Kirkwood City Zoning Code
ARTICLE VII
Architectural Guidelines
§ 25-54 Introduction to guidelines.
[Ord. No. 10702, 2-18-2021; Ord. No. 10900, 6-18-2025]
(a)
Purpose. The built environment impacts how existing and potential residents, visitors, and businesses perceive and experience Kirkwood's community character. It also impacts the quality of life of our residents, particularly those that live in direct proximity to the development. Therefore, it is important that the size, location, and design of new development fit the desired neighborhood character, scale, activity, and function. These guidelines exist to ensure that new development is consistent with the community's existing image and preferred character.
(b)
Applicability.
(1)
All new construction, reconstruction, exterior renovations, or additions shall be subject to this article unless otherwise stated.
(2)
Properties or structures within a locally designated historic district, or those designated as a local historic landmark, are subject § 25-21 and to the additional review required in § 25-21(c)(3)(vi).
(3)
The activities listed in § 25-21(b)(2) are exempt from these architectural guidelines.
(c)
Conformance to with the Code. When constructing a building or structure, the design must comply with all of the requirements of this Code, including height, setback and size, and the design must consider the neighborhood context as set forth in this article.
(d)
Goals and objectives. To achieve the preferred character of development, designers and builders need to incorporate the following goals and objectives set forth herein into their developments, additions, and renovation projects:
(e)
Design principles. Because it is possible to follow all of the individual guidelines contained herein and still assemble the design in a way that does not achieve the goals and objectives, designers and builders need to incorporate a design that is compatible within the character of other development along the same block face. Accordingly, a system for guiding the design of homes and commercial developments has been developed that allows for flexibility while also protecting the essence of what makes Kirkwood's neighborhoods special. At the core of this system is the use of the following project element classifications:
(1)
Preferred. Preferred elements are those the City finds to be highly compatible with and contributing to the existing character and quality of life. Appropriately incorporating these elements into a project significantly increases the likelihood that the project will be viewed favorably by the Architectural Review Board.
(2)
Discouraged.
(i)
Discouraged elements are those the City finds to be potentially incompatible with and detracting from the existing character and quality of life. Incorporating discouraged elements into a project decreases the likelihood that the project will be viewed favorably.
(ii)
Because discouraged elements have the potential to be disruptive to the existing character of a neighborhood, applicants shall demonstrate how their use in the context of their total project design is consistent with:
a.
The existing character of Kirkwood's neighborhoods and business districts;
b.
The preferred character of infill development;
c.
The goals and objectives set forth herein;
d.
The overview and purpose for the particular element;
e.
The general architectural style/design of the structure; and
f.
The use of all other elements on the structure or site.
(3)
Exceptions. The specific character of individual neighborhoods and business districts varies widely throughout the City. Design guidelines for various project elements are presented generally, but certain exceptions may be allowed based on the character and design of existing homes and businesses within the neighborhood context when said existing character matches the desired character.
(f)
Similar elements. Because the number and types of building products are virtually infinite and ever changing, the project elements described herein are those most commonly used. Thus, the elements classified as being preferred or discouraged are not intended to be an all-inclusive list. In those instances where a proposed element is not listed, the Architectural Review Board shall determine whether the particular element is substantially similar to any of those that are listed and classify it accordingly. In making such a determination, the Architectural Review Board shall consider similarities in terms of:
(g)
Undefined elements. All design elements not identified as preferred should be discussed with the Architectural Review Board at the early design phase meeting. This may include elements that could be considered as a discouraged design element or one that has not been defined within these guidelines.
§ 25-55 Residential design guidelines.
[Ord. No. 10702, 2-18-2021]
(a)
Building form, articulation, and roofs. Houses are shaped and articulated by roof form, the number and placement of rooflines, the shape and proportion of building masses/features, the configuration of exterior walls, and the character of these elements. These design elements influence the perception of a home's scale, its stylistic character and the fit with its neighbors, and should be consistent with the desired character along the same block face as proposed development. To be consistent with the preferred character along the same block face, houses should present a simple overall building form (See Figure 55-A.) and roof geometry in harmony with its neighbors (houses of a mature suburb rather than a new one). Exterior walls should be articulated, though neither monotonous nor consisting of overly complex facade treatments. Further, the building form and articulation should be based on an authentic architectural style.
 Figure 55-A Illustrative Example of Simple Building Form |
(1)
Preferred.
(i)
Gabled and hipped roofs when a predominant roof style is either gabled or hipped. See Figure 55-B for diagram of different roof styles.
 Figure 55-B Examples of Different Roof Styles |
(ii)
Symmetrical pitches.
(iii)
Rectangular configured floor plans.
