The following standards are applicable to all commercial and multi-family dwelling uses and structures in the Core Overlay District with respect to Section 176.04, Applicability, above.
1. Awnings. The application of awnings to building façades is encouraged. Awnings shall not extend across multiple storefronts and/or multiple buildings. Awnings shall be constructed of durable, protective, and water repellant material. However, solid plastic, exposed aluminum or chrome finishes, or fiberglass awnings are not permitted. Backlighting or interior illumination of awnings is not permitted.
2. Signs. Signs shall be architecturally compatible with the style, composition, materials, colors and details of the building, while providing for adequate identification of the business. Light cast onto signs shall be directed downward from fixtures that are architecturally compatible with the style, composition, materials, colors and details of the building. Professional, concealed backlighting may be permitted behind dimensional signs formed of individually mounted letters or design elements.
A. Interior window signs, whether lighted or unlighted, (such as neon signs and permanently painted window signs) are permitted, so long as they cover no more than 30% of the surface area of first story windows.
B. Projecting signs shall not be greater than 12 square feet in area nor project more than three feet from the building face, and shall not extend above the first story of the building. No less than 10 feet of clearance shall be provided between the sidewalk elevation and the lowest point of a projecting sign.
C. Signs shall not block or obliterate design details, windows, or cornices of the building upon which they are placed.
3. Building Height. New development and redevelopment shall complement the existing pattern of building heights. In no case shall buildings exceed four stories and 45 feet in height.
4. Setbacks. New construction and infill buildings must maintain the alignment of façades along the sidewalk edge and fill the entire gap between existing buildings, or where impractical, shall have zero setback from their lot lines and/or neighboring rights-of-ways. In no case shall on-site parking be placed between the front façade and the sidewalk/street.
5. Roofs and Parapets. Sloped roofs are prohibited unless the roof form is concealed by a parapet or false front. Exceptions may be granted by the Board of Adjustments if the sloped roof is used on top of a multi-story building to help reduce the overall height of the façade and define the residential character of the upper floors. Provided however, that sloped roofs may be used as architectural accents on buildings that otherwise have flat roofs. In addition, buildings that are located within one block of the boundary of the CBD district and which have been constructed with sloping roofs as of the date of enactment of this ordinance (October 21, 2014) shall not be deemed to be non-conforming uses and may be repaired, replaced and reconstructed without limitation.
6. Utility Areas and Mechanical Equipment Screening. Utility areas and mechanical equipment should be designed so that they do not detract from the aesthetic appeal of the vicinity.
A. All exterior trash and storage areas, service yards, loading areas, air conditioning and mechanical units must be screened so as to be invisible from adjacent public ways using the same materials, color, and/or style as the principal building. All roof equipment shall be screened so as a minimum of 75% be invisible from adjacent public streets. This provision excludes public alley ways.
7. Façade Width. Continuous lengths of street-level building façade shall not exceed 30 feet without interruption by one or more of the following features:
A. Entrances
B. Window bays
C. Recesses or projections in the façade plane of at least 12 inches
D. Divisions or breaks in materials or contrasting color changes
8. Windows and Doors. For new buildings a minimum of 30% of the ground level façade and sides of buildings adjacent to public ways shall be transparent. Windows on upper floors shall be vertically oriented. Arched tops, columns framing the openings, and decorative lintels are encouraged to compliment the architectural character of structures in the vicinity.
A. On existing buildings, original windows and doors shall not be boarded, shuttered, or enclosed, or their opening dimensions altered. Original materials or details, where still present, encouraged to be preserved or, if necessary, replaced with similar materials and details that complement the architectural character of the structure.
9. Materials and Detailing. Whereas brick and stone are durable, historic, classic materials that serve as the primary façade materials on a predominance of structures in the district, fired clay brick and natural stone or manufactured stone (subject to paragraph 10) shall cover at least 75% of the front façade area and 50% of side façade areas adjacent to public ways (except alleys) on newly constructed buildings. Façade area shall be calculated excluding the area of windows and doors. Brick and stone veneers are not preferred, but will be permitted so long as the color of the masonry is integral to the material. Tile, stone, metal, cement boards and 4x8 stucco finish cement board, and Exterior Insulation and Finish System (EIFS) are acceptable accent materials.
A. New and existing brick and stone masonry construction shall not be painted unless previously painted. Murals of artistic value painted upon the side facades of buildings are permitted upon review and approval by Council appointed "designated board" or position. The color of new masonry exteriors shall be integral to the material.
B. Existing masonry facades and architectural details, such as cornices, transom and display windows, architectural columns, framing, accents, and masonry detailing, shall not be removed or covered except that the Board of Appeals and Adjustments may provide exceptions when doing so is necessary for the public safety. These architectural details are strongly encouraged on new structures.
10. Exceptions. The Board of Appeals and Adjustments may exempt an applicant from particular provisions of these design standards if it can be demonstrated that alternatives to the provision(s) result in a design that equally satisfies the intent of the Core Overlay District.
(Ch. 176 - Ord. 1447 - Nov. 14 Supp.)