(a) Purpose and Findings: The purpose of these regulations is to provide specific criteria so that new buildings blend into the historic architectural framework of the Village of Greenfield. These criteria are not intended to restrict imagination, innovation, or variety, but rather to assist in focusing design principles, which can result in creative solutions that will develop a satisfactory visual appearance within the Village of Greenfield; preserve taxable values; and promote the public health, safety, and general welfare. These standards:
(1) Provide a physical and visual connection between the living area of the residence and the street;
(2) Enhance public safety by allowing people to survey their neighborhood from inside their residences, places of work, or shopping areas;
(3) Provide a more pleasant pedestrian environment by preventing large expanses of blank façades along streets;
(4) Ensure that the location and amount of the living area of the residence, as seen from the street, is more prominent than the garage;
(5) Prevent garages from obscuring the main entrance from the street and ensure that the main entrance for pedestrians, rather than automobiles, is the prominent entrance;
(6) Provide for a more pleasant pedestrian environment by preventing garages and vehicle areas from dominating the views of the neighborhood from the sidewalk;
(7) Enhance public safety by preventing garages from blocking views of the street from inside the residence;
(8) Supplement the zoning regulations applied to site-built, and modular, and manufactured homes, with additional standards and procedures that will promote a satisfactory living environment for residents of single-family homes and that will permit a mix of homes and other types of housing within the Village of Greenfield;
(9) Permit greater diversity in the types of housing communities;
(10) Ensure that all new single-family dwellings are compatible with other forms of housing; and
(11) Ensure the provision of single-family housing opportunities for persons or families of low or moderate income by providing for design standards that ensure compatibility among various types of housing units as an alternative to exclusionary zoning.
(b) Single-Family Residential Dwellings.
(1) Applicability.
i. Types of dwelling Units: Unless otherwise specified in this ordinance, this section applies to:
a) Any single-family dwelling unit;
b) Any duplex; and
c) Any triplex.
ii. Design elements required: The combination of design elements, as shown in Table 1105-11, is required for any dwelling unit subject to this section.
(2) Size Limitations. No single-family dwelling unit, duplex, or triplex shall exceed 8,000 square feet in size, nor exceed a floor area ratio (FAR) of .60. The total area of all dwellings and accessory structures shall not exceed a FAR of .75.
(3) Main Entrance.
i. Location of main entrance: The main entrance of each primary structure must face the street. On corner lots, the main entrance may face either of the streets or be oriented to the corner. With buildings that have more than one main entrance, only one entrance must meet this requirement. A building must include a front porch or stoop at all main entrances that face a street. The porch or stoop shall adjoin the main entrance and the main entrance shall be accessible from the porch.
ii. Porches
a) Porches shall be covered by a solid roof. The roof shall not be located more than twelve (12) feet above the floor of the porch. If the roof of a required porch is developed as a deck or balcony, it may be flat.
b) The porch shall have minimum dimensions of six (6) feet by six (6) feet. For single-family dwellings, the covered area provided by the porch must be at least forty-eight (48) square feet and a minimum of eight (8) feet wide. If the main entrance is for more than one dwelling unit, the covered area provided by the porch must be at least sixty-three (63) square feet and a minimum of nine (9) feet wide.
Table 1105-11
Applicability of Single-Family Design Regulations
Standard | Zoning District or Use | ||
RE | NS, NU | D | |
Main Entrance of this section | M | M | M |
Garages of this section r | O | M | M |
Roofs of this section | O | O | O |
Foundation of this section | O | O | O |
Exterior Finish Materials of this section | O | O | O |
Windows and Entryways of this section | O | O | M |
RE = Residential Estate; NS = Neighborhood Suburban; NU = Neighborhood Urban; D = Downtown; M = the standard is mandatory; and O = the standard is optional. Single-family dwellings subject to this section must comply with at least two of the optional standards.
c) Covered balconies: The covered area provided by the balcony must be at least forty-eight (48) square feet, a minimum of eight (8) feet wide, and no more than fifteen (15) feet above grade. The covered balcony must be accessible from the interior living space of the house.
d) Openings between porch floor and ground: Openings of more than one (1) foot between the porch floor and the ground must be covered with a solid material or lattice.
