§ 59-7150 — Bricktown Core Development District

§ 59-7150. - Bricktown Core Development District.

7150.1. BC Bricktown Core Development District. A. General Description. This mixed-use district allows for a wide range of commercial, residential, office, warehouse and limited industrial uses. It is intended to facilitate the adaptation of a warehouse district to a more vibrant mixture of uses, and encourage compatible new development while preserving the distinct visual architectural character and historic significance of the District as a whole and the individual structures within it. The Bricktown Core Development District is divided into two sub-districts to acknowledge the distinct differences between these defined areas, West Bricktown and East Bricktown. The boundary between West Bricktown and East Bricktown is Russell M Perry Avenue/Joe Carter Avenue. West Bricktown is considered to be the historical core of Bricktown where the existing collection of red brick warehouse buildings with distinct architectural characteristics set the tone for mass, bulk, height, window patterns, and proportion in the design and development of new structures in this area. New structures in this area should be designed to utilize brick as a primary exterior building material and to maintain a strong architectural identity with the existing building stock in this core area of the District. East Bricktown includes larger parcels of land undergoing a transition from low-rise industrial structures to a variety of new uses that support and complement uses in West Bricktown. East Bricktown is characterized by newer and generally larger structures. New structures in this area should exhibit some similarities and connection to the architectural heritage of the historical core by implementing similar design themes and proportions and by using brick as an associative building material but also integrating more modern design elements and more contemporary building materials and exterior treatments. B. Purpose and Intent. Development Regulations and Guidelines in this District are intended to: (1) Promote the development and redevelopment of the Bricktown Core Development District in a manner that is in keeping with its status as a premier entertainment destination that is family-friendly, safe, and attractive; (2) Preserve and reinforce historic resources and circulation patterns within the District; (3) Ensure that new structures and renovations to existing structures are designed to enliven and invigorate the street scene with active uses oriented to the primary streets and the canal; and to ensure that architectural styles and treatments acknowledge the character of the District while allowing for contemporary accents, features, and elements; (4) Recognize the importance of the District's distinctive collection of red brick warehouse structures in West Bricktown as the essential foundation of the core of the District and support the continued rehabilitation, restoration, and creative reuse of these structures; and to ensure that new development in West Bricktown respects the scale, proportion, and fundamental design characteristics of these characteristic structures; (5) Promote improved walkability within the District and encourage enhanced pedestrian connectivity from Bricktown to adjoining areas and attractions. C. Certificate of Approval Required. A Certificate of Approval shall be required in the following instances prior to the commencement of work on any project, public or private, located within the Bricktown Core (BC) Development District. The design review process for the BC District can be found in Section 59-4250.3 Downtown Design Review. (1) Commission Approval. The Downtown Design Commission shall review and issue Certificates of Approval for the following, unless administrative approval by staff is permitted, as referenced in this Section: (a) New construction, additions, or exterior modification of an existing structure and associated site where the proposed modifications impact more than ten percent of the site or structure. (b) Revisions to submittals previously approved by the Bricktown Urban Design Committee where the proposed revisions impact more than 20 percent of the site or structure. (c) Signage, including any sign exceeding 100 square feet or any Electronic Message Display (EMD) sign or Projection Image Sign exceeding 25 square feet in total area. (d) Parking lots with more than ten parking stalls. (e) Demolition of a structure except structures declared dilapidated and approved for demolition by City Council. (f) Public or private streetscape improvements. (g) Painting of the exterior of any previously painted structure that is not consistent with the color specifications provided in Section 7150.1.F.(2)(j)3. (h) Proposed plans for the removal of historically significant public improvements. These include, but are not limited to portions of brick streets and railroad lines or rails within the District. (2) Administrative Approval. Staff may review and issue Certificates of Approval for the following: (a) Modifications to a structure or site where the proposed improvements impact ten percent or less of the site or structure being modified. (b) Revisions to Certificates of Approval previously approved by the Bricktown Urban Design Committee or the Downtown Design Commission where the proposed revisions impact 20 percent or less of the site or structure. (c) Painting of the exterior of any previously painted structure that is consistent with the color specifications provided in Section 7150.1.F.(2)(j)3. (d) Signage, including: 1. Any Electronic Message Display (EMD) sign less than or equal to 25 square feet in total area; 2. All other signs less than or equal to 100 square feet in total area; 3. Any Projection Image sign less than or equal to 25 square feet in total area; and 4. Temporary Signs - Large Display Banners and Supergraphics. (e) Parking lots of ten or fewer parking stalls. (f) Removal or addition of awnings, canopies, and lighting. (g) Removal or addition of fencing. (h) Screening of mechanical equipment and waste receptacles. (i) Minor public and private improvements including but not limited to sidewalks, kiosks, landscaping, bus stop shelters, benches, driveways, bike racks, waste receptacles, retaining walls, ornamental lighting, and small wireless facilities, as defined by State law. A Certificate of Approval shall be required for the replacement of public and private improvements. (j) Temporary Construction Staging Areas, Off-Site. (k) Murals (Use Unit Classification 8250.16). (3) Staff may forward applications that qualify for administrative approval to the Committee for consideration as deemed necessary. (4) Exemptions. (a) A Certificate of Approval shall not be required for Ordinary Maintenance and Repair that involves no change in materials, dimensions, design, configuration, color, texture, surface coating, or visual appearance for work meant to remedy damage or deterioration of site elements, structures, or their appurtenances. (b) A Certificate of Approval shall not be required for the installation of additional equipment on existing poles if the equipment is at least eight feet above the sidewalk. (5) Revisions to Certificates of Approval. (a) Staff may approve revisions to an unexpired Certificate of