The design review guidelines cover all aspects of the exterior of a project and include an examination of the surrounding context to ensure that new development and modifications to existing developments achieve the objectives of this chapter set forth herein. The following guidelines are in addition to the specific regulations and requirements set forth for each of the particular zoning districts.
(a) General Design Criteria.
(1) The proposal shall enhance and improve the character of the community and be appropriate and compatible with its surroundings in accordance with the intent, objectives and development criteria of this chapter. In assessing the characteristics of the surrounding area, noncontributing features will not be considered factors in determining compatibility.
(2) The proposal should minimize changes to the natural grade, and discourage the removal and destruction of trees, landscaping and other natural features.
(3) Buildings shall be oriented in relation to proposed grading, natural features and to existing structures on and adjacent to the site to maintain:
A. Satisfactory proportions and scale;
B. Reasonable light and air; and
C. Privacy, as appropriate.
(4) Buildings, structures and landscaping should be designed and located on the site and be of a scale to complement adjacent buildings and enhance the character of the surrounding area by having features that are appropriate and compatible with existing buildings and structures (where the existing buildings and structures meet the intent of this section). In making this determination the Planning and Design Commission shall consider:
A. Building height, width and general proportions;
B. Architectural features, including patterns of windows and doors, roof pitch, cornice lines, balconies, porches, shutters, dormers, eaves and other decorative detail;
C. General site characteristics which encourage well-landscaped and conveniently located parking areas, safe and comfortable pedestrian ways, and convenient pedestrian movement among adjacent and nearby buildings and parking areas; and
D. Color use which is not bright or brilliant.
E. Building setbacks located at or near the front sidewalk line.
(5) Each individual building should express its function, and have an individual character and identity created through functional variety in the overall design. When existing buildings are to be renovated, the distinguishing qualities or characters of a property that contributes to the overall character should not be destroyed. Removal or alteration of distinctive architectural features should be avoided, except for features that are determined to be noncontributing features.
(6) Unique and contemporary designs may be appropriate to the extent such design does not clearly detract from any architectural unity of an ensemble or group of architecturally significant buildings.
(7) Landscaping shall be designed to:
A. Maintain an adequate and appropriate proportion of deciduous and non-deciduous trees.
B. Be in such location, scale and amount to be integrated with the building design.
C. Clearly designate entrances/exits.
D. Reasonably screen paved areas from the street enough through the use of mounding, the land's natural topography, and/or adequate vegetation.
E. Include provisions for adequate irrigation and maintenance of areas over 200 square feet.
(8) Mechanical and electrical equipment, waste receptacles and other similar appurtenant or accessory structures shall be located to minimize the impact on the building and the community:
A. Air-conditioning units, condenser elements, antennas, other mechanical equipment, and waste receptacles should not be visible.
B. Ground mounted mechanical and electrical equipment and waste receptacles must be screened with a fence or plant material as approved by the Planning and Design Commission, or housed in a structure that is in harmony with the surroundings.
C. Mechanical equipment attached to the side or roof of a building and cannot be located on the roof or ground, including vents and intakes, should be kept as low as possible and screened, or be compatible with the background.
(1) Site design.
A. Park benches, ornamental planters and brick pavers should be encouraged when appropriate to create inviting, people-oriented spaces.
B. Other devices may be considered appropriate in the interest of adding attractive features to the district, such as a clock tower, flag poles, a raised roof on an otherwise flat-roofed structure, a turret or penthouse.
C. Sidewalks connecting building entrances with parking areas and to the public sidewalks shall be provided to permit and encourage pedestrian access to the buildings.
D. Parking areas, drives and approaches shall be of appropriate size and scale in relation to the appearance of the proposed development from the right-of-way, adjacent property and the internal portion of the site itself. Such appropriate scale shall be achieved by the width of approaches and drives, by having adequate but not excessive parking, and by using landscaping within parking areas of 6,000 square feet or more.
E. Accessory loading areas should be located in unobtrusive areas and be screened from public view.
F. Signs should be designed to reflect the scale of the building, site and surrounding characteristics. Buildings shall be designed for the appropriate placement of signage in a manner that complements the building.
1. Any building housing more than one business entity requiring signs shall be in compliance with an approved comprehensive sign scheme per Section 1145.07
(i).
G. Exterior security and ornamental lighting, when used, shall enhance the building design and the adjoining landscape. Lighting standards and features shall be of a design and size compatible with the building and adjacent areas. Lighting shall be designed so as not to shine directly onto adjoining properties and not be excessive. Provisions for architectural lighting that is spaced in coordination with the building bay spacing shall be encouraged.
1. Lighting shall be designed in such a manner as to not project more than 1-foot candle on any adjacent property, not including public right-of-ways.
H. Entryways should be designed to enhance the ability of the general public to find their way into and around buildings and open spaces.
(2) Building style and scale.
A. Architectural details and ornamentation shall be meaningful to the overall design and appropriate for the size and scale of proposed structures; harmonious with other architectural detail and ornamentation.
B. In areas which have a predominate architectural style, including historic styles, such character should be a significant consideration in determining compatibility. In such cases compatibility is partially achieved by some repetition of basic elements such as color, materials and common scale.
C. Variations in the height of structures are encouraged in order to impact some variety to the skyline of the area and to add some distinction to the streetscape.
D. All visible sides of new construction should achieve architectural interest and excellence.
E. The following details and characteristics shall be encouraged:
1. The use of pitched roofs, particularly with 5:12 or greater slope; mansard roofs or main roofs that extend over sidewalls below the highest window head shall be discouraged.
2. Dormers.
3. Decorative lintels over windows/doors constructed with sandstone, wood or similar material;
4. Multi-paneled windows with shutters (when the windows are an appropriate size suitable for such shutters) painted in contrasting colors.
