(A) Residential appearance. The following findings warrant the need for exterior appearance requirements for residential development for standard zone districts. PUDs are required to use the Neighborhood Design Guidelines.
(1) The Community Plan recommends promoting a high quality built environment.
(2) Providing for compliance with appearance regulations will assist in creating quality development within residential neighborhoods.
(3) Limiting the garage appearance within the front elevation limits the negative visual impact.
(4) A balance of natural and synthetic building materials allows for design creativity and promotes quality development.
(5) Trim around windows completes the appearance on every elevation.
(6) Placing windows, doors, porches, and other features on each elevation enhances the visual environment and contributes to the overall architectural diversity of a neighborhood.
(7) The lack of detailing, architectural features, and trim on elevations detracts from a dwelling and reduces the visual quality of a neighborhood.
(B) Purpose. The purpose of this section is to provide design requirements that are applicable to single-, two-, and three-family dwelling units. For purposes of this section, a single-, two-, and three-family dwelling unit will be defined as a "house." These requirements are designed to increase the quality of neighborhoods, to promote positive architectural appearance within residential areas, to encourage design flexibility and creativity, and to establish an interesting, aesthetically pleasing residential environment. It is also the intent of this section to promote durable, quality materials that will allow residential neighborhoods to endure and mature for future generations in the city.
(1) Minimum requirements. These requirements are minimum appearance requirements applicable to all houses in all districts, including Planned Development Districts, except as may be specifically approved in the Planned Development District ordinance.
(2) Residential appearance in Planned Unit Development Districts shall be evaluated according to the Neighborhood Design Guidelines.
(C) Applicability.
(1) These requirements shall apply to the construction of all new houses, unless designated as exempt in division (C)(3) of this section.
(2) These requirements shall apply to any addition or alteration of an existing house constructed in compliance with the regulations of this section.
(3) Houses in districts described below are exempt or must comply with these requirements as follows:
(a) Houses located within a residential Planned Unit Development district approved after the effective date of this section shall be evaluated according to the Neighborhood Design Guidelines.
(b) Those houses located within the Architectural Review District or listed in §§ 153.170 et seq. are exempt from the requirements of this section. These residential units shall be regulated by the architectural review section of this Code of Ordinances.
(D) Definitions. For the purposes of this section, the following definitions apply:
(1) BLANK ELEVATION. An elevation that lacks the minimum required openings and architectural features, such as windows, doors, exterior chimneys, or other similar architectural features.
(2) CHIMNEY. A structure projecting from the exterior wall of a house and enclosing or appearing to enclose a flue that carries off smoke. It may or may not extend vertically to the eaves line or have a foundation/connection to ground.
(a) CANTILEVERED CHIMNEY. A chimney that projects from the exterior wall and does not have a foundation or extension to the ground.
(b) SHED-TYPE CHIMNEY. A chimney that does not extend full height vertically to the eaves line. A shed chimney typically includes a direct vent outlet in the chimney wall.
(3) CORBEL. A build out of one or more courses of brick or stone from the face of a wall, traditionally to form a support for timbers.
(4) CORNICE. Overhang of a pitched roof at the eaves line, usually consisting of a fascia board, a soffit for a closed cornice, and appropriate moldings.
(5) DIRECT VENT OUTLET. An outlet through an exterior wall associated with the air supply and/or exhaust of a fire burner. It may or may not occur in a projecting box/chimney.
(6) DORMER. A window set vertically in a structure projecting through a sloping roof; also the roofed structure containing that window.
(7) EAVES. The margin or lower part of a roof projecting over the wall.
(8) ELEVATION. A geometric projection of the front, side, or rear outer surface of a building onto a plane perpendicular to the horizontal; a vertical projection.
(9) FACADE. The front, sides or rear faces of a building.
(10) FASCIA. A horizontal piece (such as a board) covering the joint between the top of a wall and the projecting eaves; also called fascia board.
(11) FRIEZE BOARD. A decorated band along the upper part of an exterior wall. In house construction a horizontal member connecting the top of the siding with the soffit of the cornice.
(12) FOUNDATION CLADDING. An aesthetic enhancement to the foundation concealing exposed portions with an approved material.
(13) GABLE.
(a) The vertical triangular end of a building from cornice or eaves to ridge.
(b) The similar end of a gambrel roof.
(c) The end wall of a building.
(d) A triangular part of a structure.
(14) MASONRY. Natural or natural-appearing stone or brick.
(15) PLINTH. A continuous, usually projecting course of stone or brick forming the base or foundation of a wall.
(16) PROJECTION. Any component of a structure that extends out from the main building.
(17) QUOIN. Corner stones that anchor the edge of the building wall or decorative feature to imitate corner stones, which wrap around the corner of an elevation and join two abutting walls.