Approval, with the appropriate fee, for revisions that impact 20 percent or less of the site or building, provided that the proposed revisions maintain conformance with the applicable regulations and guidelines in place at the time of the original submittal and any conditions associated with the original approval. (b) Staff may approve minor revisions to an unexpired Certificate of Approval, without additional fees, provided that the following conditions are satisfied: 1. No more than five percent of the site or building is modified from the original Certificate of Approval; 2. Revisions are consistent with any conditions associated with the original Certificate of Approval; 3. Revisions do not significantly alter the work previously approved; and 4. Revisions are in conformance with regulations and meet the intent of the guidelines. D. Use Regulations. (1) Uses permitted in the BC District can be found in Table 7150.2. Unless allowed conditionally as annotated in Table 7150.2, the owner/operator of any property who wishes to serve or sell alcoholic beverages, as defined by State law and subject to State licensing requirements, for on-premises consumption as an accessory function of the primary use of the property, may apply for a Special Permit providing that the primary use is permitted within the zoning district, and providing that the facility in which the alcoholic beverages are served or sold complies with the City's building code requirements. (2) Accessory Uses and Structures. The following accessory uses and structures are permitted subject to the regulations in Section 59-12200, (Standards for Accessory Buildings, Structures, and Uses) of this chapter and the other applicable regulations and guidelines of this section: (a) General accessory buildings. (b) Fences. (c) Home Occupations. (d) Swimming Pools. E. Development Regulations. Table 7150.1 establishes the Bulk and Yard Regulations for the Bricktown Core Development District. Table 7150.2 establishes the Use Regulations for the Bricktown Core Development District. Special standards for specific uses identified in Table 7150.2 as Special Exception (SE) are found in Section 59-9350, Standards for Specific Uses. TABLE 7150.1 BC BRICKTOWN CORE DEVELOPMENT DISTRICT BULK REGULATIONS BULK STANDARDS | BC DISTRICT Minimum Building Height | West Bricktown: 1 3 stories or 50 feet East Bricktown: 2 4 stories or 60 feet Maximum Building Height | 140 feet 3 Minimum Lot Coverage | 60% Commercial Frontages 4 | Mixed-Use Frontages 4 Building Entrances | Primary entrances shall face the street and be flush with the sidewalk. Entrances may be recessed if the Pedestrian Zone is less than 12 feet wide. | Primary entrances shall face the street and be flush with the sidewalk. Entrances may be recessed if Pedestrian Zone is less than 12 feet wide. Residential entrances may use a stoop or direct/angled staircase. Street Level Transparency | At least 60% of the façade at street level or canal level shall be constructed of transparent materials. | At least 60% of Commercial and Office façades and 25% of Residential facades at street level or canal level shall be constructed of transparent materials. Landscape Buffer | Not required. | A landscape buffer is required where the building is set back from the Pedestrian Zone. YARDS Commercial Frontages 4 | Mixed-Use Frontages 4 Front Yard | 10 feet maximum At least of 90% of the building face shall abut the property line. Up to 10% of the building face can be recessed for a plaza or other purpose. All such recessed areas shall be hardscaped and/or landscaped. | 10 feet maximum At least 70% of the building face shall abut the property line. Up to 30% of the building face can be recessed for a plaza or other purpose. All such recessed areas shall be hardscaped and/or landscaped. Side Yard | None Rear Yard | None 1 - West Bricktown is defined as that portion of the BC District west of S Joe Carter Ave/Russell M Perry Ave. 2 - East Bricktown is defined as that portion of the BC District east of S Joe Carter Ave/Russell M Perry Ave. 3 - Section 7150.1.F. includes a guideline that suggests a height limit of 80 feet but allows up to the maximum of 140 feet. 4 - Streets designated for Commercial or Mixed-Use Frontages are defined in Section 59-7150.1.E.(1). TABLE 7150.2: BC BRICKTOWN CORE DEVELOPMENT DISTRICT USE REGULATIONS KEY: P = Permitted // C = Conditional // SE = Special Exception // V = Variance // SP = Special Permit Reference Section 59-9350 for standards for specific uses identified as (C) or (SE). USE | BC DISTRICT 8350.2 | Aboveground Flammable Liquid Storage: Restricted | SE 8300.1 | Administrative and Professional Offices | P 8300.2 | Adult Day Care | SE 8300.5 | Alcoholic Beverage Retail Sales | P 8300.11 | Animal Sales & Services: Kennels & Veterinary, Restricted | P 8300.12 | Automotive: Parking Garages | P 8300.13 | Automotive: Parking Lots, as a Principal Use | P 8300.14 | Automotive & Equipment: Cleaning & Repairs, Light Equipment | C 8300.23 | Building Maintenance Services | P 8300.24 | Business Support Services | P 8300.25 | Child Care Centers | P 8300.27 | Communications Services: Antennas | C 8300.29 | Communications Services: Limited | P 8150.6.1 | Community Garden | C 8250.2 | Community Recreation: General | P 8250.3 | Community Recreation: Property Owners Association | P 8250.4 | Community Recreation: Restricted | P 8300.32 | Convenience Sales & Personal Services | P 1 8250.5 | Cultural Exhibits | P 1 8350.3 | Custom Manufacturing | P 8300.33 | Drinking Establishment: Sitdown, Alcohol Permitted | SP 8200.2 | Dwelling Units and Mixed Use | P 8300.34 | Eating Establishment: Drive-In | P 8300.35 | Eating Establishment: Fast Food | P 8300.37 | Eating Establishment: Sitdown 2 | P 8300.38 | Eating Establishment: Sitdown, Alcohol Permitted | P 8300.39 | Eating Establishment: Sitdown, Limited Alcohol Permitted | P 8300.41 | Food and Beverage Retail Sales | P 8300.46 | Gasoline Sales, Small: Restricted | P 8150.6.3 | Greenhouse | C 8200.3 | Group Residential | P 8150.6.4. | Home Garden | C 8150.6.5 | Hoop House | C 8150.7 | Horticulture | P 8300.48 | Laundry Services | P 8250.11 | Library Service & Community Centers | P 8350.8 | Light Industrial | P 8250.12 | Light Public Protection & Utility: General | P 8250.13 | Light Public Protection & Utility: Restricted | P 8200.4 | Live Work Units | P 8300.49 | Lodging Accommodations: Bed and Breakfast | P 1 8300.51 | Lodging Accommodations: Commercial Lodging | P 1 8300.51.1 | Lodging Accommodations: Home Sharing | C 8300.52 | Medical Services: General | P 8300.53 | Medical Services: Restricted | P 8450.2 | Mining and Processing: Oil and Gas | V 8250.15 | Moderate Impact Institutional | SE 8200.12 | Multiple-Family Residential | P 8250.16 | Murals | P 8300.55 | Participant Recreation & Entertainment: Indoor | P 1 8300.56 | Participant Recreation & Entertainment: Outdoor | P 1 8300.58 | Personal Services: General | P 1 8300.59 | Personal Services: Restricted | P 1 8150.7.1 | Rainwater Harvesting | C 8300.61 | Repair Services: Consumer | P 8300.62 | Research Services: Restricted | P 8300.63 | Retail Sales & Service: General | P 1 8150.7.2 | Roof Garden | C 8200.14 | Single-Family Residential | P 8300.67 | Spectator Sports & Entertainment: General | P 1 8300.68 | Spectator Sports & Entertainment: High Impact | P 1 8300.69 | Spectator Sports & Entertainment: Restricted | P 1 8200.15 | Three- & Four-Family Residential | P 8400.3 | Transportation Facilities: Surface Passenger | P 8200.16 | Two-Family Residential | P 8350.16 | Wholesaling, Storage & Distribution: Restricted | P 8450.4 | Underground Injection Wells: Enhanced Recovery Wells | SE 8150.9 | Urban Farm | C ;sz=8q; FOOTNOTES: TABLE 7150.2 1 The owner/operator of any property who wishes to serve or sell alcoholic beverages, as defined by State law and subject to State licensing requirements, for on-premises consumption as an accessory function of the primary use of the property, shall meet the condition below. If the condition cannot be met, then said property owner/operator may apply for a Special Permit. The facility in which the alcoholic beverages are served or sold must comply with the City's building code requirements. • The area allocated to the sale and consumption of alcoholic beverages shall not exceed 15,000 square feet. 2 Any Planned Unit Development or Simplified Planned Unit Development adopted prior to the effective date of this ordinance that permitted the 8300.37 Eating Establishment: Sitdown, Alcohol Not Permitted use unit shall be permitted to develop according to the 8300.38 Eating Establishment: Sitdown, Alcohol Permitted or 8300.39 Eating Establishment: Sitdown, Limited Alcohol Permitted uses provided they meet the applicable conditions, unless the PUD/SPUD specifically prohibited said uses. (1) Exceptions. (a) Height. 1. Accessory buildings located behind the front plane of the existing primary structure, or located behind the Setback/Build-To Line where a primary use does not warrant a primary structure and no such structure exists. (b) Setbacks and/or Build-To Lines. 1. Accessory buildings and secondary buildings where an existing primary structure occupies the street frontage(s), or located behind the Setback/Build-To Line where a primary use does not warrant a primary structure and no such structure exists. (2) Building Frontage Designations. Streets in the BC District are designated as either Commercial Frontage streets or Mixed-Use Frontage streets based on the primary use and function of the corridor, as defined by the Downtown Development Framework, maintained online or in the office of the City Clerk. Development is subject to the design and yard standards provided in Table 7150.1. (3) Parking and Landscape Requirements. (a) Off-Street Parking. For the purpose of this section, off-street parking shall mean any stand-alone surface parking lot (Use Unit 8300.13 - Automotive: Parking Lots, as a Principle Use) and any surface parking lot associated with a development. 1. The Bricktown Core Development District is exempt from providing minimum off-street parking per Section 59-10600.3.I., however, when parking is provided, all off-street parking shall be subject to the following sections of Chapter 59 of the Zoning and Planning Code: a. Section 59-11250.E., Automotive Parking Lot Landscape Requirements; b. Section 59-11350, Landscape Irrigation Requirements; and c. Article X, Off-Street Parking, Loading and Access. 2. Off-street parking shall not be located: a. Within 50 feet of the corner of intersecting public streets, as measured from the abutting property lines along each street; nor b. Within 75 feet of the nearest edge of the Bricktown Canal. 3. Where off-street parking abuts a street frontage, one or both of the following screening elements shall be installed and maintained so as to create a continuous visual barrier designed to minimize views of parked vehicles. Such screening elements shall not encroach upon the public right-of-way: a. A minimum three-foot high wall or fence. i. In cases where a fence height more than three feet tall is desired, the fence panel areas over three feet tall must provide for visual transparency and shall not be solid panels. ii. When the fencing material proposed is open and does not provide a continuous screen, the landscaped strip required in Section b. below, must be provided. iii. When the fence or wall proposed provides a continuous visual screen, any landscaped strip provided in front of the wall or fence does not need to be a continuous screen. b. A minimum five-foot wide irrigated landscaped strip. i. Landscape plantings shall be planted with species that will create a continuous visual screen of at least three feet in height at maturity. ii. Landscaped areas shall be designed to discourage damage to the vegetation due to pedestrian through-traffic. 4. Any modification to an existing parking lot that results in an increase in square footage of more than 500 square feet for the purpose of providing additional parking stalls shall be required to bring the entire parking lot into compliance with all applicable provisions of this chapter. a. Exceptions: i. Any off-street parking stalls that exist within 50 feet of the corner of a public street, as measured from the abutting property line along each street, or within 75 feet of the nearest edge of the Bricktown Canal at the time of such proposed parking lot modification may remain in place, but shall otherwise come into compliance with this chapter. ii. Modifications to existing parking lots shall not mean activities associated with the repair of existing parking lots, such as resurfacing, patching, or restriping. (b) Parking Garages. All parking garages (Use Unit 8300.12 - Automotive: Parking Garages) shall be designed to screen views of parked vehicles at every level of the parking garage from all canal and street level views. Such screening for parking garages shall be provided through the use of visually appealing architectural materials or through architectural methods that disguise the garage to look like a building. (4) Irrigation. All landscaping shall be irrigated by one of the methods specified in Section 59-11350. (5) Sidewalks. Sidewalks shall be provided as part of all projects as follows: (a) All sidewalks and sidewalk treatments shall be subject to all permitting requirements of the Public Works Department. (b) In conjunction with all new development and with the renovation of existing structures where no sidewalks exist, sidewalks shall be extended within the public right-of-way along the entire property frontage to the adjacent side lot lines. In the case of corner lots, sidewalks shall be extended to the adjacent lot along each street frontage. (c) The required sidewalk shall be a minimum of five feet wide. All required sidewalks shall be maintained free of any obstructions to allow for the passage of pedestrians. The sidewalk shall not be shared with the Amenity or Storefront Zones, unless otherwise provided for herein. 