The following supplemental design criteria are established to ensure that new development or redevelopment complies with the purpose of this chapter, as set forth in Section 1270.01. All uses in a Business District shall comply with the following unless specifically stated otherwise.
(a) General Criteria applicable to all Proposals Requiring Review.
(1) The proposal shall preserve and enhance the overall character of the community and be appropriate and compatible with its surroundings in accordance with the intent, objectives and development criteria of the zoning district in which it is located. In assessing the characteristics of the surrounding area, non-contributing features shall not be considered factors in determining compatibility.
(2) Walls of buildings shall comply with the following:
A. In C-1 and C-2 Districts, when the wall of a building faces a public right-of-way, or parking area, or is within 45 degrees of facing a public right-of-way, a minimum of 40 percent of such wall area, between the heights of two feet and eight feet on the ground floor level, shall have display-type windows. The bottom edge of such window shall not be higher than three feet above grade. A maximum of 20% of such windows may be opaque.
B. In all commercial districts, walls shall have no more than 20 feet of contiguous wall length devoid of windows, on any ground floor, unless the wall includes architectural features such as piers, columns, defined bays or an undulation of the building, so that a pedestrian scale, rhythm, and visual interest is created.
C. Walls that meet the following criteria shall be exempt from the requirements of division (a)(2)B. above:
1. Two walls that face one another, are separated by not more than 30 feet and the space between the two walls is used for servicing the buildings, or
2. A wall that faces an area devoted solely to loading and delivery and such wall is screened from view from all public rights-of-way, parking areas and abutting residential areas.
D. Exterior walls of buildings shall include offsets in the façade according to the following:
1. In C-1 and C-2 Districts there shall be a minimum five-foot change in plane at intervals not to exceed 120 feet.
2. In C-3 and C-4 Districts there shall be a minimum five-foot change in plane at intervals not to exceed 200 feet.
(3) The roof framing shall reflect the required offset described in division (a)(2)D. for the exterior wall.
(4) Large development projects (containing more than one use) shall contain elements which diversify the appearance of the overall development, such as a variation of the height of particular units, pitched roofs, gables, pediments, dormers, or other similar features that will diversify the overall appearance.
(5) The proposal should minimize changes to the natural grade, and the removal and destruction of trees, landscaping and other natural features.
(6) Exterior lighting, when used, shall enhance the building design and the landscaping on the site. Lighting standards and fixtures shall be of a design and size compatible with the building and adjacent areas.
(b) Design Criteria Applicable to the C-2 French Creek District. These design criteria are established in order to protect, maintain and foster unity of architectural style and visual compatibility within the C-2 French Creek District, which in many ways reflects the collection of architectural styles known as the Western Reserve. It is recognized that the uniqueness of this District is enhanced through the use of certain architectural features, including window/door placement, building and roof finish materials and other building elements set forth herein. The Planning Commission and the City Architect, when required in accordance with Section 1228.06(d), shall review proposals for new construction and significant exterior alterations in the C-2 French Creek District to determine if such proposal complies with the design criteria set forth below.
(1) Buildings, structures and landscaping shall be designed and located on the site and be of a scale to enhance the character of the surrounding area by having features that are appropriate and compatible with existing buildings and structures.
(2) The height, width and general proportions of structures shall complement adjacent buildings so that an overall harmonious appearance is created.
(3) Buildings shall be designed with some, but not necessarily all, of the following details to achieve the characteristics of the Western Reserve:
A. Gable roof often facing the street;
B. Decorative lintels over windows/doors constructed with sandstone, wood or similar material;
C. Multi-paneled windows with shutters (when the windows are an appropriate size suitable for such shutters) painted in contrasting colors;
D. Decorative cornice area (area where the roof meets the exterior wall or columns);
E. Prominent columns or pilasters;
F. Prominent main entrances to buildings with large doors and "framing" devices such as peaked roof forms, porches or recesses;
G. Decorative cupolas commonly found on many religious structures in the area; and
H. Decorative quoins.
I. Colors and textures shall be appropriate for the size and scale of the proposed structures and shall be harmonious with adjacent structures.
J. Materials shall be used which contribute to the Western Reserve architectural character. Examples of such contributing materials include:
1. Red/rose brick exterior;
2. Sandstone;
3. Horizontal wood clapboards for siding;
4. Cedar shingles; and
5. Painted trim woodwork.
(4) Conversely, the following do not contribute to the Western Reserve characteristics and, therefore, are considered inappropriate for use:
A. A single story structure with a flat roof and minimal or no detail;
B. Pre-engineered metal buildings (e.g., "pole buildings");
C. Large single-paned windows which occupy most of the exterior wall; and
D. Roof forms such as low gable, free-form, A-frame and geometric shapes.
E. Materials that are not consistent with the Western Reserve architectural characteristics, and which therefore are considered inappropriate for use, including the following:
1. Mirrored/reflective glass, unless they are small components of the building and are designed and located within the context of the Western Reserve theme;
2. Exposed concrete or cinder block on the front or sides of any building (except split face, ½high or other special "architecturally patterned" block);
3. Stucco (e.g., "dryvit") or similar large expanse of material unless it is utilized with belt courses, joints, contrasting materials, exposed structural elements, or similar design features.
