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(A) Applicability. All projects within the City of Danville that involve the construction of a new building or structure or an addition to an existing building or structure shall comply with the standards of this section.
(B) Building Design Focus. The front facade of a building and the main entrance shall be designed as focal points to the building. The main entrance shall incorporate at least two of the following design elements: canopies, overhangs, arcades, raised parapets over the door, larger door openings, display windows, or architectural details such as accent moldings. The remaining portions of the building shall be designed in a way that complements and is consistent with the building's front facade.
(C) Visual interest. At a minimum, facades facing public or private streets shall incorporate at least one of the following features along each applicable facade:
(1) Windows, awnings, arcades or other significant architectural features used along at least 60% of the front building facade length or 30% of the side or rear building facade length.
(2) Brick, natural or fabricated all-weather stone covering at least 50% of the area when applied to the front building facade or 25% of the area when applied to a side or rear building facade.
(D) Materials. All materials exposed to view on the front facade and at the main building entrance shall be high quality durable materials. The remaining building facades shall consist of materials that are compatible with the materials used on the buildings front facade and at the main building entrance. The following materials are permitted:
(1) Concrete (cast-in-place or precast panels). The following finishes for concrete surfaces exposed to view are permitted: exposed aggregate, hammered, sandblasted, cement based acrylic cement.
(2) Masonry. The following masonry materials are permitted: face brick, concrete masonry units, stone (natural or manufactured), glass block, glazed or porcelain tile.
(3) Exterior Insulation and Finish System (EIFS).
(4) Portland Cement Stucco.
(5) Prefinished Metal. Permitted only for canopies, soffits and as an accent material for trim, fascias, and fascia bands located at the top of a wall.
(6) Siding. The following siding materials are permitted on all facades: cedar siding, redwood siding, cedar shingles. The following siding materials are permitted on all facades except the front facade: prefinished vinyl siding, prefinished metal siding or wall panels, prefinished composition siding.
(7) Structural steel or aluminum.
(8) Glass.
(9) The following materials are prohibited on any facade: corrugated metal wall panels/siding, plywood wall panels/siding.
(E) Design Review. All projects to which this section applies shall submit drawings, material samples and other information in sufficient detail as necessary to determine compliance with these standards. This submission shall accompany either the site plan review or building permit plan review submissions. Upon a submission of the necessary information to the Zoning Administrator, a review of the design shall begin in accordance with the procedures for site plan review or building plan review. In reviewing the information provided, the Zoning Administrator shall determine whether or not the submission complies with the standards set forth in this section.
(F) Determination. If the Zoning Administrator determines that the submission complies with the standards, the Zoning Administrator shall approve the design portion of the submission. If the Zoning Administrator determines that the submission does not comply with the standards, the Zoning Administrator shall deny the design portion of the submission, in which case the applicant shall then provide revised information to show that the project will meet the standards, prior to the issuance of construction permits and the beginning of any construction.
(Ord. 8612, passed 12-2-08)
(A) Purpose. In situations where a proposed manufactured housing unit requires a design compatibility review, the design of the proposed manufactured housing unit shall comply with the general design standards in § 150.141 as well as the standards in this section. These standards are generally intended to preserve the character and integrity of established neighborhoods, and to protect residential property values throughout the City.
(B) Standards. In reviewing the design of a proposed manufactured housing unit, the proposed manufactured housing unit shall comply with the following standards:
(1) Each exterior doorway must be provided with a porch that is a minimum of five-foot square. Porches shall have a roof structure that is connected to and compatible with the remainder of the home.
(2) The home shall have a pitched roof with a minimum of a 4/12 pitch.
(3) Roof material shall be consistent with the roof materials of homes in the immediate neighborhood.
(4) The total floor area of the manufactured housing unit shall be at least 864 square feet.
(5) All towing devices, wheels, axles and hitches must be removed.
(6) The home shall be attached to a permanent foundation.
(Ord. 8612, passed 12-2-08)
A manufactured housing unit design compatibility review shall be conducted in accordance with the following procedures.
(A) Prior to the preparation of a formal application, the applicant or his agent shall meet with the Zoning Administrator to discuss the situation, learn the procedures, obtain an application form, and present any preliminary information.