1. Exceptions: a. Where necessary to address specific pedestrian access needs, match adjacent sidewalk segments, or enhance existing sidewalk conditions, sidewalks may be wider than five feet with the minimum width being determined by staff based on the surrounding conditions. b. In instances where there is not sufficient right-of-way to provide the minimum five-foot wide sidewalk, all available space between the back of the curb and the building line shall be improved as sidewalk. c. The Bricktown Urban Design Committee or staff, upon consideration of a specific land use such as residential, may approve a reduced sidewalk width provided that a landscaped area is located between the back of the curb and the sidewalk and between the building facade or building element and the sidewalk. (6) Building Materials. Vinyl, aluminum, sheet metal siding, and concrete tilt-up walls shall be prohibited. (7) Signs. Signs within the Bricktown Core (BC) Development District shall comply with sign regulations as referenced in Chapter 59, Article XVI of the Code. (8) Dumpsters and Other Commercial Waste Collection Receptacles. (a) Dumpsters and other commercial waste collection receptacles shall be sight-proof screened from view on all sides of the dumpsters or receptacles. A building, fence, wall, vegetation or other form of screening, built in accordance with Sections 59-11250.F.(3) and (4), (Sight-Proof Screening and Security Fences) and 12200.4.E(2) and (3), (Limitations on Dumpsters), shall be provided to satisfy this requirement. Building materials for sight-proof screening in the BC District shall be as follows: 1. Walls or fences for the screening of dumpsters shall be constructed of brick or masonry covered with brick or brick veneer. 2. Gates for the trash enclosure shall be made of solid metal. 3. Wood fencing and chain-link fencing with insertions/ weaving shall not be permitted for screening of dumpsters. (b) A dumpster or receptacle and its required screening may only be located in the public right-of-way upon the issuance of a Revocable Permit for both the receptacle and the installation of the screening. Any immobile screening fence or wall shall require a fence permit. (9) Fences and Walls. Where fences or walls are proposed for purposes other than required sight-proof screening pursuant to Section 59-7150.1.E.(7), such fences shall result in a structure which is durable, attractive, and compatible with any adjacent structures. (a) Materials. 1. Permitted materials for fences and walls are brick, masonry, wrought iron, anodized aluminum, and wood. 2. If the fence material is wood, the surface shall be painted or stained in a uniform color that matches or complements the colors of the nearest building. 3. Chain-link fencing and cable fencing shall be prohibited. (b) Front Yard Fences and Walls. Front yard fences and walls, other than those that enclose outdoor dining areas that face the public right-of-way, or those required to screen parking lots pursuant to Section 59-7150.1.E.(2), shall be prohibited. F. Design Guidelines. These design guidelines are intended to encourage a high degree of continuity and compatibility in the construction of new buildings and in the rehabilitation of, or addition to, existing structures in the Bricktown Core Development District. Development proposals should be designed with a focus on respecting the form, scale, materials, detail, and methods of construction common to the "warehouse" architectural style represented by the original buildings found in and around the core of the District. (1) Development Pattern. (a) Site Design Considerations. Site plans should be designed and oriented to complement the surrounding built environment and to address the following considerations: 1. Minimize the impact to the existing inventory of on-street parking stalls and avoid impeding or otherwise impacting on-street vehicular circulation. Limiting the number of driveways per site is strongly encouraged. 2. Maintain, enhance, or extend the alley network in Bricktown. 3. Provide or preserve points of vehicular or pedestrian access through the block. 4. Blocks with over 400 feet of street frontage should be divided by pedestrian or vehicular passages with a minimum width of 20 feet. 5. Surface parking lots should not be located abutting or facing a street and should be positioned to the rear behind existing or proposed buildings whenever possible. 6. With the regulatory Building Frontage Standards set forth in Table 7150.1, the guidelines provided below also apply to the siting of buildings in the BC District: a. While the maximum allowable building setback for sites on designated Commercial Frontages and Mixed-Use Frontages is ten feet, buildings should preferably be located within five feet of the front property line. b. The front yard setback, or front and side yard setbacks for corner lots, should be within the range of setbacks of the existing buildings on the same side of the street on the same block. (b) Building Orientation - New buildings and additions should be sited and designed to maintain building mass and height at the right-of-way line on all interior and corner lots that front a public street or the canal. New buildings and additions to buildings on corner lots should treat both street frontages in the same manner with comparable architectural detailing. (c) Building Scale - In general, the bulk and mass of new buildings should be compatible with surrounding buildings in scale and proportion. Additionally, the following guidelines should also be utilized in the design of buildings in the BC District: 1. New construction should be designed to provide a graduated transition between existing buildings of differing scales. Extreme differences in mass and scale between adjacent structures should be avoided. 2. New buildings and additions to existing buildings should be designed to incorporate the approximate scale and proportion of the existing building and/or the surrounding buildings, provided such buildings meet current development standards. 3. Building mass and height should be concentrated at key intersections and along major pedestrian corridors. 4. Buildings that are three or more stories taller than adjacent buildings should be recessed on upper floors to provide a graduated transition in height. (d) Building Height - While the maximum allowable building height is 140 feet, new construction is encouraged to maintain a maximum height limit of 80 feet or less unless a greater height is compatible with existing buildings located on the same block on either side of the street. (2) Building Design, Treatments, and Materials. Building design within the Bricktown Core Development District should promote continuity and compatibility with the existing architectural character of the District while encouraging designs that incorporate elements of architectural diversity and innovation. Modern interpretations of the prevalent traditional architectural elements common to the District are encouraged. Architectural treatments should reinforce the overall character of the immediate surroundings, create a strong building-to-pedestrian relationship, and support a strong urban environment. (a) Architectural Continuity. 1. New buildings should incorporate design treatments that assure architectural compatibility and continuity with adjacent structures and the character of the District, such as the alignment of features including belt courses, cornices, and windows. 2. While continuity is encouraged, efforts should be made to avoid simple repetition which can result in architectural monotony. The architectural design of each individual building should have its own distinctive character and appearance while maintaining a strong degree of compatibility with the District through the use of common and complementary building materials and similar scale, massing, and proportion. (b) Contemporary Design Elements. 