The Main Street District
The central focus and community gathering place of the Brunswick Town Center is the Main Street District. Sited along Route 303, on the eastern edge of the lake, this district is composed of a mixture of uses that include: two large anchor stores to draw people to the site; smaller shops and services lining a tree-lined boulevard with the potential for office space on buildings' upper levels; community buildings, including a potential community pavilion at the lakefront; and opportunities for residential uses to occur either above shops or in individual apartment buildings. Main Street begins with its entrance at Route 303 and terminates with a grand view of the lakefront at Brunswick Lake Street. Buildings are envisioned to line one side of Brunswick Lake Street, providing the backdrop for community events and festivals along the lakefront.
The Southwest Neighborhood
The Southwest Neighborhood is a residential district of approximately 100 homes. Designed as a traditional neighborhood, the plan creates common green spaces for public use, and a fully public lakefront to be shared by residents and visitors alike. Two house types occur in this district. Courtyard homes front a large neighborhood park that is oriented toward the lake. Private courtyards are a common feature of these homes. An alley system puts garages at the rear of the courtyard homes and allows wide front porches and main entrances at the street. Front-Loaded homes occur at the edges of the site, with main entrances and garages accessed off the neighborhood streets.
The Peninsula Neighborhood
A single street lined with unique custom homes located along the spine of the peninsula is the address for the Peninsula Neighborhood. Special features such as architectural towers will offer homes spectacular views of the Brunswick Lake landscape. The entire edge of the peninsula is open to the public and will be designed with trails and other public amenities for public access. A special pavilion will be located at the tip of the peninsula as part of the trail system.
The Northwest Neighborhood
A mixed-use district with the potential for office development that is oriented toward the lake and visible from Route 303, the Northwest Neighborhood provides a natural setting combined with high visibility. The Northwest Neighborhood is envisioned as a unique office environment with the potential for residential uses to occur on upper levels or in separate buildings, and for retail uses to occur on ground floors of buildings. In addition, the Northwest Neighborhood is suitable for institutional uses such as medical or educational facilities.
The Southeast Neighborhood
Topography and wetlands make the Southeast Neighborhood unique. Residential neighborhoods of medium density are designed around the site's natural features. Additionally, a site for a prominent Civic Building along Brunswick Lake Street is reserved in the Southeast Neighborhood. Curvilinear streets and irregular shaped blocks create a "hilltown" type of character. This allows for many homes to have natural views and connections to the land that will be preserved as wetland environments. The district, closest to the Main Street District, is designed with a higher density, providing more opportunities for activity and vibrancy in the Main Street District at different times of the day or the week.
(Ord. 76-02. Passed 7-22-02.)
PLAN EVOLUTION
As the process of implementing the Conceptual Development Plan proceeds changes will occur. The Plan shows approximate and representative shapes and footprints of buildings only. As specific uses and tenants make commitments to the project, building shapes will be adjusted to meet their particular needs. The overall character of the spaces and places will be developed based on the Plan's framework. Landscaping, public spaces, and signage will be developed over time.
(Ord. 76-02. Passed 7-22-02.)
General Requirements
A. Uses.
1. Principle use: Single-family detached residential units.
3. Accessory Uses: Studios above garages in Type 1 buildings only; signs as regulated by Chapter 1270; accessory uses or structures.
B. Density.
The maximum density permitted in the Southwest Neighborhood is 6.5 units/acre. This is not inclusive of units above garages. One unit above each garage is the maximum permitted.
C. Landscaping.
1. Detailed future landscaping plans will be submitted to the City by the developer. Plans will include landscaping strategies for the public areas along the lakefront, as well as public open spaces such as the neighborhood park. In addition, general minimum requirements for landscaping of private yards will be submitted to the City for approval.
2. In addition to landscaping/streetscaping requirements in Brunswick Town Center Special Planning District 2, on-lot landscaping shall be installed by the building and consist of one tree matching the species and caliper of the corresponding street tree, two bushes of evergreen species, minimum 3 gallon size, per the requirements in Section 1282.11(e), installed in a mulched bed in front of the home and soil stabilization temporary seeding of the final grade on the lot. Temporary seeding shall be in accordance with the guidelines for the same in the ‘Abbreviated SWP3 for Individual Lot Residential Construction’. This landscaping shall be installed within six months of final grade, weather permitting. (Ord. 13-13. Passed 3-25- 13.)
D. Infrastructure.
Refer to the drawings of Infrastructure Guidelines in Section IV.H. of this document for the design and development of infrastructure in the Southwest Neighborhood. In general, parking in the Southwest Neighborhood is only permitted on one side of the street. The opposite side of the street is open for fire hydrants to occur unobstructed. (Ord. 76-02. Passed 7-22-02.)
E. Screening/Fencing.
A tree line exists along the south and west property lines that shall be maintained. A minimum distance of 25 feet from these property lines shall be established as a “Do Not Disturb” zone. The purpose of the buffer is to preserve the natural environmental and provide visual screening between adjacent communities.
Developer to provide City with copies of signed buyer acknowledgement Contact Addendum form from homeowners who purchase lots containing a “Do Not Disturb” zone. Contract Addendum to restate owners’ limitation of “Do Not Disturb” zone and responsibility for required maintenance. Acknowledgement to also restate: In the event of non- compliance or failure to properly maintain the “Do No Disturb” zone, the Homeowners’ Association has the duty, power and authority to perform required maintenance and assess the individual sublot owner as required.
To preserve, protect and enhance the “Do Not Disturb” zone, with a plan created by a licensed arborist submitted to and approved by the City, maintenance of the “Do Not Disturb” zone, including selective pruning and/or removal of dead/diseased trees may be completed as outlined in an approved plan. Restorative and supplemental replanting may also be performed in the “Do Not Disturb”zone under the licensed arborist’s plan.
A “Low-Sight Impact Preservation Fence” is defined as an “Extruded aluminum, square post, smooth top, three rail fence that is sixty (60) inches tall and black in color.”
In order to maintain the integrity of the treed visual buffer area, the developer shall install a Low-Sight Impact Preservation Fence across the rear property lines with posts located on the property lines of Sublots 14 through 20 and 31 through 34. The owners of Sublots 14 through 20 and 31 through 34 may install a Low-Sight Impact Preservation Fence along their side property lines through the “Do Not Disturb” zone in order to protect and enclosed their backyards. No trees may be impacted by the installation of the fence unless specifically stated in a licensed arborist’s plan. In order to maintain design consistency, any additional fencing on Sublots 14 through 20 and 31 through 34 must match the Low-Sight Impact Preservation Fence development standards, and must be approved by the Homeowners’ Association. Any fencing installed within the community is subject to application and granting of a permit by the City.
(Ord. 2-16. Passed 2-18-16.)
F. Exterior Lighting.
The developer should submit an ornamental lighting standard for use in the public right-of-way to the City for approval. Light fixtures should be pole mounted and should not exceed 15 feet in height. Alleys should be lit with automatically timed light fixtures that are mounted to garages. Location and spacing of light poles as well as light levels should be in accordance with the City of Brunswick's existing standards.