(iv)
Vertical building volumes (if incorporated) appear secondary to the primary building volume and of less than 1/3 of the area of the front facade.
(v)
Dormers (if incorporated) integrated with building rhythm.
(vi)
Sustainable roofing materials, such as clay tile, slate, wood shake and recycled synthetic tiles.
(vii)
Long, uninterrupted facades should be articulated by the use of architectural elements, such as recesses, bays, projections, or changes of wall plane. Said facade articulations should correspond to roof articulation when possible.
 Figure 55-C Illustrative Examples of Different Styles of Building Articulation |
(2)
Discouraged.
(i)
Substantial wall or roof areas without sufficient articulation, fenestration, or other architectural details.
(ii)
Primary roof pitch less than 4:12 or more than 12:12 and outside of 4:12 of the contextual average roof pitch as illustrated in Figure 55-D.
 Figure 55-D Illustration of Roof Pitch |
(iii)
More than three rooflines or eave lines on the front facade as illustrated in Figure 55-E.
 Figure 55-E Illustrative Example of Preferred (top) and Discouraged (bottom) Roof and Eave Lines |
(iv)
More than three wall planes creating multilayer setbacks on the front facade as illustrated in Figure 55-F.
 Figure 55-F Multilayer Setbacks |
(v)
Angular (angles other than 90°) or curved walls, in plane or elevation, as a dominant or repetitive feature.
 Figure 55-G Illustrative Example of Preferred and Discouraged Walls |
(3)
Exceptions.
(i)
Shed and flat roof styles are allowed as primary roofs when they are a predominant roof style of the site context.
(ii)
For houses with pitched roofs over the main portion of the structure, flat roofs are allowed as a part of a truncated hip roof configuration if not visible from the street and less than 20% of total roof area (orthographic measurement). See Figure 55-H.
(iii)
For houses with pitched roofs over the main portion of the structure, flat roofs are allowed over minor building volumes and features. See Figure 55-H.
 Figure 55-H Illustrative Example of Flat Roof Exceptions |
(b)
Building materials and material quality. Materials, material quality, and finishes include all exposed exterior surfaces of foundations, siding, trim, soffits, other detailing, and roofing. To be consistent with the preferred character of residential development, houses should have a limited, simple palette of materials, which should also be durable and maintain their form and color over time.
(1)
Predominant material palette. Determine the contextual predominant material palette by identifying the primary materials used on the exterior of the front facades of existing houses along the same block face. Any material present on 20% or more of the existing houses along the same block face is considered a predominant material, but there may be more than one. If a single material (e.g., brick, clapboard, etc.) is dominant (present on more than 70% of houses within the site context), that material is considered to be the single dominant material.
(2)
Preferred.
(i)
Brick, stone or clapboard (wood or fiber cement) where there is not a single dominant material or a predominant material palette along the same block face.
(ii)
When used, clapboard siding made of wood or fiber cement needs to mimic the profile of traditional wood siding.
(iii)
When used, real brick and stone, not other materials simulating brick or stone.
(iv)
Synthetic stone may be used when approved by the Architectural Review Board.
(v)
When used, high-quality vinyl siding.
(vi)
Detailing with stone or siding of exposed foundation wall.
(vii)
Consistent use of exterior finish material on all facades and features of the house.
(viii)
If change of material is needed, change at shift of wall plane. However, if brick or stone is used on the primary facade, it should wrap around the side facades for a minimum of 24 inches or as directed by the Architectural Review Board.
(ix)
Products that yield durability and represent a long life cycle.
(x)
Copper or lead flashing. If other materials are used, flashing to match color of adjacent building material.
(3)
Discouraged.
(i)
Engineered wood siding (OSB, hardboard, and plywood).
(ii)
More than two primary exterior wall materials.
(iii)
More than two visible roofing materials, colors, or styles.
(iv)
Unfinished concrete block and poured-in-place walls exposed more than one-foot-high on a front facade or two feet high on a side or rear facade.
(v)
Roof and wall materials that are not consistent with the architectural style.
(vi)
Roof and wall materials uncharacteristic of single-family construction.
(c)
Exterior windows and doors. This subsection provides guidelines for all exterior windows and doors, their wall openings, and their frames and trim. The location, size, configuration, and character of exterior windows and doors influence the perceived scale, facade patterns, and architectural character of new houses and additions. To be consistent with the preferred character of residential development, windows and doors should be in keeping with the size, proportions, and style of the house and used to achieve a desirable facade composition.
(1)
Preferred.
(i)
Recessed openings.
(ii)
Window and door style consistent with architectural style.
(iii)
Same window type, style, material, and color on all facades.
(iv)
Storm windows and screens that match window profile.
(v)
Primary entry located on a street-facing facade or partial street-facing facade within 20 feet of the primary street-facing facade.