(18) SOFFIT. The exposed undersurface of any overhead component of a building.
(19) STUCCO. A coarse plaster composed of portland or masonry cement, sand, and hydrated lime mixed with water and applied in a plastic state to form a hard exterior covering.
(20) TRIM. The finished woodwork or similar architectural element used to enhance, border or protect the edges of openings or surfaces, such as windows or doors.
(21) VINYL SIDING ACCESSORIES. Exterior design elements that serve to provide more visual interest and complement the primary home design.
(22) WATER TABLE. A projecting brick or stone stringcourse, molding or ledge placed to divert rainwater from a building.
(E) Residential design requirements.
(1) Design requirements. In addition to all applicable zoning and development requirements, the following design requirements shall apply as outlined in division (C) of this section.
(a) Chimneys. All chimneys must extend full height, from ground and vertically past the eaves line. Cantilevered and shed-type chimneys are prohibited. Chimneys must be finished in masonry or stucco but need not match the background wall in material or color.
(b) Finish building materials. Wood board or shake, brick, stone, cultured stone, fibrous cement siding, stucco, glass block and vinyl siding are the permitted finish building materials. Asphalt dimensional shingles, slate, tile, standing seam metal, wood shingles or shakes are the permitted roof materials.
1. When a change in materials occurs at corners, the change must occur at the inside corner unless the masonry on the street-facing facade extends at least two feet past the outside corner. If a house has a side gable and a material change occurs on the outside corner, or if two different materials are used on the facades of main and upper floors, rather than extending the materials around the corner, a quoin or minimum 5 1/4-inch wide corner board must be used along the vertical length of the non-masonry corner.
2. The number of materials used as major facades, excluding fenestration, shall not exceed three materials.
(c) Foundations. There shall be no exposed, unfinished foundation walls. All exposed foundation concrete or concrete must be finished with one of the following: brick, veneer brick, stone, cultured stone designed by the manufacturer for at-grade or below-grade installation, split face block, cast-in-place brick pattern concrete, or decorative concrete block.
(d) Four-sided architecture. All sides of a house shall display a high level of quality and architectural interest. The majority of a building's architectural features and treatments shall not be restricted to a single facade. Blank facades are not permitted for any detached garages or accessory structures. All sides of a house should be articulated through the use of bays, insets, balconies, porches, or stoops related to entrances and windows.
(e) For the purpose of four-sided architecture, houses on corner and through lots have more than one street-facing elevation. Each elevation must contain at least two design elements, and each street-facing elevation must contain at least three design elements, in any combination. Provided further that all of the following must be met:
1. At least one design element must be present in each equal one-half vertical division of the subject elevation;
2. At least one design element shall occur from the first floor level to nine feet above the first floor level;
3. If there is any upper wall area greater than 24 feet wide and nine feet high (measured at nine feet above the first floor level), at least one design element must be located predominately at least nine feet above the first floor of that elevation.
4. Acceptable design elements include:
a. A door of at least 17 square feet in area.
b. A window at least six square feet in area. A set of adjacent windows, such as a double or bay window, count as one design element, however, horizontal bands of immediately adjacent window units count as one design element for every horizontal eight feet of run.
c. A chimney located along an exterior elevation.
d. An articulated decorative gable vent of at least four square feet in area.
e. A porch.
f. A similar significant permanent architectural feature consistent with the style of the house.
5. Unacceptable design elements include:
a. Foundation cladding.
b. Water tables.
c. Sides of porches.
d. Rooflines.
e. Interior chimneys.
(f) Garage doors. Garages are usually the dominant feature of most houses when seen from the street. Side-loaded and recessed garages are encouraged.
1. Front-loaded garages shall be permitted. A garage is considered front-loaded when the vehicular access doors are primarily oriented towards the same street right-of-way or private street as the front facade of the house. Additionally, a garage is front-loaded when it is visible from the street and angled less than 60 degrees to the front lot line or street tangent line. The street front for a corner or through lot is determined by the facade with the entry or primary elevation of the house.
2. Detached front-loaded garages located more than 22 feet behind the front-most plane of the house are exempt from the maximum percentage of elevation requirements. Detached front-loaded garages 22 feet or less from the front-most plane of the house shall be calculated within the elevation.
3. All garage doors must meet the following requirements:
a. No single garage door opening shall be wider than 18 feet.
b. No combination of garage door openings shall be wider than 36 feet.
c. A maximum of one 18-foot wide garage door will be permitted.
d. Garage door openings shall not be higher than nine feet.
e. Color. The initial installation or replacement of garage doors must be of a low-contrast color that is the same, or similar in hue and tonal value, as the primary color of the house. Garage door trim shall match garage doors or the primary trim color of the house.