G. Architectural Review Committee.
An Architectural Review Committee shall be established as part of the Homeowner's Association, set up by the developer. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Architectural Review Committee.
H. Floor Area Requirements.
1. Units shall have a minimum floor area of 1,300 square feet. A maximum of 20% of the units may have a floor area less than 1500 square feet.
2. All units shall have full basements.
(Ord. 76-02. Passed 7-22-02; Ord. 96-02. Passed 10-28-02.)
TYPE I BUILDINGS: Courtyard Homes
A. Building setbacks/build-to lines.
1. Front yard build-to line: 21 feet from property line to main face of building 2. Side yard setback: zero lot line side: 0 feet 4 feet minimum on corner lot opposite side: 8 feet minimum 3. Rear yard setback: 4 feet from property line 4. Encroachments: A porch, bay window, or balcony may encroach into front setback area by a maximum of 9 feet |
B. Building configuration and materials.
1. Building walls
a. Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. Stucco may be used from the second floor level up.
b. When using brick, a standard modular brick shall be used.
c. All exposed foundation walls shall be faced with brick.
2. Building elements
a. Window trim is required around all windows on front elevations of non-masonry walls and should be a minimum of 3½ inches wide.
b. Corner boards are required on non-masonry walls on front facades and should be a minimum of 4 inches wide.
c. Frieze trim is required under overhangs and gables on front elevations.
d. Porch columns shall have a 6-inch x 6-inch minimum cross- section or diameter.
e. Railing/column details in combination are encouraged to vary from house to house.
f. Lintels in masonry walls should be brick soldier courses, stone, or precast concrete.
g. Trim and corner boards may be wood, vinyl, or fypon.
h. Overhangs at eaves shall be a minimum of 8 inches.
i. No exposed wolmanized wood is permitted on the front facade.
j. No two houses in a row should have the same color combination of wall, trim, windows, and shutters.
k. Where wood-burning fireplaces occur, chimneys shall be faced with brick.
l. Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture.
3. Windows and doors.
a. Elevations along the zero lot line shall not have windows, with the following exception: Windows with sill heights that are 5 feet above finished floor levels.
b. Rear elevations should have a minimum of two windows per elevation.
c. Windows shall be of square or vertical proportion.
d. Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted unless used in a pair.
4. Building roofs. Primary roofs shall have a minimum 6:12 roof pitch. Porches may have a minimum 3:12 roof pitch.
5. Building height. Maximum building height is 35 feet above grade for primary structure.
6. Building entries/porches.
a. All homes shall provide an identifiable entry.
b. Where overhangs occur at a front door, a 2-foot deep overhang is encouraged.
c. All full porches shall be a minimum of 6 feet deep. Entry coverings and stoops shall be a minimum of 3 feet deep.
7. Garages.
a. Garages shall be attached
b. Garages must be located at the rear of the house and accessed off of alleys.
8. Courtyards.
a. Each unit is required to have a courtyard a minimum of 300 square feet in area.
b. Courtyards shall be a minimum of 12 feet in width. Refer to drawing on page 296.
c. Courtyards should be shielded from the street by a portion of the building mass, a garden wall, or an ornamental fence.
d. Courtyards shall be accessed from the interior of the house.
(Ord. 76-02. Passed 7-22-02.)
TYPE II BUILDINGS: Front-Loaded Homes
A. Building Setbacks/Build-to Lines.
1. Front yard build-to line: | 21 feet from property line to main face of building |
2. Side yard setback: | 3 feet minimum. from property line; 10 feet aggregate |
3. Rear yard setback: | 30 feet minimum, from property line (Ord. 13-13. Passed 3-25-13.) |
4. Encroachments: |
On all exterior sublots within the community (Sublots 14 through 24 and 27 through 48), a porch bay window, or balcony may encroach into the front setback area by a maximum of 9 feet. On all interior sublots of the subdivision (Sublots 1 through 13, 25 and 26, and 49 through 61), an uncovered deck or patio may encroach into the rear setback area by a maximum of 9 feet. |
5. Side yards adjacent to park land by Brunswick Lake: | Sublots which have a side yard adjacent to park land by Brunswick Lake (Sublots 21 and 22 on the site plan) shall be allowed a reduction of rear yard setback minimums of up to 20 feet for 30% of the width of the rear yard.
(Ord. 2-16. Passed 2-8-16.) |
B. Building Configuration and Materials.
1. Building Walls
a. Buildings may be clad in vinyl siding, wood siding, cement siding, brick, or stone. Stucco may be used from the second floor level up.
b. When using brick, a standard modular brick shall be used. (Ord. 76-02. Passed 7-22-02.
c. There shall be a maximum of 16 inches and a minimum of 8 inches between exterior wall finishes and the final grade. On home elevations facing a street, the exposed foundation shall be covered with brick or stone. On the other elevations, the exposed foundation walls shall be covered with brick, stone or masonry with a surface design. (Poured walls shall be permitted). (Ord. 13-13. Passed 3-11-13.)
2. Building elements.
a. Window trim is required around all windows on front elevations of non-masonry walls and should be a minimum of 3½ inches wide.
b. Corner boards are required on non-masonry walls on front facades and should be a minimum of 4 inches wide.
c. Frieze trim is required under overhangs and gables on front elevations.
d. Porch columns shall have a 6-inch x 6-inch minimum cross- section or diameter. Railing/column details in combination are encouraged to vary from house to house.
e. Lintels in masonry walls should be brick soldier courses, stone, or precast concrete.
f. Overhangs at eaves shall be a minimum of 8 inches.
g. Trim and corner boards may be wood, vinyl, or fypon.
h. No exposed wolmanized wood is permitted on front facades.
i. No two houses in a row should have the same color combination of wall, trim, windows, and shutters.
j. Where wood-burning fireplaces occur, chimneys shall be faced with brick.
k. Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture.
3. Windows and doors.
a. Rear elevations should have a minimum of two windows per elevation.
b. Windows shall be of square or vertical proportion.
c. Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.
4. Building roofs. Primary roofs shall have a minimum 6:12 roof pitch. Porches may have a minimum 3:12 roof pitch.
5. Building height. Maximum building height is 35 feet above grade for primary structure.
6. Building entries/porches.
a. All homes shall provide an identifiable entry.
b. Where overhangs occur at a front door, a 2-foot deep overhang is encouraged.
c. All full porches shall be a minimum of 6 feet deep. Entry coverings and stoops shall be a minimum of 3 feet deep.
(Ord. 76-02. Passed 7-22-02.)
d. A minimum of 50% of the homes which are not part of the original Phase 1 approved by the City on July 28, 2003, shall have a full covered front porch, as defined in Section B.6.c. of the Type II Buildings: Front-Loaded Homes in the Southwest Neighborhood of Brunswick Town Center SPD-2. To be consistent with the existing subdivisions, homes on the south side of Brunswick Lake Parkway (Sublots 1 through 13), and homes on the south side of Sandlewood Drive (Sublots 34 through 37 and 51 through 61) shall have a full covered front porch.