(vi)
Operable windows, unless the otherwise dictated by the architectural style.
(vii)
Trim/detailing around windows (e.g., sills and aprons consistent with the style of the home).
(viii)
Shutters in proportion to the window. If shutters are used, they should be of a consistent styling throughout and used on all windows where feasible.
(2)
Discouraged.
(i)
More than one window or door header height that does not match dominant header height on individual floors.
(ii)
More than three window types or three window sizes on front and side facades as shown in Figure 55-I.
 Figure 55-I Illustrative Examples of Preferred (left) and Discouraged (right) Window Sizes and Types |
(iii)
More than two door types on front and side facades.
(iv)
Sliding glass doors on front facade.
(v)
Metal awnings.
(vi)
Moderate to highly reflective glass.
(vii)
Two-story-high windows on the front facade, which tend to emphasize the mass and verticality of a building.
(viii)
Fixed-pane picture windows.
(ix)
Unusually shaped windows (rounded, octagon, etc.) that are not firmly supported by the architectural design of the building.
(3)
Exceptions: transom windows which do not match dominant header height.
(d)
Detailing. To be consistent with the preferred character of infill residential development, detailing should be constructed of high-quality materials, sized and configured in proportion to the scale of the architectural features, and should match the architectural style of the house as a whole.
(1)
Preferred.
(i)
Gutters and downspouts well integrated with eaves and soffits.
(ii)
Hidden or architecturally integrated utility equipment.
(iii)
Products that yield durability and represent a long life cycle.
(iv)
Original details on existing buildings, such as cornices, horizontal bands and decorative elements, should be preserved.
(2)
Discouraged: utility equipment located on the front facade, in the front yard, or visible from a street unless hidden with landscape features.
(e)
Additions. Such projects still have the potential to impact the sense of building scale along the entire block face. To be consistent with the preferred character of residential development, additions should be carefully planned and respect the architectural integrity of the original structure. See Figure 55-J.
 Figure 55-J Illustrative Example of Preferred (top) and Discouraged (bottom) Building Additions |
(1)
Preferred.
(i)
All preferred guidelines for building form and articulation, materials and detailing, and windows, and doors found in other portions of this section.
(ii)
Removal of existing discouraged design elements.
(iii)
Use of field and trim colors that are the same as or highly compatible with the house.
(iv)
Use of similar wall, feature, door and window proportions.
(v)
Alignment of eave lines, door and window headers, and horizontal trim.
(vi)
Same or similar architectural style of house.
(2)
Discouraged. All discouraged guidelines for building form and articulation, materials and detailing, and windows and doors found in other portions of this section shall apply to additions.
(f)
Major accessory structures. Major accessory structures are those larger than 120 square feet or taller than 12 feet. These accessory structures impact the character of residential sites, their neighbor's experience of their own site, and the character of the neighborhood and block face. To be consistent with the preferred character of residential infill development, major accessory structures should be located on the site, sized, configured, and treated to complement the main house, respect neighbors, and integrate with site's layout, scale, and character.
(2)
Discouraged. All discouraged guidelines for building form and articulation, materials and detailing, and windows and doors found in other portions of this section shall apply to major accessory structures.
(3)
Exceptions. Flat roofs are allowed as a part of a truncated hip roof configuration if not visible from the street and less than 20% of total roof area (orthographic measurement).
(g)
Attached forward-facing garages. Attached forward-facing garages need to be thoughtfully designed to prevent them from dominating the facade of new homes.
(1)
Preferred.
(i)
Along a block face with an established pattern of detached garages located in the rear yard (more than 50% of the developed properties along the same block face), any new forward-facing garages should be recessed from the facade of the home as far as possible.
(ii)
Garage doors with windows and articulated panels.
(iii)
Single-bay garage doors no more than nine feet in width.
(iv)
Garage doors to have a natural wood finish or a color that blends in with or is complementary to the principal color of the facade.
(v)
Garage door styles consistent with the overall home style and blend with the main entry person door.
(3)
Exceptions. Lots that have a buildable area less than 50 feet wide may provide double-wide garage doors if all other requirements of this Code are met.
(h)
Driveways. To eliminate the appearance of a sea of concrete and encourage designs that lessen the amount of impervious surface, the size and appearance of driveways may need to be modified to be compatible with the site context.
(1)
Preferred.
(i)
Reduction of access apron and driveway width to the maximum extent feasible as illustrated in Figure 55-K.
 Figure 55-K Illustrative Example of Driveway Width Reduction |
(ii)
Use of pavers and/or decorative stamped concrete (with integral color) as illustrated in Figure 55-L.
