These standards are intended to improve the aesthetics and functionality of nonresidential and mixed-use projects which help make the Town Center Zone a more desirable place to live, conduct business and visit.
(A) Purpose. The specific purposes of this section include:
(1) Creating a sense of place and identification by forming a built environment that exudes quality and superior design;
(2) Prioritizing pedestrian travel with improved walkability and safety while still accommodating automobiles through site design standards;
(3) Improving the aesthetics of nonresidential and mixed-use buildings with durable materials and design variations through architectural design standards;
(4) Conserve the use of water with xeriscaped areas that utilize drought-tolerant trees and plant species through landscape standards; and
(5) Creating vibrant, healthy and sustainable nonresidential areas for the citizens of the county.
(B) Provisions. To meet the intent of this section, the following provisions shall be applied to all new nonresidential and mixed-use developments and exterior remodels within the Town Center Zone. For exterior remodels, these standards shall be applied on a case-by-case basis as applicable.
(1) Architectural standards. The design of a building shall be considered on all sides of the building, with each facade being required to meet the terms of this section. The following architectural standards shall apply to new development and exterior remodels of nonresidential properties within the Town Center Zone.
(a) General design concepts. New development shall be designed for its specific context with a design unique to the Town Center Zone. Developments containing two or more buildings shall possess a similar design theme, and the site shall be designed such that the overall development is cohesive. Materials should be complementary to building type, style, scale and finish. Colors that conform to natural scenic beauty should be used to maintain the scenic nature of the current community.
(b) Entrances. Street front entrances shall be developed on all new buildings including sidewalk connections to the public sidewalk unless otherwise approved by the Zoning Administrator. If approved differently by the Zoning Administrator, an unobstructed sidewalk connection from the door location must be provided to connect to the public sidewalk. Areas between building entrances shall utilize sidewalks, awnings, windows or other similar pedestrian friendly architectural features (see Figure 155.267-1 below).
Figure 155.267-1 |
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(c) Street facades. The facade that faces the street is the most prominent in any nonresidential building. Buildings shall be designed with large panes of glass on the main level oriented to the sidewalk (see Figure 155.267-2 below). The use of clear glass on the main level oriented to the street in which the property is accessed is strongly encouraged for retail uses. The use of faux windows may be allowed if the use does not allow for windows on all sides of the building. Unoccupied utility buildings shall not be required to have large panes of glass facing the street.
Figure 155.267-2 |
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(d) Variation. Nonresidential buildings shall be designed with architectural wall variations spaced at intervals of 30 feet to 50 feet in linear width, depending on the size of the project (see Figure 155.267-3 below). The following architectural features shall be incorporated into the design of each facade of the building:
1. Change in building materials;
2. Building projections measuring at least 18 inches to three feet in depth based on the scale of the proposed building;
3. Roof line variations measuring at least three feet in height; and
4. Awnings and lighting, or another architectural variation approved on a case-by-case basis that creates visual interest.
Figure 155.267-3 |
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(e) Vertical separation. Buildings in excess of two stories in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories (see Figure 155.267-4 below). This may be accomplished by a mid-facade cornice or trim, a change in material, style or color, a facade step-back or roof pitch with dormer windows or other methods.
Figure 155.267-4 |
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(f) Building materials.
1. The majority of each facade (51% or more of the wall area excluding windows and doors) shall be constructed of the following hard surface building materials: Brick, stone, treated or split face decorative block (CMU), fiber cement siding and panels, wood, concrete or other durable building material as approved by the Planning Commission.
2. Stucco, EIFS or untreated concrete block (CMU) may be allowed by the Planning Commission as an accent or secondary material only (see Figure 155.267-5 below).
3. The Planning Commission may approve metal as an exterior building material on a case-by-case basis if an applicant can show that the type of metal is of a high grade and provides architectural quality to a building (see Figure 155.267-6 below).
4. Vinyl siding and standing seam metal (see Figure 155.267-7 below) are prohibited for use as exterior wall building materials.
(g) Screening. Mechanical equipment shall be located or screened so as not to be visible from public and private streets. Screens shall be aesthetically incorporated into the design of the building, whether located on the ground or the roof, and may include such treatments as balustrades, parapet walls or landscaping. Screening materials shall be compatible with those of the building.