(Ord. 13-13. Passed 3-25-13.)
7. Garages.
a. Garages may be attached or detached.
b. Front elevations shall be designed to de-emphasize the visual impact of the garage. A garage should be set back a minimum of 2 feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single- car garage doors are encouraged to lessen the scale of a two- car garage door.
(Ord. 76-02. Passed 7-22-02.)
General Requirements
A. Uses.
1. Principal uses: Single-family attached and detached residential units.
B. Density. The maximum density permitted in the Peninsula Neighborhood is 7 units/acre. This is not inclusive of units above garage. One unit above each garage is the maximum permitted.
C. Landscaping. Detailed future landscaping plans will be submitted to the City by the developer. Plans will include landscaping strategies for the public areas along the lakefront. In addition, general minimum requirements for landscaping of private yards will be submitted to the City for approval.
D. Infrastructure. Refer to the drawings of Infrastructure Guidelines in Section IV.H. of this document for the design and development of infrastructure in the Peninsula Neighborhood. In general, parking in the Peninsula Neighborhood is only permitted on one side of the street. The opposite side of the street is open for fire hydrants to occur unobstructed.
E. Exterior Lighting. The developer should submit an ornamental lighting standard to the City for approval. Light should be pole mounted and not to exceed 15 feet in height. Location and spacing of light poles, as well as light levels should be in accordance with the City of Brunswick's standards.
F. Architectural Review Committee. An Architectural Review Committee shall be established as part of the Homeowner's Association, set up by the developer. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Architectural Review Committee.
G. Floor Area Requirements. Units shall comply with minimum floor area requirements in Section 1252.05(g).
(Ord. 76-02. Passed 7-22-02.)
TYPE III Buildings: Peninsula Homes
A. Building Setbacks/Build-to Lines.
1. Front yard setback: 15 feet from property line to face of main building 2. Side yard setback: 3-feet minimum; 10-feet aggregate 3. Rear yard setback: 20-feet minimum from property line 4. Encroachments: A porch, bay window or balcony may encroach into front setback area by a maximum of 3 feet |
B. Design Intent. The Peninsula Neighborhood is intended to be developed with fine custom homes. Each house should be unique yet part of a common architectural style or language to be established by the developer. Lots are shallow, and fences or screening along rear lot lines should be designed sensitively with the natural scenery in mind. Rear facades should be designed to take advantage of the natural scenery. Tower elements are encouraged to capture views of the lake and to create unique architectural features.
C. Building Configuration and Materials.
1. Building walls.
a. Buildings may be clad in vinyl siding, wood siding cement siding, brick, or stone. Stucco may be used from the second floor level up.
b. When using brick, a standard modular brick shall be used.
c. All exposed foundation walls shall be faced with brick.
2. Building elements.
a. Window trim is required around all windows on front elevations of non-masonry walls and should be a minimum of 3½ inches wide.
b. Corner boards are required on non-masonry walls on front facades and should be a minimum of 4 inches wide.
c. Freeze trim is required under overhangs and gables on front elevations.
d. Porch columns shall have a 6-inch x 6-inch minimum cross- section or diameter.
e. Railing/column details in combination are encouraged to vary from house to house.
f. Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.
g. Trim and corner boards may be wood, vinyl, or fypon.
h. Overhangs at eaves shall be a minimum of 8 inches.
i. No exposed wolmanized wood is permitted on front facades.
j. No two houses in a row should have the same color combination of wall, trim, windows, and shutters.
k. Where wood-burning fireplaces occur, chimneys shall be faced with brick.
l. Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture.
3. Windows and doors.
a. Rear elevations should have a minimum of two windows per elevation.
b. Windows shall be of square or vertical proportion.
c. Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.
4. Building roofs. Primary roofs shall have a minimum 4:12 roof pitch. Porches have a minimum 3:12 roof pitch.
5. Building height.
a. Maximum building height is 44 feet above grade for primary structure.
b. There is no maximum building height for architectural elements such as towers that are less than 200 square feet in lot coverage, but these elements shall be kept below the overall average tree height.
6. Building entries/porches.
a. All homes shall provide an identifiable entry.
b. Where overhangs occur at a front door, a 2-foot deep minimum overhang is encouraged.
c. All full porches shall be a minimum of 6 feet deep. Entry coverings and stoops shall be a minimum of 3 feet deep.
7. Garages.
a. Garages shall be attached.
b. Front elevations shall be designed to de-emphasize the visual impact of the garage. A garage shall be set back a minimum of 2 feet from the primary mass of the house. Second floors may project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single- car garage doors are encouraged to lessen the scale of a two- car garage door.
(Ord. 76-02. Passed 7-22-02.)
General Requirements
A. Uses Permitted. Permitted uses in the Main Street District shall be as listed below, with the exception of the prohibited uses listed in division B below.
1. Personal services;
2. Retail businesses;
3. Financial institutions;
4. Professional offices;
5. Medical and dental clinics and officers;
6. Educational institutions;
7. Restaurants and nightclubs;
8. Religious place of worship;
9. Public utility structural, except communication towers;
10. Privately-owned, and/or operated buildings and facilities;
11. Governmentally-owned, intensive recreation facilities;
12. Clubs;
14. Building materials, lumber or garden sales;
15. Multi-family dwellings, limited to floors above the street level;
16. Any use or structure that is accessory and incidental to any of the above uses
(Ord. 138-17. Passed 2-12-18.)
18. Vape and smoke shops, which shall not be permitted within one thousand (1,000) feet of:
(1) A church, synagogue, mosque, temple or building which is used primarily for religious worship and related religious activities.
(2) A public or private educational facility, including, without limitation, child care facilities, nursery schools, pre-schools, kindergartens, elementary schools, private schools, intermediate schools, junior high schools, middle schools, high schools, vocational schools, secondary schools, junior colleges and universities, trade schools, tutorial services and commercial learning centers. School includes the school grounds, but does not include facilities used primarily for another purpose and only incidentally as a school.
(Ord. 121-2020. Passed 2-22-21.)
19. Tattoo and body piercing parlors. (Ord. 138-17. Passed 2-12-18.).
B. Uses Prohibited.
1. Automobile sales or repair;
2. Any discount operation of the type which regularly or with significant frequency sells merchandise of the types or quantities known as "odd lots," "close out," "clearance," "cancellation," "seconds," "factory reject," "sample," "floor model," or "demonstrator;"
3. Mortuary or funeral parlor;
4. Coin operated laundry, except in combination with a permitted use;
5. Tavern;
6. Any business or use operated on a part-time basis or any basis that does not include at least normal business hours;
7. Any business principally selling or displaying goods or merchandise not in stock on the premise;
8. Animal clinic;
9. Dry cleaning plant;
10. Vending machines, with the exception of newspapers and machines located inside a building;
11. Sexually oriented businesses;
12. Drive-through windows, with the exception of Type IV and Type VI buildings. The Planning Commission may approve such uses elsewhere in the Main Street District if the applicant satisfactorily demonstrates the use will not disrupt pedestrian movement and will be otherwise consistent with the express design intent of the Main Street District. (Ord. 73-17. Passed 9-25-17.)