1. For new structures, contemporary design elements may be employed to provide a modern interpretation of Bricktown warehouse architecture or as a means to accent a building entry or other significant structural element, provided that the contemporary elements are designed to complement the established architectural style of the District. Such designs should exhibit some degree of continuity with adjacent or nearby structures and the architectural character of Bricktown at the interface of adjoining buildings. 2. For existing structures, contemporary design elements may be introduced in proposed renovations provided that the architectural integrity of the primary street-oriented elevation(s) is largely preserved. Elevations that do not face primary streets (such as interior lot line facades or alley facades) may present an opportunity for more extensive use of contemporary design elements, such as modern storefront glass, concrete, or architectural metals, provided they are carefully integrated with the building's traditional architectural features. (c) Front Setback Treatments. 1. For the front setback, or front and side setbacks at corner lots, buildings should be within the range of building setbacks established by the existing buildings on the same side of the street on the same block. 2. Buildings are encouraged to be positioned as close to the property line as possible provided that there is adequate space provided for the Pedestrian Zone. The front setback may be increased for the purpose of creating a recess to accommodate outdoor dining areas. (d) Street and Canal Frontages. The architectural detailing of building elevations fronting public streets and the canal should focus on creating a strong and inviting building-to-pedestrian relationship between those facades and any adjacent pedestrian pathways, public plazas, or sidewalks. Measures that should be used to enhance pedestrian-friendly building facades include, but are not limited to: 1. The ground floor should be distinguished and delineated from upper floors through design treatments, building materials, awnings, canopies, floor height, window height, or some combination thereof. 2. Awnings, canopies, galleries, and similar features are encouraged to articulate commercial street level uses, protect pedestrians, and add visual interest. 3. Service, delivery, and trash room entries should not be located on street or canal frontages. 4. Building lobbies should take up as little street frontage as possible in order to preserve frontage for commercial space. 5. At the first and second floors, incorporate an ample amount of transparent windows and doors in proportion with the scale, shape, and size of the front façade. 6. Utilize high-quality architectural detailing and materials at the ground level to enhance human scale and orientation. 7. Minimize intrusions into the Sidewalk Zone to ensure a clear, defined, and safe pedestrian pathway. 8. No wall facing a street or canal should have any continuous segment of blank wall space (no windows or doors) that exceeds 15 lineal feet. 9. When the plane of a wall at the ground level exceeds 25 lateral feet, the adjacent wall plane(s) should be offset (inward or outward) by at least two feet. 10. Include vertical breaks or articulation using columns or pilasters at a minimum of every 20 feet at the ground floor. 11. Special design prominence and definition should be applied to the design of buildings that face the corners of major intersections. (e) Awnings and Canopies. 1. Whenever awnings or canopies are used, they should be installed so that the valance is at least eight feet above the sidewalk. 2. Awnings and canopies that extend into the public right-of-way should terminate no less than 18 inches from the back of the curb and should not extend into the Streetscape Zone. (f) Entrances. 1. All building entrances should be accentuated and defined by design elements such as lintels, pediments, pilasters, columns, porticos, porches, awnings, or canopies. 2. Elements such as lighting, distinct building materials, and changes in massing should be used to accentuate the location of all public entrances. 3. Open-air external stairwells used as primary entrances to buildings, floors, or units are strongly discouraged (not inclusive of fire escapes). (g) Base and Cap Detail. New structures should reflect the historical architectural styles common to Bricktown, and incorporate features such as clearly defined horizontal elements (including cornice bands along the top and at the bottom of the building). (h) Roofs. Buildings should have the appearance of a flat roof from the ground, and sloped roofs should be hidden by parapets. Roofs with other appearances are discouraged but may be considered if they are appropriate to the architecture of the structure and the surrounding context. (i) Windows. The amount, sizing and spacing of windows is an important characteristic in the architectural design of significant buildings that define the District. Building elevations that face public streets and/or the canal should be designed to address the following guidelines: 1. Window alignment, design, and types for new buildings should be compatible with adjacent buildings. 2. Installation of new windows or window systems on existing buildings should respect the pattern, sizing, and spacing of the existing windows on the building. 3. Window openings should be accented and highlighted with architectural detailing such as surrounds, sills, or lintels. Cast stone accents should be considered where appropriate. 4. Window and door openings should generally be arranged in a symmetrical pattern and be vertically and horizontally aligned. 5. Use of contemporary storefront or glass elements with minimal framing should be limited to the first and second floors on street-oriented elevations and may be employed on upper floors on elevations that do not face streets. (j) Building Materials. The predominant use of red brick as the primary exterior building material is critical to maintain continued architectural continuity with this defining characteristic of the District. Therefore, the primary building material used in the BC District should be red brick. However, other complementary materials may be integrated into facades primarily composed of brick as described by the guidelines provided in Section 2, below. 1. Use of Brick. a. For new construction, exterior building elevations should incorporate at least 60% of exterior wall area in brick of varying shades of red in West Bricktown. In East Bricktown, exterior building elevations should incorporate at least 40% of the exterior wall area in red brick. b. Contrasting colors of brick may be utilized to accentuate certain features or elements of the primary elevations subject to approval by the Bricktown Urban Design Committee. c. Brick and masonry surfaces on new structures should not be painted. 