(B) The applicant or his agent shall complete the application and shall prepare a site plan and other supporting materials that contain the information requested in § 150.185 of this chapter as well as the following:
(1) Elevation drawings, material samples and other information in sufficient detail as necessary to determine compliance with these standards.
(C) The applicant or his agent shall file the completed application form, and the required site plan and exhibits, with the Zoning Administrator and shall pay a filing fee according to the fee schedule in this chapter.
(D) Notices of the application submittal shall be mailed to all property owners within 250 feet of the outer boundaries of the property in question for informational purposes. Said mailing shall be completed within five days of the receipt of the application.
(E) The Zoning Administrator shall then conduct the review and make a determination at least ten days but not more than 20 days after the receipt of the application. In conducting the design compatibility review the Zoning Administrator shall determine whether or not the submission complies with the standards set forth in this subchapter. Evaluation of the design of a manufactured housing unit shall also be based on the quality of the design in relation to surroundings. A proposed manufactured housing unit shall be compared to other housing within 250 feet of the proposed location. Anticipated development of an area may be considered when making a decision about compatibility.
(F) The Zoning Administrator shall approve, reject, or approve with conditions the design at least ten days but not more than 20 days after the receipt of the application.
(G) Approval of a design shall be granted upon a finding that:
(2) The proposed manufactured housing unit is compatible in design with homes within the immediate area;
(3) The proposed manufactured housing unit is comparable in construction value with homes within the immediate area; and
(4) Siding and roofing materials are compatible with the general aesthetic appearance of existing residential structures within the immediate area.
(Ord. 8612, passed 12-2-08)
(A) Purpose. The purpose of this section is to establish standards for the exterior designs of buildings and structures in the R-3 Zoning District in order to ensure the compatibility of infill development with existing development and to encourage the development of new buildings of distinguished architectural character and appearance in this District.
(B) Applicability. All projects within the R-3 Zoning District that involve the construction of a new building or structure or an addition to an existing building or structure shall comply with the standards of this section.
(C) Building Orientation. Orientation of the "front" of the principal building shall be towards the street in a manner similar to existing buildings within the District.
(D) Building Modulation. The front elevation of the principal building shall be varied such that no continuous wall plane or surface exceeds 35 feet in length, and such that variations between wall planes or surfaces are at least 18 inches in depth. Variations in wall planes should be accompanied by corresponding changes in the roofline or other architectural elements of the building.
(E) Building Style. Traditional architectural building styles shall be incorporated into the design of a building. Architectural styles typically found within these older neighborhoods that can be used to help guide the styling of a building include Italianate, Queen Anne, Craftsman, Prairie, Foursquare, Greek revival, and Tudor.
(F) Building Base. A raised foundation or "base" shall be incorporated into the design of a new building. The utilization of a material that differs from the primary exterior building material, including stone or brick of a different color or size than that used for the overall building, or another durable masonry material, may also be used at the base of the building to give the appearance of a raised foundation.
(G) Building Materials. Suitable exterior building materials exposed to view shall include those listed in § 150.141 (D).
(H) Architectural Details. Architectural details shall be provided on building elevations visible from the public street, including, but not limited to, the following: quoins, lentils, cornice moldings, brackets, arches, corner boards, keystones, decorative lintels and sills, soldier courses, belt course, bay windows and other decorative features as appropriate for the design style of the overall building and material being used.
(I) Windows/Fenestration. Windows and doors placed on the front elevation shall be consistent with the size, scale and proportion of windows and doors of other buildings within the immediate neighborhood. This shall include the utilization of double hung windows or windows similar in appearance to double hung windows where possible.
(J) Roofline. The roofline of the building shall reflect the predominate roof type, orientation, scale and pitch of existing buildings within the immediate neighborhood.
(K) Garage Doors. Garage doors shall not be located on any building elevation facing a street. When located on a side wall or on a rear wall on a corner lot, the garage door shall be screened from view from the street. Where it is demonstrated that rear or side access is not possible, front access may be permitted provided that the garage and garage door is recessed behind the front wall of the building, the garage door does not occupy more than 50% of the linear face of the building, and no more than one double or two single stall garage doors are utilized.