C. Permitted Accessory Uses.
1. Signs as regulated by SPD-2 guidelines;
2. Accessory uses or structures.
D. Parking.
1. Off-street parking. Shared parking is encouraged throughout the district.
2. Parking spaces. Standard parking spaces shall be a minimum of 9 feet wide. Handicapped spaces shall meet ADA regulations. Ten-foot wide spaces are permitted but 9-foot wide spaces are preferred in order to minimize the area of pavement needed for parking areas.
3. Main street parking. Angled parking is provided along sections of Main Street.
E. Landscaping. Detailed future landscaping plans will be submitted to the City by the developer. Plans will include landscaping strategies for the public areas along the lakefront, as well as public open spaces such as the Main Street Boulevard.
F. Service Areas; Screening. All service areas must be screened from view from a public street or public parking area. A building mass, portion of a building mass, garden wall, landscaping, or an ornamental fence with landscaping are among the methods that can be used to screen a service area. Additionally, dumpsters, transformers, generators, and other mechanical units must be screened from view from a public street or public parking area, using the methods described above. Rooftop equipment does not need to be screened if it is located so that it cannot be seen from a public street or parking area. Screening does not need to occur at the point of access to a service area.
G. Exterior Lighting.
1. Ornamental lighting standard/pedestrian areas. The developer must submit a standard pole-mounted light fixture to the City for approval. This fixture, to be used along the Main Street and along sidewalks and pedestrian areas throughout the district, should not exceed 15 feet in height. Location and spacing of light poles should be consistent with existing ordinances of the City of Brunswick.
2. Parking fields. Parking areas that front Center Road and service areas may be lit with light poles up to 35 feet in height.
3. Lighting levels. A two foot-candle lighting level should be the average minimum maintained in the parking fields of the anchor stores. A one foot-candle level should be the average minimum maintained along the Main Street.
H. Patio Furniture. General future guidelines will be submitted for standards for patio furniture to be used in outdoor dining areas. All tenants will be required to adhere to such guidelines.
I. Infrastructure. Refer to the drawings of Infrastructure Guidelines in Section IV.H. of this document for the design and development of infrastructure in the Main Street District.
(Ord. 76-02. Passed 7-22-02.)
TYPE IV BUILDINGS: Anchor Tenant Buildings
A. Building Setbacks/Build-to Lines. Refer to Main Street District Guidelines Plan drawings in Section IV.F. for buildable areas and setback requirements.
B. Design Intent. Because of the large scale of anchor tenant buildings, every effort must be made to break down the appearance of facades that face a public street or parking area. An anchor tenant store should ideally be designed to appear as a grouping of smaller stores with the focus on the anchor tenant's main entrance. Multiple entrances into a single anchor tenant store are encouraged, particularly when a semi-independent use is part of that facility. (i.e. a video store or pharmacy as part of a supermarket, or a garden center as part of a home improvement store).
C. Building Configuration and Materials.
1. Building walls.
a. Elevations should be designed according to the general architectural character represented in the renderings in Section IV.B.
b. Walls facing a public street or public parking area should be designed in small sections to break up the appearance of a long horizontal wall. Building elements such as canopies, porches, bays or projections should be used to break up the appearance of a long wall.
c. Buildings shall be clad in enduring materials such as brick, stone, and ground-face block. Split-face block is permitted if it is screened by another building, or on rear elevations. Additionally, split-face block may be used on front or side elevations if it is used as a base course or accent material. Concrete products made to simulate brick such as "design brick" are also permitted. Precast concrete panels should only be used on the rear or side facades of anchor tenant buildings.
d. Stucco or EIFS systems are only permitted 4 feet above finished floor level. If stucco is used as a primary material, it should incorporate changes in depth, plane and other architectural features to add detail and interest to a facade and to avoid the appearance of a monolithic wall.
e. Accent materials such as tile, metal, or other appropriate traditional regional materials are encouraged. Metal shall not be used as a primary material on a facade.
f. All walls facing a public street or parking area shall be animated by change in color, material, fenestration, or change in the depth of material.
g. Brick, stone, or block shall be laid in a true bonding pattern (No stack bond.)
h. The maximum area of a front facade or a facade that faces a public street that is "blank," meaning of one contiguous material and color without fenestration, accents, or change in material or color, is 1,250 square feet. The maximum area of blank wall on a side facade that cannot be seen from a public street but that faces a public parking area is 4,800 square feet.
i. Where "blank" facades that face a public street or parking area are necessary, trees spaced less than 20 feet on center should be used in front of these facades to gain visual interest and human scale.
j. Front facades and side facades that face a public street shall be animated with changes in material and/or color. Additionally, all facades shall be designed to have a base, middle, and top.
2. Windows and doors.
a. Windows shall be of square or vertical proportion.
b. The primary glass used on front facades and particularly around entrances shall be clear glass. Glass should be used to break up the box-like, interior-oriented character of anchor tenant buildings, and to connect the interior of the store to the outside. Spandrel glass or display window glass may be used to supplement clear glass areas and to animate a facade. Where display windows occur, they shall be lit from within the store.
3. Building roofs, parapets, and cornices.
a. If a change in parapet height exceeds 2 feet, the parapet shall return 90 degrees on both sides by a minimum of 1 foot, 4 inches.
b. Elevations or portions of elevations that are visible from a public street or parking area should incorporate a cornice to top the building. Cornices may be projected brick, stone, or precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of 1 foot in height.
4. Building height. Maximum building height is 50 feet above ground level finish floor. This includes entrance parapets, architectural elements, and other accent features.
5. Building entrances and exits. All entrances and exits intended for use by the public shall incorporate glass areas, using clear glass, exclusive of the doors, facing a public street or public parking area.
6. Additions and expansions. Any additions or expansions to an existing store must be architecturally consistent to the existing structure in the use of color, materials, fenestration, scale, and other architectural features.
C. Outdoor Displays.
1. Items for outdoor display shall be under cover with some screening. They may be set behind a transparent or semi-transparent wall plane. This wall plane may be in the form of a glass/greenhouse-type wall, an arcade with a canopy or awning above, a pavilion, a trellis, or an ornamental fence.
2. If visible from a public street or parking area, merchandise shall not be displayed directly on the ground or on pallets. Additionally, merchandise should be a minimum of 1 foot high off the ground, and should not exceed 4 feet high if visible from a public street or parking area.
3. An 8-foot clear minimum distance shall be maintained for walking when outdoor displays occur at sidewalks.
4. Sales may not occur outside of stores. Merchandise located outdoors is for display purposes only.
5. At no time will temporary tent sales be permitted within tenant's parking lot or sidewalks.
D. Lot Coverage. The maximum lot building area coverage for anchor tenant buildings shall not exceed 135,000 square feet. This area is exclusive of parking, sidewalks, and associated nonmerchandisable landscaped areas.