2. Use of Other Materials. In Bricktown, the authenticity of exposed exterior materials is a key component to the appearance and appeal of structures in the District. Where materials other than brick are used, it is important to ensure that such materials are genuine, compatible with brick textures and colors, and used in a restrained manner as follows: a. Cast stone is a material that is highly compatible with brick and consistent with the established design context of the District. This material should be integrated into the design of new structures for use as sign plates, cornice bands, sills, lintels, wainscoting, corbels, and pilaster or column bases. b. Creative use of other materials, such as glass, smooth concrete, and architectural metals is encouraged provided that these materials are used in limited quantities and sensitively integrated with the established material palette of red brick and cast stone. The use of such materials should be limited and only used as a means to highlight or accent certain defined architectural features or façade elements of the structure. c. The use of stucco or synthetic stucco materials, such as Exterior Insulation and Finish Systems (EIFS), should be limited to a maximum of the exterior building material, not including the windows, as follows: i. First three floors facing a street: 25% ii. Above third floor facing a street: 40% iii. First three floors not facing a street: 50% iv. Above third floor not facing a street: 80% d. Architectural cast-in-place concrete may be approved through the design review process, provided that finish specifications indicate that the finished surface will be of high quality. e. Concrete masonry units (CMU), including decorative, glazed, split face, burnished and scored units may be appropriate for exposed exterior applications in East Bricktown. Exposed faces of plain smooth CMU should be avoided. f. Wood board siding may be appropriate provided product specifications indicate that the proposed material and the exterior finished surface is durable and of high quality. g. Additional cladding and accent materials may be allowed on a case-by-case basis provided that product warranties and specifications guarantee that the proposed material is comparable in quality and durability to any of the permitted materials specified in this section. h. The use of mirrored glass and metal siding (excepting architectural metals), is strongly discouraged. 3. Paint. a. Painting of Unpainted Structures. Existing unpainted brick surfaces should not be covered with paint. In instances where the existing unpainted surface is composed of brick that is not one of the varying shades of red brick common to the District, such surfaces may painted in order to make the building color more compatible with surrounding structures. b. Painting of Painted Structures. Existing brick structures that have been painted may be repainted. The proposed paint colors should complement the red brick character of the District. i. Suggested paint colors include off-white or medium to dark shades of red or brown. ii. Trim and hardware may use the above colors plus shades of black or grey. c. Removal of Paint. For the removal of paint from brick and masonry, the use of methods known to be damaging should be avoided, including but not limited to: i. Mechanical equipment; ii. High-pressure abrasive cleaning methods including but not limited to, blasting with soda, peanut or walnut shells, sand, or water; or iii. Acidic chemical cleaners. d. Historical Painted SignageRestoration, preservation, and repainting of existing historical painted signage, also known as ghost signs, is strongly encouraged. Such signage should be integrated into the design of any proposed remodeling or restoration effort. The colors used should be the same or similar to the original colors. (3) Pedestrian Circulation and Amenities. Streetscapes are established within the BC District to create an attractive and animated sidewalk environment and to foster safe and efficient pedestrian movement. (a) Safe and accessible pedestrian routes should be provided to establish direct visual and physical access along all street and canal frontages and establish convenient connections within a site and to the primary entrance(s) of each building. (b) Pedestrian circulation should be enhanced and promoted by providing ample space at the front of the building, minimizing intrusions that disrupt pedestrian access, and considering the inclusion of street furniture (such as benches or other seating options), landscaping, and appropriate lighting. Wherever possible, site plan designs should improve pedestrian connectivity within the District and to adjoining Districts by creating new pedestrian linkages or connecting to other existing pedestrian linkages. (c) Pedestrian Zone Designations. For purposes of clarifying the applicability of certain design guidelines that are tied to specific Pedestrian Zone classifications, the Downtown Development Framework, as maintained online or in the office of the City Clerk, designates streets within the BC District as Storefront Pedestrian Zone, High-Intensity Pedestrian Zone, or Boulevard Pedestrian Zone. (d) Pedestrian Zone Design. Table 7150.3 Pedestrian Zone Design Guidelines Storefront Pedestrian Zone | High-Intensity Pedestrian Zone | Boulevard Pedestrian Zone Suggested Minimum Width* | 10 feet Preferred Width | 15+ feet Storefront Zone | Yes | Optional | Yes Sidewalk Zone | 8 feet minimum, 5 feet if combined with a Storefront Zone Streetscape Zone | 5 feet, hardscaped | 5 feet Clear Zone | 6 feet * Variations in the minimum dimensions defined above may be necessary to address physical constraints present at individual sites. (e) Landscaping and Amenities. Landscaping and amenities are typically considered to include elements such as, but not limited to, planting strips, raised planters, decorative planter boxes, potted plants, light standards, small wireless facilities, signage, transit stops, public art, bike racks, security bollards, seating for outdoor dining, benches, trash receptacles, and street trees. The placement and design of such elements should observe the following guidelines: 1. Landscaping and amenities should only be located within the Streetscape Zone or the Storefront Zone. 2. All groundcover landscaping used in the Streetscape Zone may be planted up to the back of the curb. 3. Trees should be placed a minimum of 18 inches from the back of the curb. 4. None of these materials shall be placed within the sight-distance triangle as specified in Section 59-12300. 5. Landscape plantings and pedestrian amenities should not obstruct any sidewalk or pedestrian access. 6. Street tree species are a component of Bricktown Urban Design Review and all tree species should be selected to: i. Be adaptable to the conditions of a dense urban environment; ii. Be consistent with the species, spacing, and size recommendations set forth in the Street Tree palette in "Trees and Plants for Oklahoma City", and any amendments thereto, maintained online or in the Office of the City Clerk; and iii. Trees in wells or raised planters should be planted in a minimum volume of soil or structural soil of five feet by five feet by three and one-half feet deep. All tree wells should be covered by tree grates (with a minimum size of diameter of five feet by five feet), or topped with brick or stone, or maintained with landscape treatments. 7. Where parking is provided along the abutting curb, landscaping and amenities should be spaced so that they do not impede passengers from exiting parked vehicles. At locations of angled parking, landscaping and amenities should be located so that they do not impede vehicle overhangs. 8. Amenities should match the material, finish, and color of other amenities located within the same block. 