(4) Garages.
i. Generally: Garages shall either be detached or shall be facing the side or rear lot line. A garage wall may not be closer to the street lot line than the front of the porch.
ii. Detached garages: These standards encourage detached garages as an alternative to front-loaded attached garages.
a) Detached garages are permitted in any zoning district. Detached garages shall be located in the rear yard. The footprint for the garage structure shall not exceed twenty-four (24) by twenty-four (24) feet. The garage walls shall not exceed fifteen (15) feet in height or the height of the principal structure, whichever is less.
b) A detached garage that is nonconforming due to its location in a setback may be rebuilt on its existing foundation if it was originally constructed legally. An addition may be made to these types of garages if the addition complies with the standards of this section, or if the combined size of the existing foundation and any additions are no larger than twelve (12) feet wide by eighteen (18) feet deep. The garage walls shall not exceed ten (10) feet in height.
iii. Applicability: This section applies to garages that are accessory to single-family dwelling units, manufactured homes, duplexes, or triplexes. Where a proposal is for an alteration or addition to existing development, the standard applies only to the portion being altered or added. Garages that are accessory to attached houses, development on flag lots, or development on lots that slope up or down from the street with an average slope of twenty percent (20%) or more, are exempt from this standard.
iv. Maximum length and size: The length of that portion of a garage wall facing the street shall not exceed thirty percent (30%) of the length of the street-facing building façade. Garage doors may not exceed seventy-five (75) square feet in area. There may be no more than two (2) individual garage doors. On corner lots, only one street-facing garage wall must meet this standard. Where the street-facing façade of the building is less than twenty-four (24) feet long, the garage wall facing the street may be up to twelve (12) feet long if there is one of the following:
a) Interior living area above the garage; or
b) A covered balcony above the garage that is at least the same length as the street-facing garage wall, at least six (6) feet deep, and accessible from the interior living area of the dwelling unit.
v. Street lot line setbacks: A garage wall that faces a street shall be located at least twenty (20) feet behind the plane of the front façade. A street-facing garage wall may adjoin the front façade or be located within the area described above, where:
a) The street-facing garage wall does not exceed thirty percent (30%) of the length of the building facade; and
b) The interior living area is located above the garage. The living area must be set back no more than four (4) feet from the street-facing garage wall, or shall include a covered balcony above the garage that is at least the same length as the street-facing garage wall, at least six (6) feet deep, and accessible from the interior living area of the dwelling unit.
vi. Street-facing garage walls prohibited in "D" (Down- town) district: Garage walls facing the street or extending beyond the front elevation of a dwelling unit are prohibited in the "D" district.
(5) Roofs.
i. Slope: Principal structures must have a roof that is sloped, with a pitch that is no flatter than six (6) units of horizontal run to twelve (12) units of horizontal rise.
ii. Architectural features: The roof of a principal structure shall include the following architectural details:
a) At least one (1) dormer facing the street. If only one (1) dormer is included, it shall be at least five (5) feet wide and shall be centered horizontally between each end of the front elevation. If more than one (1) dormer is provided, a dormer at least four (4) feet wide must be provided on each side of the front elevation; or
b) A gable end, or gabled end of a roof projection, facing the street.
iii. Roof eaves: Roof eaves must project from the building wall at least twelve (12) inches, measured horizontally, on at least the front and side elevations.
(6) Foundation. The ground level of the first floor, including the lowest elevation of any point of the front façade, shall be elevated at least three (3) feet from the horizontal surface of the street or sidewalk. Plain concrete block or plain concrete may be used as foundation material if the foundation material is not visible by more than three (3) feet above the finished grade level adjacent to the foundation wall. This requirement applies to new construction and excludes improvements to existing historic structures.
