(a) Applicability. These requirements apply in the C-3 District. Development in the C-1 District must conform to the standards in this section, or the village center commercial and retail standards.
(b) Intent. Commercial buildings in the Village should not be considered disposable, but rather built to age gracefully and maintain their functionality, with the intent of being a future landmark worthy of preservation efforts decades after construction. These standards are intended to ensure new development is compatible with the built environment, and respects and reinforces the unique character and sense of place of the Village, while creating a built environment attractive to prospective consumers, thus resulting in a healthy and desirable business climate.
(c) Character and Image. Building design must contribute to the sense of place by using predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. Standard formula or prototype building designs must be modified if necessary to conform to Village design standards; cookie-cutter architecture is unacceptable. In shopping centers or multiple building developments, individual buildings must include predominant characteristics shared by all buildings in the development so the development forms a cohesive place.
(d) Forms and Mass. A single, large, dominant building mass must be avoided in new buildings and projects involving changes to the mass of existing buildings. Changes in mass should be related to entrances, the integral structure and/or the interior space organization and activities, and not just for cosmetic effect. False fronts or parapets create an insubstantial appearance and are prohibited.
(e) Exterior Walls and Facades.
(1) Pattern.
A. Facades and walls must include a repeating pattern with an expression of architectural or structural bays through a change in plane >1 foot wide, such as:
An offset, reveal, pilaster, projecting ribs, fenestration patterns, or piers; and two (2) or more of these elements:
1. Color change;
2. Texture change; and
3. Material module change.
B. One or more of elements 1., 2 or 3. must repeat horizontally. All elements must repeat at intervals of <30 feet.
(2) Base. Facades and walls must have a recognizable “base” with (but not limited to):
A. Integrally textured materials such as stone or other masonry;
B. Integrally colored and patterned materials such as smooth-finished stone;
C. Lighter or darker colored materials, mullions or panels; or
D. Planters and a recognizable “top” with (but not limited to):
E. Cornice treatments, other than colored “stripes” or “bands” alone, with integrally textured materials such as stone or other masonry or differently colored materials;
F. Sloping roof with overhangs and brackets;
G. Stepped parapets.
(3) Four-sided design. All walls must include materials and design characteristics consistent with those on the front. Lesser quality materials for side or rear walls are prohibited. Rear and side wall materials that are allowed to be used are: Brick, vinyl siding, wood shingles, shakes or siding (except plywood sheeting as the exposed material) or any materials that are greater quality and approved by the Village Architectural Review Officer.
(4) Long walls and facades; projections and recesses. Walls >100 feet long must include wall plane projections or recesses having a >3% depth of the facade length, and extending >20% of the facade length.
(5) Street facing walls. Walls must not have a blank, uninterrupted length >30 feet without including two or more of these features: change in plane, change in texture or masonry pattern, windows, or other equivalent elements that subdivide the wall into human scale proportions. Side or rear walls facing walkways may include false windows and door openings defined by frames, sills and lintels, or similarly proportioned modulations, only when actual doors and windows are not feasible because of the building use.
(6) Street facing facades. Facades and walls facing streets, parking lots (excluding parking lots at rear loading docks), and/or connecting pedestrian walkways must be divided and proportioned using features such as windows, display areas, entrances, arcades, arbors, and awnings along >60% of the facade.
(7) Primary building entrances. Primary building entrances must be clearly defined and recessed or framed by a sheltering element such as an awning, arcade or portico to provide shelter from the sun and inclement weather.
(8) Retail building entrances. Anchor stores, >50% of the stores in a shopping center; and freestanding, single-use buildings, must have a clearly defined, highly visible customer entrance with four or more of the following design elements:
A. Arcades.
B. Arches.
C. Canopies or porticos.
D. Details such as tile work and moldings integrated into the building structure and design.
E. Display windows.
F. Integral planters or wing walls that include landscaped areas and/or places for sitting.
G. Outdoor patios.
H. Overhangs.
I. Peaked roof forms.
J. Raised corniced parapets over the door.
K. Recesses and/or projections.
(9) Awnings. Awnings may be as long as a single storefront.
(10) Transparency.
A. Front and side facades and walls of retail spaces with less than 20,000 square feet in shopping centers and multi-tenant buildings must be transparent between 3 feet and 8 feet above the walkway grade along >50% of the facade or wall.
B. Front and side facades and walls of retail buildings and spaces with >20,000 sq. ft. must be transparent between 3 feet and 8 feet above the walkway grade along 40% or more of the facade or wall.
Casement frames and mullions are included in the calculation of transparent frontage.
(11) Garage doors. Garage bay doors must be segmented. Roll-up garage doors are prohibited. Garage doors must be recessed >2 feet behind the building facade.
(f) Roofs.
(1) Roof form design. Roof forms must correspond to and denote building elements and functions such as entrances, arcades and porches. Roof forms should relate to adjacent buildings or developments.
(2) Required features. Roofs must have one of the following features:
A. Overhanging eaves, extending >1.5 feet past the supporting walls.
B. Sloping roofs that do not exceed the average height of the supporting walls, with an average slope >1 foot of vertical rise for every 3 feet of horizontal run and <1 foot of vertical rise for every 1 foot of horizontal run.
(3) Roof lines. The continuous plane of a roof line must be <100 feet.
(4) Mechanical equipment screening. Rooftop and ground mounted mechanical equipment must be screened (visually and acoustically) so it is not visible from the public right-of-way.
(g) Materials and Color.
(1) Building materials. Predominant building exterior materials must be high quality, and used in their natural context and color. Masonry, brick, stone, and wood are examples of appropriate building materials. Concrete masonry units, smooth-faced concrete block, painted brick and masonry, tilt-up concrete panels, vinyl and aluminum siding, and prefabricated metal panels and buildings are prohibited.
(2) Roof materials. Roof materials must be high quality, durable and consistent with local architectural themes. Acceptable roof materials include concrete tile, high profile asphalt shingles, metal shingles and split seam metal. (Ord. 2008-133. Passed 12-15-08.)
(3) Building colors.
A. Material colors must be low-reflecting, subtle and neutral or earth-toned. Trim must be painted low-reflecting, subtle and neutral or earth-toned color. Colors approved by the Village are filed with the Zoning Inspector. Any additional color will need to be approved by the architectural review board or Planning Commission.
B. High-intensity colors, bright primary colors, metallic colors, or fluorescent colors are prohibited.
C. Shiny, glossy or reflective materials, or brighter colors may be used on building trim and accents with a cumulative surface area of <0.25% (1/400th) of a wall.
D. Awning colors must be complementary to the dominant color scheme of the host structure.
E. The requirements in this subsection (g)(3) apply to the painting of any structure in this district or to the new application of color to any structure in this district on or after the adoption of this section.
(Ord. 2014-060. Passed 7-1-14.)
(Ord. 2014-060. Passed 7-1-14.)
(4) Material or color changes. Material or color changes must occur only at a change of plane or reveal line. Material or color changes at the outside corners of structures that give the impression of “thinness” and artificiality are prohibited. Piecemeal embellishment and frequent material changes are prohibited.
(Ord. 2008-133. Passed 12-15-08.)