9. Poles should match the color of other poles located within the same block. 10. Amenities should be installed so that the bottom edge of any suspended component is at least eight feet above the sidewalk. (4) Existing Buildings and Historic Resources. In addition to other Design Guidelines of this Section, the following guidelines should apply to the renovation of existing buildings and Historic Resources: (a) Historic site elements such as walkways, plazas, pedestrian amenities, and hardscape features should be retained and rehabilitated. (b) Existing character-defining architectural elements, such as flat roofs, the order and placement of doors and windows, and crafted architectural details (e.g. cornices, pilasters, columns, awnings, lighting fixtures, canopies, etc.) should be retained, refurbished, and remain in the original locations. If replacement is necessary, replacement should match the appearance of the element(s) being replaced. (c) Existing brick surfaces should not be covered with other materials. (d) Closed Window/Door Openings 1. Existing window, door, and freight bay door openings should not be infilled. Retention of the existing form, quantity, and volume of glazed areas is critical to maintaining architectural character and authenticity in the District. 2. Original window, door, and freight bay door openings that have been infilled with wood, brick, or other materials, should be reestablished during renovations. The reestablished openings do not necessarily need to be functional openings but should resemble or closely emulate the character of the original features. (e) Architectural Detailing. New architectural details should be appropriate to a building's historical design theme and the surrounding context. Building restorations or renovations should utilize details that respect the original architecture, such as decorative cornices, window moldings and surrounds, dentils, and corbelling, based upon the existing building composition or historical documentation such as photos or drawings. (f) Materials Used in Additions and Renovations. Where existing structures are expanded or otherwise modified on the exterior, the materials used to construct exterior walls should coordinate with and complement the materials used in the existing structure. (5) Parking and Vehicular Access. (a) Access Drives. 1. Vehicular access to parking lots should be kept to a minimum in both number and in width to preserve on-street parking, and to promote pedestrian safety and activity. Whenever feasible, existing alleyways should be utilized to provide vehicular access to parking lots and parking garages. 2. The provision of new on-street parking and preservation of existing on-street parking should be a priority in the design and location of new access drives on streets where on-street parking is provided. 3. Curb cuts should not be allowed on primary streets when secondary access from a side street or an alley is sufficient to provide vehicular access. All developments are encouraged to eliminate existing curb cuts on primary streets. (b) Parking Garages. Parking Garages (Use Unit 8300.12 - Automotive: Parking Garages) should comply with the following guidelines: 1. The ground floors of parking garages that face street and canal levels are strongly encouraged to incorporate active uses such as retail shops, cultural uses, or restaurants. 2. Wherever possible, vehicular drive access points should be designed to provide such access from adjacent alleys instead of from streets. 3. The location(s) and number of vehicular drive access points should be carefully selected to minimize the disruption to pedestrian flow and activity. 4. The size (width) of vehicular drive access points should be limited to the minimum necessary to provide for adequate traffic flow in and out of the facility while minimizing the disruption to pedestrian flow and activity. 5. Internal ramping and the sloped interior floors of parking garages should not be visible from any vantage point along any street or canal frontage. 6. Stairwells should be located at the exterior corners of parking garages and constructed so that at least one wall of the stairwell would be visually open to the outdoors. 7. Pedestrian and vehicular access points for parking garages should be clearly marked through the use of materials, architectural features, lighting, signage, etc. to ensure visibility and promote pedestrian safety. 8. Where appropriate given the design of existing or proposed adjacent structures, parking garages should be designed with materials, openings and proportions that will result in an aesthetic and architectural integration between the parking garage and the adjoining structures. (6) Fences. Fences should be constructed of materials that are the same, similar to, or aesthetically complement, the materials used to construct any adjacent building(s). (7) Trash Rooms. (a) In the development of new structures, trash rooms should be integrated into the project design and recessed into the building floor plan so that freestanding trash enclosures will not be necessary. (b) In the renovation of existing structures, the inclusion of recessed trash rooms is strongly encouraged. (c) Doors providing access to the trash rooms should be oriented to the adjacent alley whenever a site has alley access. Where no alley access is available, access doors to trash rooms shall be oriented toward streets other than Reno, Sheridan or Main. (8) Signs. All proposed signs should be designed, positioned, and attached or installed in a manner consistent with the "Sign Design Guidelines for Bricktown" maintained online or in the office of the City Clerk. (9) Demolition. (a) Purpose and Intent. Buildings and structures form the framework of special districts. The placement height, and materials of buildings and structures, as well as their history, form the character of a district; therefore, it is appropriate to evaluate the impact of the proposed demolition of a structure on the district as a whole. In some cases, demolition or removal of an existing structure may have an adverse affect on the quality and character of the district. However, in other cases, demolition or removal of an existing structure may be appropriate to provide for the continued growth and vitality of the district, and may facilitate economic development or otherwise improve a district's appearance or viability. (b) Guidelines for Demolition. In considering a Certificate of Approval for the demolition or removal of a structure, the Bricktown Urban Design Committee (or staff, if applicable) may consider any of the following factors: 1. Design, Form, or Urban Character i. Staff shall make a recommendation (or determination, if applicable) regarding whether removal of the structure will have an adverse impact on the design, form, or urban character of the district. For purposes of this section, the terms design, form, and urban character shall mean: a. Design refers to the use of architectural components, building materials, or other distinct elements of structures that create a cohesive theme and standard of quality within the urban environment. b. Form refers to the physical layout and design of the built environment, taking into consideration building height, density and floor-area ratio, mass and scale, and the configuration and relationships formed between adjacent buildings, streets, pedestrian areas, and open spaces. c. Urban character refers to the general atmosphere and experience created by an environment exhibiting heavy concentrations of entertainment, civic, residential, office, commercial, and cultural uses. Urban character may be physically expressed through: i. Buildings defining corners and blocks and forming a sense of enclosure through a continuous street wall; ii. Landscaping within public rights-of-way, defining public spaces, and the pedestrian realm; and iii. A well-connected, accessible network of sidewalks, streets, and public spaces. 