(7) Exterior Finish Materials.
i. Plain concrete block, plain concrete, corrugated metal, plywood, and sheet pressboard are not allowed as exterior finish material. Composite boards manufactured from wood or other products, such as hardboard or hardiplank, may be used when the board product is less than six (6) inches wide.
ii. Where wood products are used for siding, the siding must be shingles or horizontal siding and not shakes should be used when it is architecturally and historically appropriate.
iii. Where horizontal siding is used, it must be shiplap or clapboard siding composed of boards with a reveal of three (3) to six (6) inches, or vinyl or aluminum siding that is in a clapboard or shiplap pattern where the boards in the pattern are six (6) inches or less in width.
(8) Windows and Entryways: At least fifteen percent (15%) of the area of a street-facing façade must include windows or main entryways. Street-facing windows shall comply with the following requirements:
i. Each window must be square or vertical-at least as tall as it is wide; or
ii. A horizontal window opening may be created subject to the following standards:
a) Two (2) or more vertical windows are grouped together to provide a horizontal opening, and they are either all the same size or no more than two (2) sizes are used. Where two (2) sizes of windows are used in a group, the smaller window size must be on the outer edges of the grouping. The windows on the outer edges of the grouping must be vertical; the center window or windows may be vertical, square, or horizontal;
b) There is a band of individual lights across the top of the horizontal window. These small lights must be vertical and must cover at least twenty percent (20%) of the total height of the window; or
c) Windows in rooms with a finished floor height four (4) feet or more below grade are exempt from this standard.
d) Windows shall not be flush with exterior wall treatments. Windows shall be provided with an architectural surround at the jambs and header, and a projecting sill.
(c) Duplexes, Triplexes, and Quadraplexes.
(1) Generally: Duplexes shall include at least two (2) of the following architectural elements, as described in Duplexes, Triplexes, and Quadraplexes of this Section:
i. Dormers;
ii. Front porches;
iii. Bay windows; and
iv. Balconies.
(2) Covered Balconies: Duplexes or triplexes may provide a covered balcony on the same façade as the main entrance instead of a front porch.
(3) Windows: Windows shall have a vertical-to-horizontal ratio of at least 1.5:1 and less than 3:1, which are recessed into the face of the building and broken up with smaller panes of glass or mullions. For existing structures, mullion design should be consistent with windows already in place.
(4) Roofs: The roof of each attached unit must be distinct from the other through either separation of roof pitches or direction, or other variation in roof design.
(d) Manufactured Homes: Manufactured homes shall conform to the requirements of Section 1105.27(b) Single-Family Residential Dwellings of this Section.
(1) Zoning Standards: Any manufactured home on an individual lot shall conform to the same building setback standards, side and rear yard requirements, standards for enclosures, access, vehicle parking, and square-footage standards and requirements that would be applicable to a conventional, single-family residential dwelling on the same lot.
(2) Foundation: The dwelling shall be attached to a permanent foundation system in compliance with the Part 13, Building Code as may be amended, and the following requirements:
i. All wheels, hitches, axles, transporting lights, and removable towing apparatus shall be permanently removed prior to installation of the dwelling unit;
ii. The foundation shall be excavated and shall have continuous skirting or backfill leaving no uncovered open areas excepting vents and crawl spaces. The foundation shall either not be located above grade or shall include masonry skirting; and
iii. All manufactured homes shall be anchored to the ground by means of anchors attached both to the frame and with straps extending over the top and completely surrounding the sides and roof, consistent with building code requirements. In addition, test data giving certified results of pull tests in soils representative of the area in which the anchors are to be used shall be submitted to the Building and Zoning Inspector. Minimum load in direct pull shall be 5,400 pounds. Anchors shall be marked so that, after installation, the identification is in plain view for inspection.
(3) Orientation: Manufactured homes that are narrower than sixteen (16) feet in width shall be oriented on the lot so that its long axis is parallel to the street.