 Figure 55-L Illustrative Example of Use of Pavers or Decorative Concrete |
(iii)
Use of ribbon design that consists of two paved parallel tracks with grass in the middle as illustrated in Figure 55-M.
 Figure 55-M Illustrative Example of Ribbon Driveway Design |
(2)
Discouraged. Driveways wider than 10 feet that do not incorporate one or more of the encouraged elements listed above.
(i)
Scale compatibility. In situations where a proposed home is one or more stories taller than an adjacent home, projects should incorporate design measures to adequately mitigate scale differences.
(1)
Preferred.
(i)
A building base that visually anchors the building by appearing more massive than the upper stories
(ii)
A second floor that is set back from the ground floor on all walls facing front and side property lines through use of shed dormers or other roof design. See Figure 55-N.
 Figure 55-N Illustrative Example of Shed Dormers and Clipped Gable Roofs |
(iii)
All sides of a structure, including those that are not visible from the street, have adequate wall and roof articulation to minimize the building's visual impact.
(iv)
Placing a significant majority of the second story floor area over the back half of the first story.
(v)
Use of a clipped gable to minimize the appearance of height.
§ 25-56 Multifamily design guidelines.
[Ord. No. 10702, 2-18-2021]
(a)
Style. No single architectural style should be superimposed upon buildings, and each should reflect its own individual style. Monotonous design should be avoided. Variation of detail and form should be used to provide visual interest. Evaluation of the appearance of a project shall be based on the quality of its design and relationship to surroundings. Additions should relate to the existing building in design, details, colors, and material.
(b)
Scale and proportion. The height, scale and proportion of each building should be compatible with its site and adjoining buildings. Building components such as windows and doors should have proportions appropriate to the architecture of the structure.
(c)
Proportion. Elements of building massing should relate to the size and shape of those of adjacent buildings.
(d)
Materials. Materials should be selected for suitability to the type of building and the design in which they are used and for harmony with adjoining buildings. Materials should be durable and of high quality.
(e)
Colors. Colors, including trim and accent colors, should be harmonious and visually compatible with neighboring buildings.
(f)
Awnings, canopies, and marquees. Awnings, canopies, and marquees should fit the character of the building and not interfere with the appearance of the surrounding buildings.
(g)
Preservation of period detail. Original details on existing buildings, such as cornices, horizontal bands, and decorative elements, should be preserved.
§ 25-57 Nonresidential design guidelines.
[Ord. No. 10702, 2-18-2021]
(b)
Site context guidelines.
(1)
The design of commercial structures should relate to character-defining elements in and around the applicable district. Downtown Kirkwood has a different motif than other commercial areas; however, the design guidelines for the downtown area should be referenced in the gateway areas near the intersections of Manchester Road/Kirkwood Road and Big Bend Boulevard/Kirkwood Road.
 Figure 57-A Illustrative Example of Downtown Kirkwood Design Motifs |
(2)
The districts can be broken down into five main context groups. Throughout the nonresidential design guidelines, these groupings will be referred to as follows:
Table 57-1 Design Guideline Context Areas | ||
|---|---|---|
District Title | Abbreviation | Area Included |
Historic Downtown | HD | See Figure 57-B. |
Central Core | CC | See Figure 57-C. |
Neighborhood Business | NB | Neighborhood business areas. See Figure 57-D. This area includes all other areas zoned as a B-1 District. |
Highway Business | HB | All other commercial areas |
Industrial | I | I-1 |
(i)
Historic Downtown District (HD). The Historic Downtown (HD) District is in the heart of Kirkwood and is surrounded by residential buildings adjacent to the district and newer commercial development along Kirkwood Road to the north and south. The streets of the commercial area are lined with a mixture of one-story and two-story commercial buildings. A few buildings date from the late 1800s; however, most of the construction dates are after 1900 and span into the early 1960s. In the 1920s and 1930s many of the older buildings were faced with brick or stucco, apparently in an attempt to update the community's image. Nearly a third of the HD represents post World War II construction or new facades, an indication of the continued growth and prosperity of the community in the mid-20th century.
 Figure 57-B Historic Downtown District Boundaries |
a.
Preferred.
[1]
Buildings within the National Historic Downtown District shall follow the Secretary of the Interior's Standards for Rehabilitation by the National Park Service when rehabilitating or modifying the materials and features of a property.
[2]
Retentions and preservations of the historic character of a property.
[3]
Preservations of distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the building period of origin.
[4]
Repair and restoration of deteriorated historic features.
[5]
New features to match the old if replacement is needed of a distinctive feature, such as, design, texture, and other visual qualities and, where possible, materials.
[6]
Maintenance of the first floor as an active commercial storefront.
[7]
Screening for all loading docks, parking lots and trash storage with contextual materials.