(L) Porches. The incorporation of a covered front porch of an appropriate size and scale in areas where porches are prevalent on existing structures within the surrounding neighborhood shall be required. Front porches must be covered by a roof that is compatible with the roof over the rest of the structure.
(M) Balconies/Decks. If balconies and decks are incorporated into a building they shall be designed so that they are integrated into the overall style of design of the building. Methods of integrating balconies into the building design may include fully or partially recessing them into the facade of the building, placing them under a roof that is integrated into the overall roof plan, utilizing supports that are compatible with the rest of the building in terms of materials and design, and utilizing supports that reach to the ground rather than append to the exterior of the building.
(N) Alternative Designs. Alternative design solutions or exceptions to the mandatory standards of this section will be considered if it is demonstrated that strict compliance with a specific standard is not practical, or that the alternative being proposed will help in achieving a development that is compatible with its surrounding neighborhood or would provide some environmental benefit.
(Ord. 8612, passed 12-2-08)
Design review of buildings in the R-3 District shall be conducted in accordance with the following procedures.
(A) Prior to the preparation of a formal application, the applicant or his agent shall meet with the Zoning Administrator to discuss the situation, learn the procedures, obtain an application form, and present any preliminary information.
(B) The applicant or his agent shall complete the application and shall prepare a site plan and other supporting materials that contain the information requested in § 150.185 of this chapter as well as the following: Elevation drawings, material samples and other information in sufficient detail as necessary to determine compliance with these standards.
(C) The applicant or his agent shall file the completed application form, and the required site plan and exhibits, with the Zoning Administrator and shall pay a filing fee according to the fee schedule in this chapter.
(D) The Zoning Administrator shall then notify the DDI Design Committee of the receipt of an application and the DDI Design Committee shall conduct a review and make a recommendation on the application to the Zoning Administrator not more than 30 days after the filing of the application. In conducting the design review the DDI Design Committee shall determine whether or not the submission complies with the applicable standards set forth in this subchapter. Evaluation of the design shall also be based on the quality of the design in relation to surroundings.
(E) The Zoning Administrator shall approve, reject, or approve with conditions the design within five days of the receipt of the recommendation of the DDI Design Committee.
(F) Approval of a design shall be granted upon a finding that:
(2) The building or structure is compatible in design with buildings within the immediate area.
(Ord. 8612, passed 12-2-08)
NONCONFORMITIES
(A) Purpose. The purpose of this subchapter is to define and regulate different types of nonconformities with the intent that ultimately most nonconformities will be eliminated or brought into compliance with the requirements of this chapter.
(B) Classification of Nonconformities. An existing building, structure, use, or lot legally established prior to the effective date of this chapter, or subsequent applicable amendments thereto, that does not conform to one or more of the regulations currently applicable to the zoning district in which the building, structure, use or lot is located shall be classified as a nonconformity and subjected to the regulations of this subchapter.
(C) Interpretations. The regulations for nonconforming uses shall apply not only to the principal building but also to all accessory buildings or structures located on the same lot. In addition, the regulations of this subchapter pertaining to a building occupied by a nonconforming use shall apply not only to a building which is completely occupied by such a use, but shall also apply to a building in which the nonconforming use occupies only a portion of the building.
(D) Evidence of Legal Status. The evidence of the legal status of a nonconformity shall be supplied by the owner of the property upon request of the Zoning Administrator. Owners who fail to present sufficient evidence to indicate that the nonconformity was lawfully established at some point may be denied the rights and privileges granted by this subchapter and may subject the owner to enforcement proceedings by the City in order to obtain full compliance with this chapter. An owner of record seeking to establish the legal status of a nonconformity shall provide documentation, in a form acceptable to the Zoning Administrator of the following:
(1) The date of construction for all buildings and structures or the date the use was initially established. Such documentation may include, but not be limited to, a certified copy of the building permit, certificate of occupancy, certificate of zoning compliance, business license or Federal Employer Identification Number.
(2) Indication of continuous on-site operation of said use, or a use determined by the Zoning Administrator to be similar in nature to a previous use, on said lot, in the previous 12 months.
(E) Continuation. Any legal nonconformity may be continued under this subchapter, but shall be subject to full compliance with the other applicable provisions of this subchapter.
(Ord. 8612, passed 12-2-08)
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