps give scale to the street as well as to the building itself. The variety of building heights seen in downtown Ann Arbor helps define the character of the area. New development should continue Ann Arbor s tradition of height variation, expressing and supporting human scale and architectural diversity in the area. 8.1 Provide variation in building heights. While overall height may be greater than seen traditionally, a similarity in height should be perceived at lower levels of a building. The first floor height should be taller than upper floors and similar in dimension to those seen traditionally. Provide variety in height and vertical masses in large structures. 8.2 Position taller portions of a structure away from neighboring buildings of lower scale. Where permitted by the zoning, towers and other taller structures should be located to minimize looming effects and shading of lower scaled neighbors. Buildings should step down towards lower scaled neighbors, including adjacent historic properties and districts. Taller traditional structures in downtown Ann Arbor respect the surrounding streetwall pattern. Taller portions are seen to be compatible with smaller buildings in the area because first floors are articulated to express this traditional scale. See also Design a site to support green building principles for both itself and adjoining areas. Provide variety in building heights along a street front and within individual, large buildings. Pag e 2-12

13 Downtown Ann Arbor Design Guidelines General Design Guidelines 9.0 Building Modules and Articulation. The character of downtown Ann Arbor relies upon a human scale that is partly expressed through a variation in the height, design and articulation of building modules. Expressing traditional lot-width patterns is a primary consideration in the composition of building modules and their articulation. Horizontal building articulation should respect both traditional patterns along the street and the underlying pattern of lot widths. Vertical building articulation should respect the traditional range of facade heights at the streetwall and reference the traditional lot width pattern. A maximum diagonal standard should be applied when sizing upper story building modules. Large expanses of featureless facades are inappropriate. The resulting building modules should reduce perceived building mass and larger additions and infill buildings should maintain and enhance the pedestrian-oriented character of downtown Ann Arbor. 9.1 Divide larger buildings into modules that convey a sense of human scale and proportion. Buildings should be broken down into modules that reflect the traditional rhythm of structures along a block as expressed in the traditional lot pattern. Buildings should be broken down into modules that convey the traditional proportions of structures in the downtown. 9.2 Define the first and second floors of commercial and mixed-use buildings with clearly distinguishable details. Changes in horizontal details and architectural panels may be used to help define the first and second floors. Changes in material, color, texture, pattern or wall plane may be used to help define the first and second floors. A building that occupies more than one traditional lot may be articulated with detailing, changes in materials and window patterns to express the underlying lot widths. This helps a larger building fit into the scale of other structures in the area. Buildings should be divided into modules that appear similar to those seen traditionally. 9.3 Include horizontal elements in the design of residential buildings in transitional areas. Porches, balconies and eaves should be used to reflect the articulation of buildings in areas that are predominantly residential. Changes in horizontal details, color, and materials help define the first and second floor of a building. Pag e 2-13

14 General Design Guidelines Downtown Ann Arbor Design Guidelines This new building is divided into three vertical modules that reflect traditional building and lot widths. 9.4 Design commercial and mixed-use buildings to reflect the traditional horizontal widths of buildings and lots in order to establish a sense of visual continuity. Variations in wall planes, materials, moldings and window patterns may be used to express horizontal articulation. 9.5 Design commercial and mixed-use buildings to reflect the traditional vertical base, middle and cap facade composition. This composition should be used to convey a sense of human scale. The base, middle and cap may be defined by creative uses of fenestration pattern, cornice or other horizontal facade elements including changes in color, texture and architectural detailing. Base Base Middle Base Middle Cap Cap Middle Cap Commercial and mixed-use buildings should be designed to reflect the base, middle and cap facade composition that is traditionally seen in downtown Ann Arbor. Pag e 2-14

15 Downtown Ann Arbor Design Guidelines General Design Guidelines 10.0 Human Scale. A sense of human scale is achieved when one can reasonably interpret the size of a building by comparing features of its design to comparable elements in one s experience. Using a building material of a familiar dimension, such as traditional brick, is an example, as is using windows of similar dimensions. Other creative techniques for establishing a sense of human scale are also to be encouraged. This may include articulating a building with moldings or detailing in materials to convey scale. Maintaining a sense of human scale is a key objective for downtown Ann Arbor. The preceding design guidelines in many ways refer to this concept and provide examples of how this may be achieved. The following guidelines are provided to assure that this design variable is addressed in its own right. To ensure that human scale is achieved in new development it is important to focus design attention on aspects most directly experienced by pedestrians, such as the scale of buildings and architectural details at the street level. The first floor facade should be designed to concentrate interest at the street level to help establish a sense of human scale Establish a sense of human scale in building designs. Use vertical and horizontal articulation to break up large facades. Incorporate changes in color, texture and materials in building designs to help define human scale. Use architectural details that create visual interest and convey a three dimensional facade. Use materials which help to convey scale through their proportions, detailing and form. Use a variety of landscape elements such as trees, shrubs and accent plants when feasible Distinguish first floor facades. Design the first floor facade to provide interest at the street level, using the highest quality of design, detailing and materials. In general, the first floor should be taller than upper floors Provide building elements which engage pedestrian activity, and provide a sense of human scale and visual interest. Elements to be considered include: Storefronts and display windows Architectural detail on primary building facades Display cases Murals and other public art Pedestrian amenities Landscaping Pag e 2-15