[8]
Service elements, such as loading doors, should be integrated with the building elevation and designed so as to minimize the visual impact of such elements.
[9]
Designs of new buildings may be contemporary; however, they need to reference design motifs found in the historic district and maintain a sense of human scale.
[10]
Building massing and program space that complement the sidewalks and plantings to create a linkage to surrounding neighborhoods.
[11]
Site architectural features may include brick, stone pavers, colored concrete, and decomposed granite along pedestrian circulation routes.
[12]
Utilities to be installed underground.
[13]
All mechanical equipment, utility meters, storage tanks, air-conditioning equipment, and similar equipment screened from view by an architectural element integrated into the structure.
[14]
Modified national or regional prototype so that it complements the context of the site.
[15]
Walk-up windows.
(ii)
Central Core District (CC). The Central Core District includes Downtown Kirkwood (except the Historic Downtown) and extends this area to include the gateway areas near the intersections of Kirkwood Road and Manchester Road, and Kirkwood Road and Big Bend Boulevard. The gateway areas consist of two key entry points to the City that serve as an important first impression where standards are elevated compared to other general commercial areas. While not a part of the Historic Downtown District, this district requires similar architectural elements and standards.
 Figure 57-C Central Core District Boundaries |
a.
Preferred.
[1]
Building massing and program space that complement the sidewalks and plantings to create a linkage to surrounding neighborhoods.
[2]
Maintenance of the first floor as an active commercial storefront.
[3]
Site architectural features may include brick, stone pavers, colored concrete, and decomposed granite along pedestrian circulation routes.
[4]
Screening for all loading docks, parking lots and trash storage with contextual materials.
[5]
Service elements, such as loading doors, should be integrated with the building elevation and designed so as to minimize the visual impact of such elements.
[6]
Utilities to be installed underground.
[7]
All mechanical equipment, utility meters, storage tanks, air-conditioning equipment, and similar equipment screened from view by an architectural element integrated into the structure.
[8]
Modified national or regional prototype so that it complements the context of the site.
[9]
Designs of new buildings may be contemporary; however, they need to reference design motifs found in the historic district and maintain a sense of human scale
[10]
Walk-up windows.
(iii)
Neighborhood Business District (NB). The Neighborhood Business Districts are found at key intersections where neighborhood-scale shopping areas historically developed in Kirkwood. These include well-defined areas and smaller instances of B-1 zoned properties.
 Figure 57-D Neighborhood Business District Boundaries (also includes other B-1 zoned areas not shown in above maps) |
a.
Preferred.
[1]
Building massing and program space that complement the sidewalks and plantings to create a linkage to surrounding neighborhoods.
[2]
Maintenance of the first floor as an active commercial storefront.
[3]
Site architectural features may include brick, stone pavers, colored concrete, and decomposed granite along pedestrian circulation routes.
[4]
Screening for all loading docks, parking lots and trash storage with contextual materials.
[5]
Service elements, such as loading doors, should be integrated with the building elevation and designed so as to minimize the visual impact of such elements.
[6]
Utilities to be installed underground.
[7]
All mechanical equipment, utility meters, storage tanks, air-conditioning equipment, and similar equipment screened from view by an architectural element integrated into the structure.
[8]
Modified national or regional prototype so that it complements the context of the site.
[9]
Designs of new buildings may be contemporary; however, they need to reference desirable design motifs from nearby structures.
[10]
Walk-up windows.
(iv)
Highway Business District (HB). The remaining primary commercial areas in Kirkwood include Manchester Road (except the defined gateway areas of the Central Core) and the interstate-oriented area near Interstate 44. These areas are lined with large commercial development and strip malls.
a.
Preferred.
[1]
Cart corrals designed to work with the building context.
[2]
Materials for pedestrian circulation routes are brick, stone pavers, colored concrete, and decomposed granite.
[3]
Screening for all loading docks and trash storage with contextual materials.
[4]
Service elements, such as loading doors, integrated with the building elevation designed so as to minimize the visual impact of such elements
[5]
All mechanical equipment, utility meters, storage tanks, air-conditioning equipment, and similar equipment screened from view by an architectural element integrated into the structure.
(v)
Industrial District. When properties in the Industrial Zone are adjacent to other nonresidential zoning districts or the Downtown Master Plan Study Area, the property should follow the recommendations of the area that abuts it.
(c)
Building-type guidelines.
(1)
Storefront type. The storefront is part of the first floor of the building that infills the structural bay.
(i)
Preferred.
a.
Structural bays 20 feet to 40 feet wide.
b.
Sixty percent of each storefront bay to be glass.
c.
Storefronts that are markedly different than the wall material.
d.
Awnings and canopies that are an appropriate scale compared to the storefront.
e.