4. Front-loaded garages must meet the following additional requirements:
a. Not more than two garage doors may be located on the same plane. Three and four garage doors must be located on two different planes with a minimum separation of 16 inches.
b. Garage door openings totaling 18 feet in width or less shall not make up more than 35% of the linear distance of the front elevation nor project more than 12 feet from the adjacent vertical wall plane. Open uncovered porches shall not be considered a vertical wall plane.
c. Garage door openings totaling more than 18 feet to 36 feet in width shall not make up more than 45% of the linear distance of the front elevation nor project more than ten feet from the adjacent vertical wall plane. Open uncovered porches shall not be considered a vertical wall plane.
(g) Roof pitch. The main architectural roof of a house must have a minimum 6:12 pitch. Flat roofs may be permitted, but not as the main architectural roof. Dormers, porches, and other similar secondary architectural features may have roofs with a minimum 4:12 pitch. Deep eaves and overhangs are encouraged.
(h) Vinyl homes. Any predominately vinyl-sided home must include complementary accessories and detailing where vinyl sided elevations occur, as follows:
1. A detailed main entryway by use of a minimum eight inch wide three-dimensional door-surround system;
2. Minimum six inch wide frieze or fascia boards; and
3. At least two of the following accessory types must be utilized per home. The selected accessory type must occur on each vinyl-sided elevation as indicated on the following table. Additional accessories may be utilized in addition to the minimum requirements.
MINIMUM ACCESSORIES FOR VINYL-SIDED HOMES | SELECTED ACCESSORY TYPE MUST OCCUR (AT LEAST) WHEN THE EXTERIOR WALL ELEVATION IS VINYL | |
Select Two Accessory Types: | Front | Side |
Shutter Pairs | X | X |
Mantels | X | X |
Gingerbread | X | |
Masonry Water Table and Plinth | X | |
Gable Vent | X | X |
a. Shutter pairs must occur at least on all the single and doublewide windows of any front and side vinyl-sided elevations, where wall area permits them. Shutters shall be full height and at least one-half the width of the single or one-quarter the width of the double window. Shutters used to meet the normal window trim requirements may count towards these requirements.
b. Mantels must occur at least above all windows in front and side vinyl-sided elevations.
c. Gingerbread. A set of gingerbread decorations such as cornices, corbels, columns, or similar three-dimensional elements must occur at least in the front vinyl-sided elevation, and shall occur in a consistent arrangement and according to style of the home.
d. Masonry water table and plinth must occur at least along the front-facing facade of the vinyl-sided house. The height of this feature shall be at least two feet as measured from grade.
e. Gable vents must be articulated decorative gable vent(s) of at least four square feet in area and occur in at least the front, or side of vinyl-sided elevations.
(i) Windows. Shutters or trim will be required with all windows on any elevation.
1. Shutters shall be sized to fully cover the window and shall be operable or appear as such, and utilize appropriate shutter hardware including s-clips and hinges. Shutters shall be louvered, raised or flat paneled or board and batten and made of painted wood, vinyl, painted synthetic, PVC or Hardiplank.
2. Trim shall be required when shutters are not used. Trim shall include either a top and bottom finish of soldier course, rowlock, lintel or sill; or a minimum 3 1/2-inch board around all sides of the window.
(2) Building material specifications. Unless otherwise specified, all permitted building materials must be manufactured and built to industry standards and must have a minimum 30-year life expectancy.
(a) Vinyl. All vinyl materials must have a minimum thickness of 44 mils, and must be applied over minimum one-half inch thick oriented strand board or plywood. The siding must have a low-gloss finish. All vinyl must be properly installed according to the manufacturer's specifications to prevent warping or separation.
(b) Asphalt dimensional shingles. Asphalt dimensional shingles must be a 25-year "true" dimensional shingle. Painted shadows are not permitted. Shingles must have a minimum weight of 240 pounds per 100 square feet and be installed according to the manufacturer's specifications.
(c) Garage doors. Garage doors must be of a durable material that does not sag, warp, deteriorate, or de-laminate under normal use and weather conditions. Materials such as particle board or Masonite are prohibited.
(Ord. 59-03, passed 11-3-03; Am. Ord. 59-03, passed 3-15-04; Am. Ord. 40-07, passed 7-2-07; Am. Ord. 76-08, passed 2-8-10; Am. Ord. 05-23, passed 3-27-23)
Editor's Note:
Ordinance No. 59-03, passed March 15, 2004, was inadvertently submitted as an amended version of Ordinance No. 59-03, passed November 3, 2003. There are, therefore, two separate ordinances with the designation of 59-03.