2. Significance. i. Staff shall make a recommendation (or determination, if applicable) regarding whether the structure is a Historic Resource or Architectural Resource, using information that may include, but not be limited to, the following: a. Research, investigations, and historical or architectural surveys; b. Archival information from newspapers and libraries, which may include photographs, a review of Sanborn Fire Insurance Maps, and historic city directories such as Polk or Criss-Cross; or c. Documentation verifying that the structure is listed in the National Register of Historic Places or has an official Determination of Eligibility from the National Park Service for the National Register. ii. Burden of Proof. In support of the application, the applicant may (but is not required to) submit information as described in this section regarding whether the structure is a Historic Resource or Architectural Resource. 3. Structural Integrity. i. The structure, which has not otherwise been declared a public nuisance by the City Council, poses an imminent threat to public health or safety and the demolition of said structure is required to alleviate said threat. ii. Burden of Proof. In support of the application, the applicant may (but is not required to) submit: a. A signed, stamped analysis from a licensed professional engineer describing any structural deficiencies in the building or structure proposed for demolition. b. The scope of work that would be necessary to repair or remedy such deficiencies. 4. Economic Feasibility. i. There is no viable economic use of the structure. For purpose of this paragraph, the term "no viable economic use" shall mean: a. The existing structure is incapable of earning a reasonable economic return. b. The structure cannot reasonably be adapted or rehabilitated for any other use which would result in a reasonable economic return. c. The owner or developer, using due diligence, has been unable to find a financier, purchaser or tenant that would enable the owner or developer to realize a reasonable economic return. ii. Standard. For purposes of evaluating a reasonable economic return, the applicable standard is what an owner or developer, in its good faith judgment, would consider to be a reasonable economic return for such a structure, as determined in a manner that is consistent with commonly accepted practices and expectations of persons who buy, sell, develop or invest in similar types of property in the community. iii. Burden of Proof. In support of the application, the applicant may (but is not required to) submit: a cost analysis and supporting documents, including the cost of demolition and financial information regarding stabilization, repair, rehabilitation, and/or re-use of the building or structure, which may include appraisals, profit and loss statements, itemized expenses, listings of the property for sale, current fair market value, records depicting the current conditions of the property and other relevant documentation. iv. Economic Review Board. a. If the applicant requests issuance of a Certificate of Approval for demolition based upon "no viable economic use" of the property, the Bricktown Urban Design Committee (or staff, if applicable) shall either (i) approve the application, or (ii) immediately refer the application to the Economic Review Board, which shall consist of three independent experts appointed by the City Manager. Economic Review Board members shall be knowledgeable in the economics of real estate, renovation and redevelopment. "Independent" as used in this paragraph means that the expert has no financial interest in the property, its renovation or redevelopment; is not an employee of the property owner, is not a City employee, is not a member of the Bricktown Urban Design Committee, and is not compensated for serving on the Economic Review Board. b. The Economic Review Board shall have 60 days to hold a public hearing, review the submitted documentation (which may include appraisals, profit and loss statements, itemized expenses, listings of the property for sale, current fair market value, records depicting the current condition of the property and other relevant documentation, including the cost of demolition and financial information regarding stabilization, repair, rehabilitation, and/or re-use of the building or structure), consider all options for renovation, adaptive reuse and redevelopment, and forward a non-binding recommendation to the Bricktown Urban Design Committee. c. After the Economic Review Board has made a written recommendation, the application shall be deemed complete and the Bricktown Urban Design Committee shall hold a public hearing within 65 days of receiving said recommendation for the purpose of considering the Certificate of Approval for demolition or removal. The Bricktown Urban Design Committee shall either approve or deny the application unless the applicant agrees to a continuance. 5. Demolition with Accompanying Proposal for Replacement. i. If demolition of an existing structure is requested and a new development is being proposed to replace the existing structure, the applicant is encouraged to submit information demonstrating that the proposed new development's contribution to the design, form, and urban character of the district would outweigh that of the building or structure proposed for demolition. Such information may include (but not be limited to) the following: a. Information showing that the new development would conform with adopted plans, such as the City's comprehensive plan and special use plans. If such information is submitted, staff may review applicable plans and make a recommendation concerning the level of conformance that the proposed development demonstrates. b. Information showing that the height, massing, architecture, and placement of the new development would complement the urban form and character of the district. c. Information showing that the overall contribution of the new development would outweigh the loss of any building or structure that is determined to be a Historic Resource or an Architectural Resource. 6. Burden of Proof. The applicant has the burden of proof to establish, by a preponderance of evidence, the necessary facts to warrant demolition.

(Ord. No. 24009, § 5, 2-2-10; Ord. No. 24094, § 1, 7-6-10; Ord. No. 24128, § 3, 8-31-10; Ord. No. 24291, § 3, 6-21-11; Ord. No. 24574, § 2, 12-4-12; Ord. No. 25264, § 4, 10-27-15; Ord. No. 25434, § 4, 8-16-16; Ord. No. 25972, § 4, 7-31-18; Ord. No. 26081, § 3, 1-15-19; Ord. No. 26280, § 1, 10-22-19; Ord. No. 27526, § 4, 2-13-24, eff. 3-15-24; Ord. No. 27649, § 1, 7-30-24; Ord. No. 27658, § 4, 7-30-24)