In addition to the development standards set forth in this Chapter, all proposals in the C-3 Central Business District shall be subject to the supplemental design criteria outlined in this Section.
(a) Applicability of Guidelines. The C-3 Central Business District entirely encompasses the Downtown Bryan Historic District (DBHD), herein referred to as the core area, which is bounded on the east by Walnut Street, on the south by Maple Street, on the west by Beech Street, and on the north by Bryan Street. The design of parcels surrounding the core area have been determined to contribute to the character and viability of the downtown and therefore, these design guidelines shall apply to the entire C-3 District except as specifically stated otherwise.
(b) Purpose. The principles and criteria set forth below are intended to achieve among others the following purposes:
(1) To strengthen, protect, enhance and improve the existing visual and aesthetic character of the C-3 District.
(2) To guide development and/or redevelopment of the C-3 District, thereby preserving the historic and architectural resources in the core area and in the remaining areas of the C-3 District;
(3) To ensure that the particular existing design features which contribute to the unique character of the C-3 District are retained and re-created in a manner that ensures the City will retain and enhance its sense of community.
(4) To ensure that new development and/or redevelopment respects the City’s historic qualities and resources through compatible design.
(5) To protect and enhance property values.
(6) To provide standards for property owners, architects and contractors to aid in the preparation of appropriate plans;
(7) To provide the basis for consistency and objective decision-making by the C-3 Design Review Committee when evaluating proposed development.
(c) Aesthetic Principles. The buildings in the C-3 District define an urban space that represents the essence of Bryan. In order to enhance the quality and compatibility of these buildings and thereby protect the character of the area, all proposed rehabilitation, restoration and new construction projects shall incorporate the common aesthetic principles that are represented in this urban environment. These principles include:
(1) Proportion. The relationship of the dimensions of building details such as windows or doors, or entire facades from one building to the next shall create a desired harmony of buildings within and surrounding the proposed development area.
(2) Scale. The size of buildings and building elements with respect to each other as well as the human form shall be consistent with the prevailing scale of buildings within the C-3 District.
(3) Rhythm. The repetition of design in building details, such as the number and spacing of windows and doors, and backgrounds, such as walls, shall maintain the architectural rhythm of the existing facades.
(4) Variety and Unity. Projects shall blend both variety and unity in building design through varying levels of distinction in combining building elements in order to maintain a compatible built environment that is characterized by unifying qualities of proportion, scale and rhythm.
(d) Design Review Guidelines. The design criteria listed below have been established in order to protect, maintain and foster unity of architectural style and visual compatibility in the C-3 District, in conjunction with the aesthetic principles identified in subsection (c).
(1) General Criteria Applicable to all Proposals in the C-3 District. In the C-3 District each proposal shall:
A. Complement the height, width and general proportions of adjacent buildings so that an overall harmonious appearance is created.
B. Include architectural features that are appropriate and compatible with the design of existing buildings and structures, including the patterns of windows and doors, roof pitch, cornice lines, shutters, dormers, eaves and other decorative detail.
C. (EDITOR'S NOTE: Former subsection (d)(1)C. was repealed by Ordinance 5-2008, passed March 3, 2008.)
D. (EDITOR'S NOTE: Former subsection (d)(1)D. was repealed by Ordinance 5-2008, passed March 3, 2008.)
E. Maintain or complement existing building materials wherever possible.
F. Construct or renovate signs in compliance with the design requirements set forth in Section 1163.13.
(2) Criteria Applicable to Proposals in the Core Area of the C-3 District. Any new construction or alterations proposed in the core area shall comply with the Design Guidelines prepared by Ohio State University for the Bryan, Ohio Case Study and with the following design criteria. Complete copies of the Guidelines are available in the Office of the Zoning Administrator. Each proposal shall:
A. Preserve or restore original building facades to the extent practicable, including the removal of any applied facades that have original building details preserved beneath.
B. Fill in open spaces between buildings of existing block facades, either through the development of a building, landscape features or a combination of both, to preserve or create a unified street wall.
C. Maintain the repetitive window modules and storefront widths along established block facades.
D. Preserve and/or develop, whenever possible, the distinguishing architectural styles from the turn-of-the-century reflected in many of the facade details, such as pressed metal or corbelled cornices. If major façade components are badly deteriorated or missing (and replicas are not feasible) great care should be taken to replace them with creative designs that reflect the proportions, scale and detail of the original.
E. Maintain the design, scale and proportion of existing building windows:
1. Preserve the original proportions of window openings during interior alterations.
2. Maintain the original arrangement of glass panes whenever possible or duplicate similar configurations found along the square.
3. Retain or duplicate the original materials of such window elements as sashes, frames, sills, jambs, and lintels.
4. Maintain widths of single and double module windows that reflect the architectural lines of the upper part of the façade.
F. Maintain the colors, textures and bonding patterns of brick found in existing historic structures.
G. Utilize permitted color schemes during remodeling or new construction, limiting strong accent colors for special effects only.
H. Maintain established materials and design of entrance door hardware.
I. Enhance individual building design through plant material accents.
J. Require that 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 50 percent of such wall area, measured between 2.5 feet and 8 feet above the average grade of the building facade, shall have display-type windows. The bottom edge of such window shall not be higher than 3 feet above grade. A maximum of 20 percent of such window may be opaque.
K. Enhance the continuity along each block through the use of landscaping, street furniture, and brick paving.
Any exterior construction or improvements proposed in the DBHD shall also be subject to the U.S. Secretary of Interior’s Standards for Rehabilitation. Copies of the Standards are available in the Office of the Zoning Administrator.
(e) Interpretive Illustrations for Design Guidelines. The C-3 Design Review Committee may prepare from time to time or authorize the preparation of illustrations that interpret the design guidelines set forth in this Section or modify the Ohio State University Design Guidelines. Such illustrations may include drawings, photographs of acceptable projects in Bryan 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 C-3 Design Review Committee and, when approved, shall be considered administrative guidelines which assist in the interpretation of these design standards.
(f) Review Procedures.
(1) All new and rehabilitation projects in the C-3 District shall be subject to the development plan review procedures set forth in Chapter 1183.
(2) A certificate of approval shall be obtained from the C-3 Design Review Committee prior to commencing any new construction, demolition or modification to a property in the C-3 District. All proposed changes shall be reviewed and approved by the C-3 Design Committee according to the procedures set forth in Section 1181.05.