(h) Building architectural orientation. Buildings shall have their architectural orientation towards the front of the property. The front of the property shall be defined as the street frontage from which the building is accessed. Buildings on corner lot sites shall have an architectural orientation towards each right-of-way.
(2) Site design standards. The following standards address building orientation and pedestrian circulation for the commercial areas of the Town Center Zone, including its streets, parking areas, sidewalks, plazas and other outdoor places.
(a) Orientation. Buildings shall be oriented to the right-of-way in order to create a “street wall” along the street edge with a ten-foot front yard setback to allow for some minor landscaped areas, courtyards or plazas.
(b) Office parks. Office parks with two or more office buildings with a combined total of 100,000 square feet or more may be oriented to an internal street or common plaza of at least one-half acre in size in order to promote walkability and functionality within the development. As part of the consideration, a concept plan will be required to ensure the overall development is cohesive and proper vehicular and pedestrian circulation is provided. When this development option is utilized, a minimum of 50% of the street frontage shall have buildings up to the street.
(c) Location. In the case a project is located adjacent to a state road or major arterial, a minimum 15-foot setback shall be required as measured from the edge of right-of-way. Landscaping, courtyards and plazas are allowed within the required setback; however, a drive-thru lane may not be allowed within the required setback due to site impacts from potential street widening.
(d) Institutional uses. The requirements of divisions (B)(2)(a) and (B)(2)(c) above may be waived by the Planning Commission for institutional uses such as hospitals, maintenance facilities, fire stations, public utility buildings, transit stations, public schools or other institutional uses as determined by the Planning Commission. To allow institutional uses that require access on all sides of the building flexibility to be designed in a manner that promotes safety.
(e) Pedestrian circulation and street crossings. Nonresidential projects shall provide a circulation plan and show the following site improvements to improve pedestrian circulation and safety:
1. Pedestrian walkways that interconnect the adjacent street(s), open spaces, parking areas, building entries and adjacent sites. Walkways shall be hard-surfaced with concrete or asphalt;
2. Crosswalks where pedestrian walkways cross streets and internal roads shall be constructed of concrete or asphalt;
3. Raised central median strips, bulb-outs and other traffic calming elements as required by the County Engineer on a case-by-case basis; and
4. Master-planned trail connections where a project is located adjacent to a master-planned development or county trail, the trail connection shall be a minimum six feet in width and must be constructed of asphalt or concrete.
(f) Paving and surface materials. Sidewalks and walkways shall be constructed of concrete and include accents areas with similar materials. Color tones should be medium to dark in order to create a uniform setting for the surrounding building materials and colors.
(g) Fences and walls. In general, fences and walls shall be limited to the rear and sides of buildings, helping to reinforce the feeling of the rural county as a small urban area. Fence and wall design shall conform to the provisions set forth in § 155.345 of this code. Where possible, openings shall be provided in fences and walls to provide pedestrian access to other neighboring nonresidential uses.
(3) Landscape treatments and embellishments. Landscaping shall be installed in such a way that it enhances the built environment and creates an aesthetically pleasing site. The following standards shall apply to new development and renovations of commercial properties within the Town Center Zone.
(a) Street trees and landscape elements. Installing trees in addition to the standards set forth in the Town Center Zone design standards and public improvements specifications is encouraged. Small ornamental trees should be avoided and drought-tolerant species that will be large at maturity encouraged.
(b) Xeriscape landscape. Xeriscape landscaping areas with the use of native and drought-tolerant plant species provides improved aesthetics in Town Center Zone. A minimum of 25% of the required open space area that is improved must be xeriscaped.
(c) Street furnishings. Street furnishings should reflect the character of the architectural and thematic style of the Town Center Zone. Furnishings should be placed in safe, comfortable places and should take advantage of key notes, plazas and views into and out of the site.
(4) Conflicts. In the event that these provisions conflict with another section of this chapter or General Plan, the more restrictive provision shall apply.
(Prior Code, § 8-5K-3) (Ord. 18-06, passed 8-7-2018)