(Ord. 76-02. Passed 7-22-02.)
TYPE V BUILDINGS: Main Street Buildings
A. Building Setbacks/Build-to Lines.
1. Refer to Main Street District Guidelines Plan in Section IV.F. for location of Main Street buildings.
2. Main Street buildings shall maximize frontage along Main Street. At least 75% of a buildings frontage should be located along the Main Street build-to line indicated on the Main Street District Guidelines Plan. Refer to the "Section Through Main Street" infrastructure drawing for dimensions.
B. Design Intent. The Main Street Buildings should be designed to express the character of a small town main street. The traditional regional character of the surrounding area should be used as a guide for establishing an appropriate architectural style. The ground floor level should be highly animated and provide visual interest and human scale. The roof lines should be varied. Brick or stone should be considered as a unifying material or element that is common to the Main Street buildings. A variety of colors for materials should be used, but those colors should be chosen as part of an overall palette, so that facades relate to each another.
C. Building Configuration and Materials.
1. Building walls.
a. Walls facing a public street or parking area shall be designed in small sections to break up the appearance of a long horizontal wall. Main Street buildings shall appear as a street of small individual storefronts, in the manner of a traditional main street. Building elements such as canopies, porches, bays or projections should be used to break up the appearance of a long wall. Alternately, changes in material or color can be used to break up the appearance of a long wall.
b. Buildings shall be clad appropriately to suggest an enduring and regional character. Brick, stone, precast concrete, cement siding, smooth finish premium vinyl siding, and stucco are among the materials that may be used. Precast concrete should be used in the manner of stone but panels should not be embossed with brick or stone patterns. Split-face block is discouraged, particularly on front and side elevations, unless it is an accent material. When split-face block is used, alternating coursing, varied block size, and change in material depth should be used to give the appearance of stone.
c. Standard modular brick is encouraged, but brick face dimensions of up to 4 inches x 12 inches are permitted.
d. Stucco or EIFS systems are permitted 4 feet above finish floor level. If stucco is used as a primary material, it shall incorporate changes in depth, plane and other architectural features to add detail and interest to a facade and to avoid the appearance of a monolithic wall.
e. Metal and other appropriate regional materials may be used as accent materials.
f. All walls facing a public street or parking area shall be animated by a change in color, material, fenestration, or change in the depth of material.
g. Brick or stone shall be laid in a true bonding pattern (no stack bond allowed).
h. The maximum length of a facade that faces a public street or parking area that is "blank," meaning of one contiguous material and color without fenestration, accents, or change in material, color, or plane, is 20 linear feet.
i. All facades shall be animated with changes in material and/or color. Additionally, designs of facades with a base, middle, and top are encouraged.
j. Glass storefronts to encourage window shopping should be maximized.
2. Building elements. Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.
3. Windows and doors.
a. Windows shall be of square or vertical proportion.
b. Clear glass shall be the primary glass used at ground level on the Main Street facades.
4. Building roofs, parapets, and cornices.
a. Roofs may be pitched or flat or a combination thereof.
b. Rooflines should be designed to reinforce the notion of small, individual storefronts.
c. If roofs are flat, elevations facing Main Street should incorporate a cornice to top the building. Cornices may be projected brick, stone, or precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of 1 foot in height.
5. Building height. Buildings of 2 to 4 stories are encouraged. If a building is one story, elevations may be designed to suggest that a second story exists. For example, transoms, dormers, clerestory windows, or windows with spandrel glass, are among the methods that can be used to suggest a second story. The building height for the primary building mass shall be no less than 16 feet. Bays, canopies, or porches may be less than 16 feet in height.
6. Building entrances and exits. All buildings or portions of buildings that front Main Street shall provide an identifiable public entry accessed from Main Street.
D. Outdoor Displays and Outdoor Activities.
1. Items for outdoor display may encroach into the sidewalk area by a maximum of 5 feet.
2. Outdoor eating areas may encroach into the sidewalk but must leave a minimum of 8 feet width clear for walking. Outdoor eating areas are encouraged to establish an edge to the eating area through the use of movable bollards, planting, or a fence with a maximum height of 2 feet, 6 inches.
(Ord. 76-02. Passed 7-22-02.)
TYPE VI BUILDINGS: Outparcel Buildings
A. Building Setbacks/Build-to Lines. Refer to Main Street District Guidelines Plan in Section IV.F. for buildable areas and setback requirements.
B. Design Intent. Outparcel buildings are used infrequently in the conceptual development plan. They are useful to mark a corner of two streets where a large parking field must occur. The design quality of outparcel buildings should be no less than the other buildings in the Main Street District. Their small scale allows them to be designed as pavilions with human scale architectural elements and details on all building facades. Where service must occur, it should be carefully integrated to disguise the service requirements as much as possible.
C. Building Configuration and Materials.
1. Building walls.
a. Walls facing a public street or parking area shall be designed in small sections to break up the appearance of a long horizontal wall. Building elements such as canopies, porches, bays or projections should be used to break up the appearance of a long wall. Alternately, changes in material or color can be used to break up the appearance of a long wall.
b. Buildings shall be clad appropriately to suggest an enduring and regional character. Standard modular brick, stone, precast concrete, or cement siding are among the materials that may be used. Precast concrete panels should be used in the manner of stone, but panels should not be embossed with brick or stone patterns. Split-face block should only be used as a base course or accent material. When split-face block is used, alternating coursing, varied block size, and change in material depth should be used to give the appearance of stone.
c. Standard modular brick is encouraged, but brick face dimensions of up to 4 inches x 12 inches are permitted.
d. Stucco or EIFS systems are permitted 4 feet above finish floor level. If stucco is used as a primary material, it shall incorporate changes in depth, plane and other architectural features to add detail and interest to a facade, and to avoid the appearance of a monolithic wall.
e. Metal, tile, and other appropriate regional materials may be used as an accent material.
f. All walls facing a public street or parking area must be animated by change in color, material, fenestration, or change in the depth of material.
g. Brick or stone should be laid in a true bonding pattern (no stack bond allowed).
h. The maximum length of a facade that faces a public street or parking area that is "blank," meaning of one contiguous material and color without fenestration, accents, or change in material or color, is 20 linear feet.
i. All facades should be animated with changes in material and color. Additionally, all facades should be designed to have a base, middle, and top.
2. Building elements. Lintels in masonry walls should be articulated with brick soldier courses, stone, or precast concrete.
3. Windows and doors.
a. Windows shall be of square or vertical proportion.
b. Clear glass should be the primary glass used at ground level.
4. Building roofs, parapets, and cornices.
a. Roofs may be pitched or flat or a combination thereof.
b. If roofs are flat, elevations should incorporate a cornice to top the building. Cornices may be projected brick, stone, or precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of 1 foot in height.
5. Building height. Buildings of 2 stories are encouraged. If a building is one story, elevations may be designed to suggest that a second story exists. For example, transoms, clerestory windows, or windows with spandrel glass are among the methods that can be used to suggest a second story. The building height for the primary building mass shall be no less than 16 feet. Bays, canopies, or porches may be less than 16 feet in height.