Through the use of storefront design, commercial buildings should have display windows on the first floor.
f.
The overall width of the storefront reflects that of the individual tenant spaces, and architectural detailing, such as pilasters, should be used to separate storefronts along the same facade. See Figure 57-E.
 Figure 57-E Illustrative Example of Use of Pilasters to Separate Storefronts |
g.
When a building contains a secondary frontage, the storefront should also wrap the corner sufficiently.
h.
The use of a knee wall, kneeboard, or bulkhead below the sill of the storefront as illustrated in Figure 57-F.
 Figure 57-F Illustrative Example of Knee Wall or Bulkhead |
i.
The use of transom windows above the head of the storefront. It is encouraged that these windows be made to read as distinct openings through the use of a more significant header by adding additional ornament or by treating them as separate cased openings rather than just a continuation of the storefront system.
(ii)
Discouraged.
a.
Bay windows or projections greater than two feet.
b.
Storefront glass greater than 10 feet high.
c.
Storefronts that are recessed greater than three feet from the face of the building.
d.
Awning material used as infill for storefront material (e.g., the enclosure of outdoor dining areas using vinyl or fabric).
e.
Primary or secondary building facades which are lacking or void of architectural detail/storefront/openings/blind arcades.
(2)
Office building type. The following are design guidelines for office buildings where the first floor is not retail.
(3)
Parking garage type.
(i)
Preferred.
a.
Retail or other commercial on the first floor at 70% of street-facing facades.
b.
A facade that matches the motif of the applicable district.
c.
Side entrances to garage with decorative architectural features to blend the appearance of the entrance as illustrated in Figure 57-G.
 Figure 57-G Illustrative Example of Side Entrance to Garage |
d.
Pedestrian circulation routes delineated and separated from automobile circulation.
e.
Compatibility of architectural style and materials with principal building as illustrated in Figure 57-H.
 Figure 57-H Illustrative Example of Architectural Compatibility Between Principal Building and Garage |
(ii)
Discouraged.
a.
Front entrance to the garage.
b.
Primary or secondary building facades that are lacking or void of architectural detail/storefront/openings/blind arcades as illustrated in Figure 57-I.
 Figure 57-I Illustrative Example of Garage Lacking Architectural Detail |
c.
Use of painted-on patterns to break up massing.
d.
Floors that appear angled from the exterior.
(4)
Residential building type. A residential house converted to an office or commercial use shall be subject to § 25-55.
(d)
General building guidelines.
(1)
Building massing and articulation (mass, alignment, pattern, proportions). Building massing is looking at its three-dimensional form and evaluating it for relative scale, bulk and relationship to exterior spaces, and to the overall streetscape. Massing that is broken up to reduce bulkiness is usually more successful. The massing of buildings with larger footprints can appear oppressive or overly bulky if care is not taken to articulate the mass.
(i)
Preferred.
a.
Break large projects into a series of appropriately scaled masses through the use of articulations and shadow lines as illustrated in Figure 57-J.
 Figure 57-J Illustrative Example of Large Building Masses |
b.
Use of massing elements to define entrances as illustrated in Figure 57-K.
 Figure 57-K Illustrative Example of Use of Massing Elements to Define Entrances |
c.
The vertical mass in multistory buildings should be divided into smaller scale components that include a base, middle and top to reduce the perceived height and create architectural interest. First floors should be taller than upper floors and differentiated architecturally to create a sense of human scale. See Figure 57-L.
 Figure 57-L Illustrative Example of Vertical Massing Including Top, Middle, and Base |
d.
Visual interest through the incorporation of architectural components, such as awnings, balconies, dormers, cornices, and parapets appropriate with the building style as illustrated in Figure 57-M.
 Figure 57-M Illustrative Example of Use of Architectural Components |
e.
Building masses that help to continue or establish a streetscape.
f.
Well-scaled elements or structures that are sensitive to the site context.
g.
Buildings in the CC context group should maintain a consistent street wall along their street frontages. Variety in massing is encouraged between neighboring buildings although significant differences in massing will receive much greater scrutiny.
h.
Building elements inherent of an architectural style. For example, peculiar volumes, such as cylinders and conical roofs, should not be employed for architectural styles that do not have a history of incorporating such volumes.
i.
Building massing that responds to the topographical conditions and landscape features that are specific to the site.
j.
Front facades of a building that serve as the focal point in terms of the level of architectural character and features, but where architectural detailing, of a similar character, is provided on all facades that face residential zoning districts and other rights-of-way that is consistent with the front facade.
 Figure 57-N Illustrative Example of Two Methods of Using Architectural Features to Create Wall Surface Relief on Wall Elevations That Are Not Primary Elevation |
(ii)
Discouraged.
a.