(e) Multifamily Dwellings.
(1) Applicability: Unless otherwise specified in this Code, this section applies to any of the following where located on a lot exceeding 10,000 square feet:
i. Any townhouse or row house; and
ii. Any building that includes multifamily dwelling units.
iii. For purposes of computing the number of dwelling units to determine applicability of the standards of this section, the number of existing or proposed dwelling units within any tract of land plus all existing or pro- posed multifamily dwellings on any adjacent property under common ownership shall be counted.
(2) Entryways: For developments of forty (40) or more dwelling units, a divided ingress-egress driveway with a landscaped median for all entrances from public streets shall be provided.
(3) Common Open Space: Common open space areas shall be required. The Building and Zoning Inspector may waive up to fifty percent (50%) of the open space requirement if all units within the development are located within 1,000 feet of a public park as measured along a public sidewalk. The open space requirements of this section shall not apply to multifamily residential developments that are second- floor units above first-floor commercial development, or to any residential developments in the "D" (Downtown) zoning district that are above the first floor. Open space provided pursuant to this requirement shall be accessible to all residents of the development and shall measure at least thirty (30) feet across its narrowest dimension.
(4) Pedestrian Facilities. Sidewalks shall be constructed within the interior of the development to link residential buildings with other destinations, such as, but not limited to, parking, adjoining streets, mailboxes, trash disposal, adjoining sidewalks or greenways, and on-site amenities, such as recreation areas. Sidewalks shall be provided adjacent to all public streets that provide access to the development.
(5) Building Design: Building design for multifamily buildings shall:
i. Provide interesting and aesthetically attractive multifamily developments;
ii. Avoid monotonous, "barracks"-style buildings;
iii. Ensure that multifamily buildings have a multifaceted exterior form in which articulated façades are combined with window and door placements as well as other detailing; and
iv. Create an interesting and attractive architectural design.
(6) Building Design Standards: The following standards shall apply to building design:
i. Buildings shall not exceed 150 feet in length;
ii. Façades greater than fifty (50) feet in length, measured horizontally, shall incorporate wall plane projections or recesses. Ground-floor façades that face public streets shall have arcades, windows, entry areas, awnings, or other such features for at least sixty percent (60%) of their horizontal length;
iii. Buildings shall be arranged so that they are aligned parallel to a sidewalk or around common open space, such as courtyards, greens, squares, or plazas; and
iv. Entryways shall face a street, sidewalk, or com- mon area. Buildings shall not face the rear of other buildings on the same lot or parcel.
(7) Utilities: All utility lines shall be located underground. Outdoor area lighting shall be provided for security. Such lighting shall be shielded to direct light downward and not into dwelling units on, or adjacent to, the multifamily site. Lighting shall be provided to illuminate the intersections of primary interior driveways and building entryways.
(f) Commercial Buildings.
(1) Purpose and findings: These standards are designed to:
i. Promote a quality, urban streetscape;
ii. Promote a pedestrian-friendly environment;
iii. Establish a variety of mixed uses in the core of the community;
iv. Provide an orderly development pattern;
v. Maintain a supply of developable land while pre- serving the compact development;
vi. Improve traffic circulation and promote alternatives to automobile travel;
vii. Provide housing opportunities within walking distances of employment, service, and retail opportunities;
viii. Maintain an overall design theme;
ix. Preserve a human scale for new buildings;
x. Provide economic development opportunities through clean industry, office, and commercial uses; and
xi. Provide for the daily needs and services of the community.
xii. Do not restrict imagination, innovation, or variety.
(2) Applicability: Unless otherwise specified in this Section, this section applies to any commercial building or structure.