4. Roof materials, bright or primary roof colors, and/or awnings that are in stark contrast to other structures in the C-2 French Creek District and/or the design of the proposed structure.
5. Sheet metal, except as rain gutter/downspouts; exposed unstained wood; exposed steel nails; vinyl siding; and thin vertical wood siding (e.g., T-111).
(5) When existing buildings are to be renovated, the distinguishing qualities or character of a property that contribute to the overall character should not be destroyed. Removal or alteration of historically significant properties or distinctive architectural features shall be avoided, except for features that are determined to be non-contributing features.
(6) Buildings and site features should be designed in such a way as to create a street wall, either through the use of a building, landscape plantings or a combination of both to become more well-defined.
(7) Mechanical equipment, waste receptacles and other similar appurtenant or accessory structures shall be located to minimize the impact on the building and the district.
A. Window air-conditioning units, condenser elements, antennas, other mechanical equipment and waste receptacles should not be located in the front of a building.
B. Mechanical equipment attached to the side or roof of a building, including heating vents, should be kept as low as possible and screened, and be compatible with the background of the building or roof.
(8) Park benches, ornamental planters, brick pavers, and ornamental lighting shall be encouraged when appropriate to reinforce the French Creek district objectives. Benches, trash receptacles, etc. shall be of wrought iron construction, selected to reflect the character of the district.
(9) As the City is known for the numerous greenhouses and nurseries located in the area, the use of planting beds is strongly encouraged to communicate the rural ambience of the vicinity and strengthen the identity of the entire community. For easy maintenance and durability in an urban environment, Skyline Honeylocust (Gleditsia Triacanthus Skyline), 1½-inch caliper, spaced at approximately 50 feet apart, is recommended.
(10) Newly installed utility services and service revisions necessitated by exterior alterations shall be made underground. When renovations in excess of 50% of the site are being conducted provision for underground utility service shall be made.
(c) Explanation of Terms. For the purpose and use in this section, the following terms and words shall be interpreted with regard to the following:
(1) Appropriateness. A proposal is judged to be appropriate when it reflects the existing architectural style of a building and fits comfortably within its setting, neighborhood and overall community. This condition applies to landscaping and accessory structures as well.
(2) Compatibility. A design, material or color is compatible when it does not strongly deviate from its parent building or the overall character of the neighborhood. To be compatible does not require look-alike designs, but rather designs that reflect some aspects of its parent building or buildings in the general vicinity, such as scale of windows, overhangs, building materials, patterns of siding, and roof slope. Conversely, incompatibility occurs when an architectural design or accessory building proposal is aesthetically harsh or overwhelming relative to its neighbors.
(3) Non-contributing. A factor in a proposal or part thereof that is taken from an existing building characteristic or site feature such as design, scale, fenestration, architectural feature, material or color that is determined by the Planning Commission to not be appropriate for replication in new projects or modification to existing projects when:
A. It does not enhance or improve the character of the district and/or the surrounding environs of the project; or
B. It is unrepresentative of the overall character of the district and/or the prevalent character of the surrounding environs of the project.
(4) Proportion. The relationship of parts of a building, the landscape, structures, or buildings to each other and to the whole balance.
(5) Proximity. Proximity shall be considered in terms of the potential for one property, by virtue of its location, to materially affect other properties. In determining a property to be in proximity to another, the following factors shall be considered:
A. The visibility of both properties from a common point, or
B. The location of both properties within a relatively compact network of streets, walkways or spaces.
(6) Significant Alteration. A change to the exterior of a building or any action that affects architectural elements or details of a building that is noticeable from the street. Such changes shall include but not be limited to changes to window and door openings, changes in color, construction of an addition, or a change in any of the principal building materials such as siding or roofing materials.
(7) Style. Style relates to a building s character and configuration in plan and elevation. It also relates to architectural conventions of a particular time period concerning details of windows and doors, eaves, corner boards, pitch of roofs and the materials of the building s skin.
(d) Interpretive Illustrations for Design Standards. The Planning Commission may prepare from time to time or authorize the preparation of illustrations that interpret design and construction standards in divisions (a) and (b) of this section. Such illustrations may include drawings, photographs of acceptable projects in the City and elsewhere, and/or drawings or photographs of projects which have been approved pursuant to these regulations. Any such interpretive illustrations shall be approved by a majority vote of the Planning Commission and, when approved, shall be considered administrative guidelines which assist in the interpretation of these design and construction standards.
(Ord. 58-01. Passed 5-29-01; Ord. 128-12. Passed 12-27-12.)