5. Decorative cornices.
6. Elements to subdivide the facades into bays including building projections, columns, or pilasters.
7. Prominent main entrances to buildings with large doors and "framing" devices such as peaked roof forms, porches or recesses.
8. Decorative cupolas.
9. Decorative quoins.
10. Styles similar to Georgian, Federal, or Jeffersonian Classicism.
(3) Materials and colors.
A. New construction shall be guided by the existing work to which it is attached or is associated, and should not be in stark contrast to the materials used on adjacent structures.
B. The texture, color, and placement patterns of materials shall be appropriate for the size and scale of the proposed structures and be compatible with the character of the area.
C. The following colors and materials shall be acceptable. Examples of such contributing materials include:
1. Brick exterior.
2. Masonry units, split or ground face not exceeding 10% of the facade for trim.
3. Natural stone.
4. Horizontal wood clapboards for siding.
5. Painted trim woodwork.
6. Visible roofing material shall be shingles of dark colors rather than pale or near white colors. Materials should be asphalt, fiberglass and slate. Standing seam metal panels in traditional colors. Clay tile may have merit as a variation, but will be very carefully considered in contrast to adjacent materials.
7. Fencing and screening materials matching the building of brick or stone masonry, painted aluminum, vinyl coated aluminum or vinyl, wrought iron, or permanent evergreen landscape material.
8. Fabric awnings of colors as approved by the Planning and Design Commission.
9. Material colors as approved by the Planning and Design Commission.
D. Conversely, the following materials are not consistent with the City's desired architectural characteristics and would tend to hasten the creation of nuisances and/or blight; therefore, they are considered inappropriate:
1. Mirrored/reflective glass unless used as a small component of the building, designed and located within the context of the architectural style, usually not exceeding 10% of the facade.
2. Concrete block or painted concrete block.
3. Stucco (exterior insulation and finish systems) or similar large expanse of material unless it is utilized with belt courses, joints, contrasting materials, exposed structural elements, or similar design features not exceeding 10% of the facade.
4. Unfinished and industrial type materials such as concrete block, painted concrete block, exterior insulated finishes, and metal siding.
5. Bright or primary colors, and/or awnings that are in stark contrast to other structures in the surrounding area and/or design of the proposed structure.
6. Fencing or screening materials of painted or unfinished wood, chain link.
7. Metal awnings.
E. Authentic materials are preferred, however modern products that simulate wood and slate effectively may be considered.
(1) Site design.
A. Outside dining and areas of congregation shall be encouraged if nuisances such as noise and litter can be controlled.
1. Such areas within 20' of a right of way shall be fenced or screened with a fence or screen not less than 36" high, as well as landscaped in an appropriate manner. Such areas shall not project any noise into a residential area and shall be further screened and buffered as required to minimize nuisance.
(2) Building style and scale.
A. Building prototypes shall be discouraged unless specific modifications have been made to a prototype design to bring it into compliance with these design guidelines.
B. Building facades should have windows in order to insure a comfortable visual dialogue between occupant and pedestrian. Large portions of building facades without windows shall be discouraged.
C. The proportion of wall surface to openings should be consistent with adjacent structures.
D. The use of fabric awnings, mainly confined to the street level, in shopping areas is encouraged. Awnings are to be designed and mounted so as not to cover significant architectural design.
E. Buildings in excess of 4,000 and less than 10,000 square feet, especially retail and business uses, shall make exterior design provisions for reuse by subdividing the spaces into areas not to exceed 2,000 square feet. Buildings in excess of 10,000 square feet, especially retail and business uses, shall make exterior design provisions for reuse by subdividing the spaces into areas not to exceed 4,000 square feet. These shall include provisions for future front entrances and building services. This requirement shall not apply to a structure serving as an anchor store of a connected multi- tenant development.
(3) Materials and colors.
A. The following colors and materials shall be acceptable: Examples of such contributing materials include:
1. Red/rose brick exterior.
2. Horizontal wood clapboards for siding not exceeding 50% of the facade.
(1) Site design.
A. The design, scale and location on the site of residential structures, accessory buildings and landscaping should enhance the overall natural character of the City.
B. Accessory structures and features such as garages, parking areas, fences, walls, and landscaping should:
1. Ensure that the relationship to the dwelling reinforces the dwelling as the major focal point of the site.
2. Ensure that the size, location and design are appropriate for the size of the site and adjacent buildings.
C. Sidewalks should be enhanced with appropriate materials, landscaping, lighting and benches.
(2) Building style and scale.
A. Architectural forms and the open spaces around them should be integrated so as to enhance the quality of the outdoor public areas including such factors as sunlight, weather protection, noise and air quality, landscaping and benches.
B. All elevations of new construction are expected to feature some door or window openings or other architectural feature to avoid blank walls and such openings should have a pattern that is compatible with the character of the neighborhood.
C. Buildings should have varying rooflines and facade modulation to help reduce the apparent size of new buildings and give them more visual interest. The use of pitched roofs is favored in order to add height and body to the low level skyline.
(3) Materials and colors.
A. Within a contiguous development proposal there shall be a continuity of building materials among all buildings.
B. Conventional building materials including wood, shingle, stone and face brick, should be employed in new work, to the extent appropriate.
C. New products which simulate wood siding and slate roof tile or shingles may be acceptable, but only with the presentation of full scale samples in appropriate colors.
D. The following materials are discouraged: Mirrored/reflective glass.
(4) Garages.
A. Garages are to be located so as to not dominate the street elevation.
B. A garage should match the residence to which it is attached or related with similar materials, roof pitch, colors, window styles, eaves and trim.
(Ord. 02-43. Passed 12-2-02.)