Long horizontal masses with no vertical offsets or relief as illustrated in Figure 57-O.
 Figure 57-O Illustrative Example of Horizontal Massing |
b.
Use of painted-on patterns to break up massing.
c.
Large gables, unusual roofs, or other massing elements that are disproportionate in scale with the facade or other portions of the building as illustrated in Figure 57-P.
 Figure 57-P Illustrative Example of Oversized Gables, Out-of-Scale Massing Elements |
d.
Monolithic slab-like structures that wall off views and overshadow the surrounding neighborhood.
e.
Significant height changes between buildings.
f.
Retaining walls greater than five feet in height.
(2)
Materials, texture, and color. The choice of materials and texture has great visual significance. Coordinating materials within a development can tie buildings of different sizes, uses, and forms together, while contrasting materials, textures, or colors within a large building may add visual interest and reduce its scale. In an effort to perpetuate Kirkwood's unique character and to reinforce its local identity, it is important that new development be compatible with and respectful of the strengths of the City's current and historical development fabric. New structures within the various commercial districts of Kirkwood shall be compatible with their neighbors in regard to exterior building materials, particularly when adjacent structures are substantially in compliance with the guidelines. This does not imply uniformity of architectural style; rather, a similarity to exterior building materials of nearby conforming structures and environment.
(i)
Materials. High-quality building construction begins with durable and high-quality materials.
a.
Building materials, textures, and colors shall be used in a consistent manner on the exterior of the building.
b.
Materials, textures, and colors on all exposed facades shall be given equal values; this includes the many other architectural features that make up the design. The materials on the sides of the building as well as those used on these other architectural features should form a cohesive design and should not be sacrificed, overlooked, or neglected.
c.
Industrial areas are to be held to a similar standard as commercial, especially on arterial and collector streets, except for remote walls.
(ii)
Color. Color is an integral element of the overall design. Brick, stone, and concrete have an inherent color created by nature or during the manufacturing process. Other surfaces will get their color from applied materials, such as paint.
a.
The color palette of the building and any material patterns (such as a brick or stone color mix or pattern) should be limited and display a subtle color range with the color saturation, brightness, and texture not to vary more than 20%.
b.
The colors of exposed exterior components of a building are to be of low reflectance, subtle, neutral, or simple earth-tone colors. The use of accent colors should be limited to architectural detail elements, including awnings, or trim (metal or wood detailing), but again these should also be of low reflectance, subtle, earth-tone colors. High-intensity or metallic colors are not recommended for any part of the development.
(iii)
Preferred.
a.
Brick, natural clay-fired, traditional masonry unit sizes.
b.
Stone, natural, traditional masonry unit sizes.
c.
Finished concrete or natural/exposed aggregate for steps, ramps, walkways, retaining walls, porches, docks, and foundations. When used on the facade they should not be used on more than 10% of the overall facade.
d.
Stone or split face concrete block retaining walls.
e.
Regional materials, defined as building materials that are produced, harvested or have final assembly less than 500 miles from Kirkwood, Missouri, City Center.
f.
Architectural detailing.
g.
Metal (cast iron, tin, copper, and wrought iron), steel windows, aluminum clad wood windows, gutters/downspouts/leaf guards.
h.
Wood; consider alternatives such as simulated wood details made of plastic, fiberglass, or fibrous cement.
i.
Rough sawn or treated lumber.
(iv)
Discouraged.
a.
Exterior building materials inconsistent on front and side elevations.
b.
Facade of the same material throughout as illustrated in Figure 57-Q.
 Figure 57-Q Illustrative Example of Facade Material Variety |
c.
Corrugated metal for use as retaining walls.
d.
Vinyl, aluminum, or other synthetic siding on any primary facade.
e.
Smooth concrete block (split face or ground face only); not intended to be used as a substitute for stone or brick.
f.
Industrial grade precast concrete or tilt-up.
g.
Vinyl or other synthetic composite windows.
h.
Highly reflective aluminum windows and doors; this includes storm windows and/or storm door units.
i.
Premanufactured assemblies, such as metal buildings, aluminum sunrooms, tented structures (frame or tension).
j.
Composite panel systems, metal or cement.
k.
Plywood.
l.
Fiberglass.
m.
Exterior insulation and finish systems (EIFS) unless said system is designed to be drainable and applied in areas not susceptible to durability issues.
n.
Visible white roofing materials. A more neutral color is required at roofs that are visible.
(3)
Windows and doors.
(i)
Preferred.
a.
Main building entries should be parallel to the front property line and include a well-defined entryway, such as a recessed entrance, protruding entrance, or truncated corner entryway. See Figure 57-R.