6. Building entrances and exits. All buildings shall provide an identifiable public entry.
C. Outdoor Activities. Outdoor eating areas may encroach into the sidewalk, but must leave a minimum of 8-feet width clear for walking. Outdoor eating areas are encouraged to establish an edge to the eating area through the use of moveable bollards, planting, or a fence with a maximum height of 2 feet, 6 inches.
D. Lot Coverage. The maximum lot coverage for outparcel buildings shall not exceed 8,000 square feet. This area is exclusive of parking, sidewalks, outdoor dining areas, and associated landscape areas.
(Ord. 76-02. Passed 7-22-02.)
TYPE VII BUILDINGS: Public Buildings
A. Building Setbacks/Build-to Lines.
1. Refer to Main Street District Guidelines Plan, Section IV.F., for buildable areas and setback requirements when building in the Main Street District.
B. Design Intent. Public buildings play an important role in the development of community life. To be seen as symbols of the community, they must be designed with dignity and distinctiveness. Enduring and quality materials should be used. They should be designed as buildings that fit into their context, and should incorporate elements characteristic of traditional regional public architecture.
C. Building Configuration and Materials.
1. Building walls.
a. When a wall of a public building faces the main street it shall be designed as a pedestrian-oriented experience, with multiple views into the building to continue the effect of the retail frontage.
b. Walls facing a public street or public parking area should be designed in small sections to break up the appearance of a long horizontal wall and to emphasize verticality. Building elements such as canopies, porches, bays or projections may be used to break up the appearance of a long wall.
c. Buildings shall be clad in enduring materials such as brick, stone, or granite.
d. Stucco shall not be the primary material used on a public building.
e. Accent materials such as tile, metal, or other appropriate traditional regional materials are encouraged.
f. All walls facing a public street or parking area shall be animated by change in color, material, fenestration, or change in the depth of material.
g. Brick or stone shall be laid in a true bonding pattern (no stack bond.)
h. All facades, including rear elevations, shall be animated with changes in material and/or color. Additionally, all facades shall be designed to have a base, middle and top.
2. Windows and doors.
a. Windows shall be of square or vertical proportion.
b. The primary glass used on a public building shall be clear glass.
3. Building roofs, parapets, and cornices.
a. If a change in parapet height exceeds 2 feet, the parapet shall return 90 degrees on both sides by a minimum of 1 foot, 4 inches.
b. Elevations or portions of elevations that are visible from a public street or parking area should incorporate a cornice or other architectural element to top the building. Cornices may be projected brick, stone, or precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of 8 feet in height.
4. Building height. Maximum building height is 50 feet above ground level finish floor. This includes entrance parapets, architectural elements, and other accent features.
5. Building entrances and exits. All entrances and exits intended for use by the public shall incorporate glass areas, using clear glass, exclusive of the doors, facing a public street or public parking area. Entrances shall be highly inviting and identifiable to signal that the public building is part of the public realm.
(Ord. 76-02. Passed 7-22-02.)
General Requirements
A. Uses Permitted.Permitted uses (or conditionally permitted uses as indicated) in the Northwest Neighborhood shall be as listed below:
1. Office.
1. Office.
2. Commercial/retail (secondary use: not to exceed 25% of a building's area.)
3. Work/live space.
4. Public with approval from the City Planning Commission
5. Residential with approval from the City Planning Commission. Up to 50% of site area, not including wetlands, may be used for residential development. 100 units is the maximum number of residential units permitted in the Northwest Neighborhood.
6. Sit-down restaurants where food and beverages are served to the public on demand from a menu during stated business hours, served in reusable containers and dinnerware, and consumed on the premises at tables, booths or counters. The use may include outdoor dining for the contiguous restaurant and may also include incidental curbside pickup and carry-out services. This use shall be exempt from the parking maximum in B.1. below, but shared parking is encouraged. Buildings shall comply with design guidelines for Type VI Outparcel Buildings. Fast food restaurants where customers order and are served food at a counter or in a vehicle in packages prepared to leave the premises shall be prohibited. No drive-through pickup windows shall be permitted.
(Ord. 76-02. Passed 7-22-02; Ord. 82-03. Passed 7-28-03.)
7. Hotel. The term "hotel" has the same meaning set forth in Section 3731.01 of the Revised Code, subject to the exceptions set forth in Section 3731.03 of the Revised Code, except that any such hotel may not have guest rooms that are directly accessible from outside the building and must include as indoor dining area in which at least breakfast is served to guests (other than through vending machines) for consumption on the premises at tables, booths and/or counters.
8. Financial institution. "Financial institution" means any headquarters or branch of a national bank or banking association, a bank as defined by Section 1101.01 of the Revised Code, subject to inspection by the State Superintendent of Financial Institutions, any domestic association as defined in Section 1151.01 of the Revised Code, or any savings bank as defined in Section 1161.01 of the Revised Code.
(Ord. 115-08. Passed 1-12-09.)
(Ord. 115-08. Passed 1-12-09.)
9. Vape and smoke shops. (Ord. 139-17. Passed 2-12-18.)
B. Parking.
1. Off-street parking. Surface lot spaces for off-street parking shall not exceed 6 spaces/1,000 square feet of gross building area. Additional parking may be added if it is structured parking. Shared parking is encouraged throughout the district.
2. Parking spaces. Standard parking spaces shall be a minimum of 9 feet wide. Ten-foot wide spaces are permitted, but 9-foot wide spaces are preferred in order to minimize the area of pavement needed for parking areas. Handicapped spaces shall meet ADA regulations.
C. Service Areas; Screening. All service areas shall be screened from view from a public street or public parking area. A building mass, portion of a building mass, garden wall, landscaping, or an ornamental fence with landscaping are among the methods that can be used to screen a service area. Additionally, dumpsters, transformers, generators, and other mechanical units must be screened from view from a public street or public parking area using the methods described above. Rooftop equipment does not need to be screened if it is located so that it cannot be seen from a public street or parking area. Screening does not need to occur at the point of access to a service area.
D. Exterior Lighting.
1. Ornamental lighting standard/pedestrian areas. The developer should submit a standard pole-mounted light fixture to the City for approval. This fixture, to be used along pedestrian areas throughout the district, should not exceed 15 feet in height. Location and spacing of light fixtures as well as light levels should be in accordance with existing City of Brunswick standards.
2. Parking fields. Parking fields and service areas may be lit with light poles up to 35 feet in height.
E. Landscaping. Detailed future landscaping plans will be submitted to the City by the developer. Plans will include landscaping strategies for the public areas along the lakefront, as well as public open spaces.
F. Infrastructure. Refer to the drawings of Infrastructure Guidelines in Section IV.H. of this document for design and development of infrastructure in the Northwest Neighborhood.
G. Accessory Uses.
1. Signs as regulated SPD-2 guidelines.
2. Accessory use structures.
(Ord. 76-02. Passed 7-22-02; Ord. 82-03. Passed 7-28-03.)