16 General Design Guidelines Downtown Ann Arbor Design Guidelines 11.0 Roof Form. Most commercial and mixed-use buildings have flat roofs, but frequently a hip roof form or other shape is used to establish a cap. In Interface areas where residential buildings are predominant, sloped roofs are more typical. The predominate roof forms help to define the context. The roof forms of new buildings should reflect the existing patterns for mass and scale and provide a visually appealing and varied skyline in downtown Ann Arbor. Sloped roof forms and traditional horizontal elements such as porches, balconies and eaves are appropriate in residential building design For commercial and mixed-use buildings, incorporate a roof form that provides a cap. Roof forms with a distinct parapet or cornice line can help reinforce a vertical base, middle and cap building articulation. These may be flat or sloped Use sloped roof forms in residential contexts. Buildings within residential character areas should reflect the roof forms of surrounding buildings. Flat roof forms may be appropriate for urban residential buildings on primary frontages or adjacent to commercial and mixeduse areas. Sloped roof forms are particularly important in residential parts of the South University, Kerrytown, East Huron and First Street Character Areas. Commercial and mixed-use buildings are encouraged to incorporate a cap in the roof form. Vary roof forms to add visual interest to the skyline. Pag e 2-16

17 Downtown Ann Arbor Design Guidelines General Design Guidelines 12.0 Sustainability in Building Massing. The arrangement, proportions and orientation of a building s masses play a critical role in how a project relates to the environment, and how well a building performs. Orientation of building massing should take advantage of solar access for both passive and active strategies of daylighting and solar energy collection Design building massing to support passive solar design. Maximize massing areas with southern exposures. Orient roofs to support solar collectors and/or natural daylighting strategies. The depth of building mass should be sized to allow natural daylighting to reach the maximum amount of actively used, interior spaces when feasible. Articulate walls to serve as shading for their own surfaces or other surfaces Arrange building masses to provide weather protection. Avoid massing that creates wind tunnel effects. Articulate massing to help protect pedestrian areas from adverse weather effects Design a building massing to support green building principles for both itself and adjoining areas. Minimize or prevent shading on south-facing facades of adjacent buildings during winter months. Minimize winter shading of sidewalks and open spaces to prevent ice over. Preferred: Taller mass is positioned to minimize winter time shading on an outdoor plaza. Discouraged: Taller mass shades outdoor plaza in winter time. The siting of a building mass affects solar access to adjoining spaces and should be taken into consideration. Pag e 2-17

18 General Design Guidelines Downtown Ann Arbor Design Guidelines Building Element Design Guidelines The more detailed elements and features of individual buildings are addressed in this section. Architectural details, materials and other components can be used to convey scale and provide visual interest, and will influence the degree to which a new building contributes to the urban fabric. Quality and creativity are most clearly expressed and experienced at this level of design. Building materials and architectural details can provide a sense of scale and texture, as well as contribute to the character of a building and its context. The following Building Element Design Guidelines are intended to promote development that is compatible with existing design contexts, but not to dictate a specific style or design theme. Creative, contemporary and environmentally oriented design solutions are encouraged. Pag e 2-18

19 Downtown Ann Arbor Design Guidelines General Design Guidelines 13.0 Windows. The manner in which windows are used to articulate a building wall is an important consideration in establishing a sense of scale and continuity. In traditional commercial building settings, upper story windows often appear to align with others in the block, and establish a rhythm, or pattern of solid and void that visually links buildings along the street. In traditional residential areas, the pattern is also distinct, but less clearly defined. Within character areas a sense of visual continuity is provided by a building s solid to void ratio (the percentage of glass to solid wall that is used on a building facade). Window design and placement should help to establish a sense of scale and provide a sense of visual interest in the area. Where these patterns are clearly established, continuing their use is encouraged. It is also recognized that new fenestration patterns may also be introduced; contemporary and creative design interpretations of window rhythms and patterns are encouraged Maintain the apparent solid-to-void ratios on primary facades typically seen on buildings with similar uses in the area. Larger areas of transparency are appropriate on south facing facades. They may also be appropriate when used to highlight an entrance and when details such as molding and pane size help to establish a sense of human scale. Lower amounts of transparency can be appropriate on upper floors when solar access is maintained, building details imply horizontality, and fenestration is achieved with other means Arrange windows in patterns that will reinforce the rhythm and general alignments of other buildings in the area. Maintain a general alignment of window sills, moldings or related features when feasible. Use a spacing pattern that is similar to those of other structures when feasible. Creative interpretations of these traditional relationships are encouraged Provide pedestrian-friendly first floor windows. Provide a storefront window where feasible. Use clear glass; dark tinted glass is inappropriate. Break up the mass of large windows to reflect human scale. Window patterns which both reinforce rhythms and patterns in the area and contribute creative and contemporary designs. Arrange windows in patterns that will reinforce the rhythm and alignment of other buildings in the area. 2-3x 6-8x x Traditional storefronts are often proportioned as shown above. Pag e 2-19

