Commercial Districts (C-1, C-2 and C-3) and their regulations are established in order to achieve, among others, the following purposes:
(a) To provide in appropriate and convenient locations, sufficient areas for business activities, including the exchange of goods and services;
(b) To protect residential neighborhoods adjacent to business uses by regulating the types of establishments, particularly at the common boundaries, that would create congestion, noise or other objectionable influences;
(c) To protect and stabilize both residential and nonresidential developments from congestion by requiring off-street parking facilities;
(d) C-1 Neighborhood Commercial District. To provide Neighborhood Commercial Districts to accommodate a variety of retail and service establishments in a store-only district with development standards that ensure that new development is compatible with adjacent residential neighborhoods.
(e) C-2 General Commercial District. To accommodate commercial services and activities in locations adequately served by major streets and other facilities and to encourage the grouping of businesses in shopping centers.
(f) C-3 Central Business District. To provide a central business district that preserves, maintains and promotes the existing historic, compact pedestrian orientation of the downtown area by maintaining retail sales and personal service uses along the primary street frontages, permitting buildings to be close to the street and to one another, and reducing the parking requirements for the district.
(1) To further achieve these objectives, the District has been divided into the "core area" and "outside core area". The core area is defined by the boundaries of the Downtown Bryan Historic District, as listed on the National Register, where development standards have been established to maintain the traditional character and arrangement of lots around the square. Slightly more generous development standards have been established for the areas adjacent to the downtown that make up the outside core area, where existing lot arrangements are more flexible. Design criteria have also been established for both areas to ensure consistent development throughout the entire C-3 District.
(Ord. 62-2023. Passed 1-16-24.)
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, and enhance 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 historic design features which contribute to the unique character of the C-3 District are retained and replicated in a manner that ensures the City will retain and enhance its historic character.
(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 construction and development plans;
(7) To provide the basis for consistency and objective decision-making when evaluating proposed development.
(c) Design Principles. The buildings in the C-3 District define an urban space that represents the community character of the City 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 harmony with adjacent buildings and blocks within and surrounding the proposed development area.
(2) Scale. The size of buildings and building elements with respect to one another and the street level human scale 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 order to maintain a compatible built environment that is characterized by the 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 styles and visual compatibility in the C-3 District, in conjunction with the design principles identified in subsection (c).
(1) Criteria Applicable to all proposals in the C-3 District:
A. A minimum of sixty (60%) percent of wall areas fronting along a public right of way shall, measured between grade and eight (8) feet, shall provide for transparency through windows and doors
B. Front façade windows and doors of historic buildings that are replaced shall use the same space and size as the original windows and doors.
1. Restoration of building facades shall replicate as closely as possible the buildings original scale of wall openings and decorative elements.
C. New construction shall complement the height, width and general proportion of adjacent buildings so that an overall harmonious appearance is created.
1. Buildings shall not consist of long, monotonous, uninterrupted wall or roof planes.
2. Vertical elements such as storefronts and windows shall maintain similar spacing and/or placement along the vertical plane as to adjacent buildings.
3. Provide roof line offsets and other design elements to vary massing with existing buildings along the frontage of longer facades to relieve visual monotony of a single, long roof.
4. Include architectural features that are appropriate and compatible with the style of existing buildings and structures within the C-3 District, including windows and doors, roof pitch, cornice lines, shutters, dormers, eaves and other decorative details.
D. Paint, trim or building colors shall comply with the C-3 District approved color palette which is available through the Office of the Zoning Administrator
E. Awnings and canopies shall be placed within and in relation to the structural frame of the storefront, window or doorway; generally, this means within a window frame or within the frame formed by the storefront window(s), doors, or sign panel above.
1. Awnings and canopies shall be located directly over windows or doors. Awnings shall be placed within building lines, not attached to the trim.
2. In buildings with multiple storefronts, or on adjacent buildings, awnings shall be aligned with others, and used to unify the structure or block.
3. Awnings shall be a minimum of eight (8) feet above grade and shall project a minimum of twenty-four (24) inches and a maximum of forty-eight (48) inches.
4. Canvas is the preferred material, although other weatherproof materials compatible with the historic style of builds may be substituted with approval by the Zoning Administrator.
F. Open spaces between buildings of existing block facades shall be used for mid-block public spaces, development or outdoor eating areas or a combination of all, to provide for an enhance public experience
G. Landscaping, potted plants or public art shall be used to buffer exposed blank walls.
H. Enhance the continuity along each block through the use of landscaping, street furniture, and brick paving.
I. Construct or renovate signs in compliance with the design requirements set forth in Section 1173.07.
(2) Criteria Applicable to Proposals in the Core Area of the C-3 District. Preserve or restore original building facades to the extent practicable, including the removal of any applied facades that are not original to the architecture.
A. Preserve or replicate the distinguishing architectural features of historic buildings such as cornices, pressed metal, or overhangs. If major façade components are badly deteriorated or missing and not replicable, replace them with architectural details that reflect the proportion and scale compatible with original elements.
B. Windows:
1. Preserve the original proportions of window openings.
2. Maintain the original arrangement of glass panes whenever possible or duplicate similar configurations found within the Core.
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.
C. Materials and Buildings
1. Remove inappropriate, non-historic cladding, false mansard roofs, and other later alterations to reveal the historic character of a storefront whenever possible
2. Maintain colors, textures and bonding patterns of brick found on existing historic structures.
3. Removing paint or other coatings such as stucco from masonry of historically unpainted or uncoated building facades is encouraged
D. Maintain established entrance door locations, materials, hardware, and design whenever possible.
(e) 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 1181, Development Plan Review.
(2) A Certificate of Approval shall be obtained from the Planning Commission prior to any new construction or demolition within the C-3 District. All proposed building modifications that do not include new construction, additions, or demolitions, shall be reviewed and approved by the Zoning Administrator according to the procedures set forth in Section 1180.05, Certificate of Approval.
(Ord. 62-2023. Passed 1-16-24.)