TYPE VIII BUILDINGS: Office Buildings
A. Building Setbacks/Build-to Lines.
1. Maximum setback: 150 feet from Center Road. 2. Minimum setback: 20 feet from Center Road. |
B. Design Intent.
1. The Northwest Neighborhood is primarily planned for office uses, particularly along Center Road. Buildings that face Brunswick Lake may be office or residential uses. Office buildings may incorporate retail space for uses that support office buildings, such as restaurants on ground floors. Office buildings may be designed as living/working buildings that incorporate a residential suite on top of a small (average 2,000 square feet) office suite. In addition, office buildings may be of a larger scale to accommodate a corporate or institutional user.
2. The design of office buildings should be dignified, and articulated with changes of color, material, and fenestration patterns. Office buildings should be designed to achieve a sense of scale, interest, and character. Human scale architectural elements and details should be incorporated into building elevations. Eclecticism is encouraged, and styles of individual buildings may range from traditional to art deco and contemporary. The ensemble of buildings in the district should aim to achieve the animation of a small downtown with a potpourri of building styles. When classical elements such as the orders (doric, ionic, etc.) are used, they should be scaled according to traditional established classical rules and proportions.
3. The placement of office buildings should be developed to encourage synergy between buildings. Since 4 sides of an office building are typically exposed to a public street or parking area, side and rear elevations should be animated with changes in material, color, and/or fenestration. Where service occurs, it should be carefully integrated or screened from view from public streets.
C. Building Configuration and Materials.
1. Building walls.
a. Walls facing a public street or parking area shall be designed to break up the appearance of a long horizontal wall. Building elements such as canopies, porches, bays, or window patterns should be used to break up the appearance of a long wall. Alternately, changes in material or color can be used to break up the appearance of a long wall.
b. Buildings should be clad appropriately to suggest an enduring and regional character. Brick, stone, granite, precast concrete, cement siding, ground-face block and sandblasted block are among the materials that may be used. Precast concrete panels should be used in the manner of stone, but panels should not be embossed with brick or stone patterns. Split-face block shall not be used as the primary material on front facades, but may be used as an accent material. When block is used, alternating coursing, varied block size, and change in material depth are encouraged to give the appearance of stone.
c. Where brick is used, standard modular brick is encouraged.
d. Stucco or EIFS systems are only permitted 10 feet above finish floor level. Stucco should only be used as an accent material and not as a primary material.
e. Metal, tile, and other appropriate regional materials may be used as accent materials.
f. All walls facing a public street or parking area shall be animated by change in color, material, fenestration, or change in the depth of material.
g. Brick or stone should be laid in a true bonding pattern (no stack bond allowed).
h. "Blank" facades, meaning one contiguous material and color without fenestration, accents, or change in material or color, should be avoided.
i. All facades shall be animated with changes in material and color. Additionally, all facades shall be designed to have a base, middle, and top.
2. Building elements. Lintels in masonry walls should be articulated with brick soldier courses, stone, or precast concrete.
3. Windows and doors.
a. Windows of square or vertical proportion are encouraged.
b. Clear glass should be the primary glass used. Tinted and reflective glass are permitted.
4. Building roofs, parapets, and cornices.
a. Roofs may be pitched or flat or a combination thereof.
b. If roofs are flat, elevations should incorporate a cornice, top or cap to the building. Building masses may step back toward the top, or cornices may be articulated with brick, stone, precast courses, or molded fiberglass. Cornices should be scaled appropriately to the building mass and be a minimum of 1 foot in height. If roofs are pitched, the maximum building height should be measured to the midpoint of the pitch.
5. Building height. Buildings of 2 to 4 stories are encouraged. If a building is one story, elevations should be designed to suggest that a second story exists. For example, transoms, accent panels, clerestory windows, or windows with spandrel glass are among the methods that can be used to suggest a second story. The building height for the primary building mass shall be no less than 16 feet. Bays, canopies, or porches may be less than 16 feet in height. Maximum building height is 60 feet.
6. Building entrances and exits. All buildings shall provide an identifiable public entry.
D. Outdoor Activities. Outdoor eating areas may encroach into the sidewalk, but must leave a minimum of 6 feet width clear for walking. Outdoor eating areas are encouraged to establish an edge to the eating area through the use of moveable bollards, planting, or a fence with a maximum height of 2 feet, 6 inches.
E. Lot Coverage. The maximum lot coverage for office buildings shall not exceed 50,000 square feet. This area is exclusive of parking, sidewalks, outdoor dining areas, and associated landscape areas.
(Ord. 76-02. Passed 7-22-02.)
General Requirements
A. Uses Permitted.
1. Principal uses: Townhomes and public buildings.
2. Accessory Uses: Signs as regulated by Chapter 1270; accessory use structures for commercial and public buildings only
4. Main Street District permitted uses, (as detailed in the Main Street District, General Requirements, Section A), are also permitted in the Southeast Neighborhood with the exception of automobile filling stations (Main Street District Section (A)(13)), building materials, lumber or garden sales (Main Street District Section (A)(14)) and tattoo and body piercing parlors (Main Street District Section (A)(19)).
5. Small box discount stores, as defined in Section 1242.02(76.1) are prohibited in the Southeast Neighborhood.
(Ord. 29-2021. Passed 5-4-21.)
B. Density. The maximum density permitted in the Southeast Neighborhood is 17 units/acre.
C. Landscaping. Detailed landscaping plans will be submitted to the City by the developer. Plans will include landscaping strategies for wetland areas. In addition, general requirements for landscaping of private yards will be submitted to the City for approval.
D. Exterior Lighting. The developer will submit an ornamental lighting standard to the City for approval. Light fixtures should be pole-mounted and not exceed 15 feet in height. Location and spacing of light fixtures as well as light levels should be in accordance with the City of Brunswick's existing standards.
E. Architectural Review Committee. An Architectural Review Committee shall be established as part of the Homeowner's Association, set up by the developer. This Committee shall have the authority to review changes to the exterior of buildings. No changes to the exterior of buildings shall occur without the approval of the Architectural Review Committee.
(Ord. 76-02. Passed 7-22-02.)
F. Minimum floor area shall be 1,250 square feet, not to include any area below the front grade. (Ord. 29-2021. Passed 5-24-21.)
TYPE IX BUILDINGS: Townhomes and Hotels (Ord. 29-2021. Passed 5-24-21.)
A. Building Setbacks/Build-to Lines.
1. Front yard build-to line: 15 feet from property line to face of main building for rear-loaded townhomes; 18 feet from property line to garage for front- loaded buildings
2. Side yard setback: 10-foot minimum between townhome buildings
3. Rear yard setback: 20-foot minimum from property line for front-loaded townhomes; 18 feet from garage face to property line for rear- loaded townhomes
4. Encroachments: A porch, bay window, or balcony may encroach into front setback area by a maximum of 8 feet.
B. Design Intent.
1. The Southeast Neighborhood is a unique setting due to the natural topography and wetlands. It is planned around these natural features, resulting in an irregular street and block layout reminiscent of "hilltown" development. Homes are sited to take advantage of natural features and views. The architecture should be full of animation and different in style from the Peninsula and Southwest Neighborhoods. The plan retains much of the existing trees and other vegetation. Materials and colors may reflect the natural features, using earth tones and natural materials such as wood, brick or stone.