(3) Building Structure:
i. Base, middle, and cap: Buildings exceeding two (2) stories shall incorporate a base, a middle, and a cap described as follows:
a) The base shall include an entryway with transparent windows as set forth in the ground-floor design standards (Section 1105.27(f)(5) Ground-Floor Design), and a molding or reveal placed between the first and second stories or over the second story. The molding or reveal shall have a depth of at least two (2) inches and a height of at least four (4) inches;
b) The middle may include windows and/or balconies; and
c) The cap shall include the area from the top floor to the roof of the building and shall include a cornice or a roof overhang.
ii. Alignment: Windowsills, moldings, and cornices shall align with those of adjacent buildings. The bottom and top line defining the edge of the windows (the "windowsill alignment") shall vary not more than two (2) feet from the alignment of surrounding buildings. If the adjoining buildings have a windowsill alignment that varies by more than two (2) feet from one another, the pro- posed building shall align with one of the adjoining buildings.
(4) Façade Size: "Façade size" refers to the length multiplied by the width of any façade that faces or is parallel to a public or private street. "Façade" means the exterior side of a building and includes the entire building walls, including wall faces, parapets, fascia, windows, doors, canopy, and visible roof structures of one (1) complete elevation. The sum total of the façade areas on a lot may exceed the maximum façade size described in this section by dividing the buildings into two (2) or more buildings, or into distinct "modules" that incorporate visible changes in the façade elevation through the use of wall plane projections, piers, columns, colonnades, arcades, or similar architectural features that create a distinct façade elevation. Each module shall have separate windows and entryways. The modules for a single, continuous façade shall not exceed an average of thirty (30) feet in width. No module shall exceed fifty (50) feet in width.
(5) Ground-Floor Design.
i. All buildings subject to this section shall have their principal entrance opening to a street, square, plaza, or sidewalk. The principal entrance shall not open onto a parking lot. Pedestrian access from the public sidewalk, street right-of-way, or driveway to the principal structure shall be provided through an improved surface.
ii. The ground floor of the entryway shall align with the sidewalk elevation in situations where the primary entry is accessed via sidewalk. Sunken terraces or stairways to a basement shall not constitute entryways for purposes of this section. It is not the intent of this section to preclude the use of below-grade entryways, provided, however, that such entryways shall not constitute a principal entryway and shall not be used to satisfy the distancing requirements of Section 1105.27(f)(6) Windows and Entryways of this section.
(6) Windows and Entryways.
i. Windows above the ground floor shall have a minimum ratio of height to width of 2:1.
ii. The ground floors of all buildings shall be designed to encourage and to complement pedestrian- scale activity by the use of windows and doors arranged so that the uses are visible from and/or accessible to the street on at least fifty percent (50%) of the length of the first-floor street frontage. At least sixty percent (60%) nor more than ninety percent (90%) of the total surface area of the front elevation shall be in public entrances and windows (including retail display windows). Where windows are used, they shall be transparent.
iii. Solid walls shall not exceed twenty (20) feet in length.
iv. All street-level retail uses with sidewalk frontage shall be furnished with an individual entrance and direct access to the sidewalk in addition to any other access that may be provided. This standard shall not apply to any lot with a street frontage of less than twenty-four (24) feet.
v. Doors shall be recessed into the face of the building to provide a sense of entry and to add variety to the streetscape. An entryway shall not be less than one (1) square foot for each 1,000 square feet of floor area, and in all cases shall not be less than fifteen (15) square feet.
vi. The maximum setback requirements may be waived by the Building and Zoning Inspector for an area not to exceed ninety percent (90%) of the frontage in order to accommodate courtyards.
vii. Canopies, awnings, and similar appurtenances may be constructed at the entrance to any building, subject to the criteria established in the Uniform Building Code.
(7) Mechanical Equipment: Mechanical equipment, electrical meter and service components, and similar utility devices, whether ground level, wall mounted, or roof mounted, shall be screened from view at the front property line. Exterior screening materials shall be the same as the predominant exterior materials of the principal building. In cases where the front property line is higher than the roof line of the subject building, no screening shall be required for a line of sight exceeding five (5) feet six (6) inches above the finished elevation of the property at the front property line.
(Ord. 32-2020. Passed 1-19-21.)