 Figure 57-R Illustrative Example of Well-Defined Entryway (right, preferred image) |
b.
Each floor of any building facade facing a street should contain transparent windows that allow views of indoor nonresidential space or product display areas. Windows should cover at least 20% of the wall area.
c.
The use of a knee wall, kneeboard, or bulkhead below the sill of the storefront as illustrated in Figure 57-S.
 Figure 57-S Illustrative Example of Knee Wall or Bulkhead |
d.
Window placement on upper floor that aligns with storefront below as illustrated in Figure 57-T.
 Figure 57-T Illustrative Example of Window Placement on Upper Floors |
e.
Windows and doors should be similar in size, shape, style, placement, configuration, materials, and color on all facades, and should be complementary of the existing character of the applicable district.
f.
Glass must be clear or nearly clear.
g.
Glazed area should not exceed 40% on any facade (storefront-type, first-floor windows should be excluded from the 40%).
h.
Consistent rhythm of the window spacing and size.
i.
Recessed openings.
j.
Window and door style consistent with architectural style.
k.
Storm windows and screens that match window profile.
l.
Primary entry located on the addressed street-facing facade or partial street-facing facade within 20 feet of the primary street-facing facade.
m.
Trim/detailing around windows.
n.
Shutters in proportion to the window.
(ii)
Discouraged.
a.
Highly reflective or tinted windows.
b.
Storefront windows that extend to the floor line.
c.
Facades that lack windows to allow views of product display areas as illustrated in Figure 57-U.
 Figure 57-U Illustrative Example of Facade Window Displays (left image is discouraged and right image is preferred) |
d.
Multiple sized widows on a facade.
e.
Residential-quality windows on the first floor.
f.
Awning material infill for a door or storefront material (e.g., the enclosure of outdoor dining areas using vinyl or fabric).
g.
Vinyl or plastic windows.
h.
Covering existing windows with solid panels.
(4)
Projections, awnings, and canopies.
(i)
Preferred.
a.
Canopies, awnings, and similar features that create shade, protect buildings and users from the elements, and physically and visually identify points of entry as illustrated in Figure 57-V.
 Figure 57-V Illustrative Example of Preferred Awning Styles |
b.
Projections that are in character with the style and period of the building type.
c.
Placement on upper floor that aligns with storefront below.
d.
Awnings made of metal or a high-quality material that is weather-, UV-, mold-, and fire-resistant.
e.
Awnings that break with the vertical breaks in the building facade, consistent with window placement as illustrated in Figure 57-W.
 Figure 57-W Illustrative Example of Awning Breaks Consistent with Building Design |
(ii)
Discouraged.
a.
Projections and bays greater than two feet from the face of the building.
b.
Backlit projections or awnings.
c.
Awnings that extend the full length of the facade without regard to the entrances and storefronts as illustrated in Figure 57-X.
 Figure 57-X Illustrative Example of Awnings Extending Full Length of Facade |
d.
Awnings should not be used as primary design elements.
(5)
Roofs, cornices, and parapets.
(i)
Preferred.
a.
When utilized, flat roofs should incorporate parapets.
b.
In an attempt to avoid monolithic rooflines, it is preferred that buildings break up the roof mass through the use of design elements, such as stepped parapets, motif parapets, decorative cornices, etc.
c.
Flats roofs should incorporate a cornice into street-facing facades as illustrated in Figure 57-Y
d.
Cornices should wrap a minimum of two feet around exterior corners
 Figure 57-Y Illustrative Example of Preferred Use of Cornice |
e.
Simple parapets with a stone or brick cap are acceptable for rear and side elevations.
f.
Cornices that articulate the building mass as illustrated in Figure 57-Y.
g.
Cornices that wrap all the way around projections as illustrated in Figure 57-Y.
(ii)
Discouraged.
a.
Complex roof forms that mix multiple roof forms and styles on a single building as illustrated in Figure 57-Z.
 Figure 57-Z Illustrative Example of Complicated Roof Form |
b.
Sloped roofs without overhanging eaves as illustrated in Figure 57-AA
 Figure 57-AA Illustrative Example of Preferred and Discouraged Use of Eaves on Sloped Roofs |
c.
Fiberglass roofs.
d.
Visible white roofing materials. A more neutral color is required at roofs that are visible.
e.
Visible rolled asphalt or membrane roofs.
f.
The use of two-dimensional roofline elements, also known as "stage front" that are not integrated into the building design. Please note that while these are discouraged elements, the Board does recognize motif parapets when used more sparingly and in a more traditional manner
g.
Metal caps on stone facades.
h.
Unusually shaped or sized cornices as illustrated in Figure 57-BB.
 Figure 57-BB Illustrative Examples of Cornices with Unusual Shapes or Sizes |