2. Brunswick Lake Street is a special address within the Southeast Neighborhood. Several options exist for its development. The preferred option is a combination of retail and civic development as shown in the Conceptual Development Plan drawing, Section IV.A. A special civic building such as a library would act as an anchor to draw people down the main street and take advantage of this prominent lake-view address.
C. Building Configuration and Materials.
1. Building walls.
a. Buildings may be clad in vinyl siding, wood siding, cement siding, brick, stucco, or stone.
b. When using brick, a standard modular brick shall be used.
2. Building elements.
a. Window trim is required around all windows on front elevations of walls clad in siding, and should be a minimum of 3½ inches wide.
b. Corner boards are required on non-masonry walls on front facades and should be a minimum of 4 inches wide.
c. Frieze trim is required under overhangs and gables on front elevations.
d. Porch columns shall have a 6-inch x 6-inch minimum cross- section or diameter.
e. Railing/column details in combination are encouraged to vary from house to house.
f. Lintels in masonry walls should be articulated with elements such as brick soldier courses, stone, or precast concrete.
g. Trim and corner boards may be wood, vinyl, or fypon.
h. Overhangs at eaves shall be a minimum of 8 inches.
i. No exposed wolmanized wood is permitted on front facades.
j. Where wood-burning fireplaces occur, chimneys shall be faced with brick.
k. Where direct-vent fireplaces occur, the exterior shed shall be designed to be integrated into the architecture.
3. Windows and doors.
a. Rear elevations should have a minimum of 2 windows per elevation.
b. Windows shall be of square or vertical proportion.
c. Accent windows may be circular, half-round, or octagonal. One accent window maximum per elevation is permitted, unless used in a pair.
4. Building roofs. Primary roofs must have a minimum 4:12 roof pitch. Secondary roofs and porches may have a minimum 3:12 roof pitch.
(Ord. 76-02. Passed 7-22-02.)
5. Building height. Maximum building height is 44 feet above grade for primary structure, except the maximum height for a primary hotel structure is 50 feet above grade. (Ord. 95-14. Passed 1-26-15.)
6. Building entries/porches.
a. All homes shall provide an identifiable entry.
b. Where overhangs occur at a front door, a 2-foot deep minimum overhang is encouraged.
c. All porches shall be a minimum of 6 feet deep. Stoops and entry areas shall be a minimum of 3 feet deep.
7. Garages.
a. Garages may be attached or detached.
b. Where garages occur on front elevations, facades shall be designed to de-emphasize the visual impact of the garage. A garage should be set back from the primary mass of the house, or elements such as bay windows should project over the garage. Porches and other architectural elements may project beyond the face of the garage. Single-car garage doors are encouraged to lessen the scale of a two-car garage door.
(Ord. 76-02. Passed 7-22-02.)
TYPE X BUILDINGS: Hotel
A. Definition.
1. Hotel. The term “hotel” has the same meaning set forth in Section 3731.01 of the Revised Code, subject to the exceptions set forth in Section 3731.03 of the Revised Code, except that:
a. any such hotel may not have guest rooms that are directly accessible from outside the building;
b. any such hotel must include an indoor dining area in which at least breakfast is served to guests (other than through vending machines) for consumption on the premises at tables, booths and/or counters;
c. any such hotel must include a minimum of 2,500 square feet of meeting/banquet space, separate from the indoor dining area;
d. any such hotel must include an indoor swimming pool;
e. any such hotel must include a fitness center; and
f. any such hotel must include a business center or typical business center amenities, such as printers, fax machines, copiers, etc.
B. Building Setbacks/Build-to-Lines. Minimum setback is 40 feet from any property line.
C. Design Intent.
1. The Southeast Neighborhood is a unique setting due to the natural features. It is planned around these natural features and the hotel should incorporate views of, and access to the natural features.
2. The hotel should be oriented toward Town Center Boulevard and direct access limited to Town Center Boulevard.
3. The architecture should reflect the natural features, such as earth tones and natural materials such as wood, brick or stone, or synthetic materials which appropriately simulate the appearance thereof.
D. Building Configuration Materials.
1. Building walls.
a. Walls facing a public street or parking area shall be designed in small sections to break up the appearance of a long horizontal wall. Building elements such as canopies, porches, bays, or projections should be used to break up the appearance of a long wall. Alternately, changes in material or color can be used to break up the appearance of a long wall.
b. Buildings shall be clad appropriately to suggest an enduring and regional character. Standard modular brick, stone (or synthetic materials which appropriately simulate the appearance thereof), precast concrete or cement siding are among the materials that may be used. Precast concrete panels should be used in the manner of stone, but panels should not be embossed with brick or stone patterns. Split- faced block should only be used as a base course or accent material. When split-face block is used, alternating coursing, varied block size, and change in material depth should be used to give the appearance of stone.
c. Building masses should be broken and shaped with architectural elements which may include the following: gables, different roof types, dormers and variable heights.
d. Stucco or EIFS systems should only be used as an accent material and not as a primary material.
e. Accent materials such as tile, metal, or other appropriate traditional regional materials are encouraged. Metal shall not be used as a primary material on a facade.
f.
g. Brick or stone should be laid in a true bonding pattern (no stack bond allowed).
h. All facades should use offsets, projections, recess and other comparable design, elements to avoid long, uninterrupted wall or roof planes. Blank walls are prohibited, except where necessary to maintain privacy.
2. Building elements. Lintels in masonry walls should be articulated with brick soldier courses, stone or precast concrete.
3. Windows and doors.
a. Windows shall be of square or vertical proportion.
b. Clear glass should be the primary glass used at ground level.
4. Building roofs, parapets, and cornices.
a. Roofs may be pitched or flat or a combination thereof.
b. If roofs are flat, elevations should incorporate a cornice to top the building. Cornices may be projected brick, stone, or precast courses, or molded fiberglass. They should be scaled appropriately to the building mass and be a minimum of 1 foot in height.
5. Building height. Maximum building height is 50 feet above ground level finish floor. This includes entrance parapets, architectural elements and other accent features.
6. Building entrances and exits. All buildings shall provide an identifiable public entry.
E. Service Areas; Screening. All service areas shall be screened from view from a public street or public parking area. A building mass, portion of a building mass, garden wall, landscaping or an ornamental fence with landscaping are among the methods that can be used to screen a service area. Additionally, dumpsters, transformers, generators, and other mechanical units must be screened from view from a public street or public parking area using the methods described above. Rooftop equipment does not need to be screened if it is located so that it cannot be seen from a public street or parking area. Screening does not need to occur at the point of access to a service area.
(Ord. 111-14. Passed 1-26-15.)