20 General Design Guidelines Downtown Ann Arbor Design Guidelines 14.0 Entries. The repetition of primary building entries along a street contributes to a sense of human scale in the area and invites pedestrian activity. The spacing of entries can activate the streetscape and pedestrian experience. Creative new entrance designs should enhance the street level experience and help to give a sense of human scale. Entries should be clearly defined and accessible, and located to express rhythm and visual interest along a street front. Canopies and recessed entries may be used to help distinguish an entry from the building facade Clearly define and orient primary entrances toward street. This can be achieved through the use of a canopy, entrance court, recessed entry, or other means which help to distinguish the entry from the building facade. A secondary entry to commercial spaces in larger buildings is encouraged. An entry that is elevated or sunken from the street front is inappropriate. Entries to corner buildings may be oriented to either street, however commercial entries are more appropriate for busier streets, while residential entries are more appropriate for side streets Maintain the pattern created by recessed entries typical to a building s block and/or character area. A recessed entry is appropriate for commercial buildings. Where entries are recessed, the building line should be maintained by upper floor massing. The repetition of entries along a street contributes to a sense of human scale in the area Canopies and Awnings. Canopies and awnings can provide shelter in inclement weather and shade from harsh summer sun. They can be used to define pedestrian accessible features of buildings as well as provide a sense of depth, color and visual interest which can enhance the streetscape. When canopies and awnings are used, they should define building entries and complement the design and character of a building and its street front. Size and position canopies and awnings to reflect the rhythm of storefront modules Design canopies and awnings to be compatible with the overall design of a building. Canopy and awning materials should reflect the character, materials, and scale of the building. Locate canopies and awnings to define entries. Locate canopies and awnings primarily on the first floor and on street front facades. Size and position canopies to reflect the rhythm of storefront modules Materials. Exterior building materials can provide a sense of Pag e 2-20

21 Downtown Ann Arbor Design Guidelines General Design Guidelines scale and texture, often affecting how pedestrians interact with a building. Building materials can also be used to convey design quality and visual interest of structures. The palette of building materials chosen should reinforce massing and architectural concepts for a building and enhance the character of both the building and its context. Building materials that are of high quality and convey human scale and visual interest are appropriate. Materials should be selected in order to minimize negative environmental impacts. New, creative applications of materials are encouraged Use high quality, durable materials. Materials should be proven to be durable in the local climate. Facade material should maintain an intended finish over time, or acquire a patina which is understood to be an outcome of normal interaction with the elements. Attach materials in a manner that will maintain secure connections and closure along surfaces. Materials should withstand on-going contact with the public, sustaining impacts without exhibiting substantial change in surface appearance, or be installed in a location where the building is not subject to frequent pedestrian contact Use materials which convey a sense of human scale and visual interest through texture, finish and detailing. Materials applied in units, panels or modules help to convey a sense of scale, and provide a sense of texture through shadow lines and other attributes which provide visual interest. Large panelized products and extensive featureless surfaces are inappropriate. Creative, contemporary uses and applications of materials are encouraged. Materials applied in units, panels or modules help to convey a sense of scale, and provide a sense of texture through shadow lines and other attributes which provide visual interest. Use of wood siding helps convey a sense of human scale and visual interest. Use of materials to convey a sense of human scale and visual interest. Creative, contemporary uses and applications of materials are encouraged. Pag e 2-21

22 General Design Guidelines Downtown Ann Arbor Design Guidelines 17.0 Sustainability in Building Elements. The elements that make up a building can have a large impact on the environment and have a significant role in how well a building performs. Individual building elements and materials play an integral role in the systems (environmental and otherwise) of the building as a whole and of the building with its site. Building elements should be arranged to maximize the efficiency of the building s performance. Materials should be chosen based on their environmental impacts and their performance as both individual building elements and with the building systems as a whole. Operable windows should be used to provide for maximum internal environmental control Use sustainable materials to the maximum extent feasible. Use materials which have long life spans and require minimal maintenance. Use regional, recycled, recyclable and rapidly renewable materials. Avoid toxic or otherwise hazardous materials. Avoid large exterior surfaces of dark materials to reduce high thermal absorption and expansion, especially on east and west exposures Applications of materials should support sustainable building systems and functionality. Use materials and components with high thermal insulation values. Use walls with thermal mass storage where possible. Use low-e or triple pane insulating glass. Use high efficiency lamps and fixtures. Use lighting fixtures with minimal light pollution to night skies and adjacent sites. Avoid thermal bridges at joints and structural components Use building elements which maximize internal environmental control. Use operable windows where appropriate for natural ventilation. Use low infiltration fenestration products. Consider providing rotating doors or wind locks with doors at high volume entries. Use appropriate exterior or facade integrated (seasonal) sun shading devices at fenestration with direct solar exposures. Pag e 2-22

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