The following standards shall apply to the design and appearance of all new construction or building renovation in a commercially zoned district. As a consideration during any plan review, the Planning Commission shall determine if the proposal complies with the following standards:
(a) Building Scale and Massing.
(1) Building Height.
All buildings in the district shall conform to the height requirement for the district in which it is situated as measured from the grade line at the midpoint of the facade to the highest point of the building.
(2) Horizontal Design.
A. A building's vertical and horizontal dimensions shall be in proportion to one another without over emphasis of either dimension.
B. Horizontally long buildings shall be visually broken up through the use of recesses or setback variations, architectural detailing, various roof heights and application of compatible building materials to cause the façade to appear as a series of proportionally correct masses.
C. Neighboring structures may influence the placement of the common horizontal elements (e.g., cornice line and window height, width, and spacing) on new or infill structures.
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Example Only: Acceptable
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Example Only: Not Acceptable
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Acceptable
(3) Vertical Design.
A. Changes in vertical mass shall be used in an architecturally appropriate way to reduce the appearance of building height and bulk. The articulation of a base, middle, and top of the building shall be required.
B. Tall single story buildings should be articulated and include fenestration and detailing that is consistent with the horizontal and vertical proportions of the building.
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(4) Roofs.
A. Roof forms shall be consistent with the architectural style and proportions of the building. Types of roofs are identified below:
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B. Mansard roofs shall be reserved for use on buildings of at least three stories in height.
C. Hip roofs shall be permitted.
D. Flat roofs with dimensional cornices or modest parapets that break up the flat roofline shall be permitted.
E. Gambrel roofs shall be prohibited.
F. Gable roofs shall be permitted.
G. Shed roofs with dimensional cornices or modest parapets that break up the flat roofline shall be permitted on interior lots only and not on corner lots. The slope of the roof shall be oriented with the highest part of the roof parallel to the street frontage.
H. Full projection or cantilevering of the upper portions of a flat roofed structure shall be prohibited.
I. Façade extensions or parapets may be used on flat and shed roofed structures to create variation and screen rooftop equipment. The following standards shall apply to faced extensions or parapets:
1. Façade extensions and/or parapets shall be included in the measurement of total building height and exterior wall height and shall not be more than ¼ of the total building height.
2. Faced extensions and/or parapets shall be applied in a consistent manner to all visible façades of a structure to create a consistent and intentional screen for rooftop equipment without the appearance of a veneer or a flat wall extended beyond the roof form when viewed in profile.
3. Exceptions may be made by the City for rear facades that are not visible from public spaces or residential areas.
(5) Doors and Windows - Fenestration.
A. Doors and windows shall be proportional to the building in which they are installed or divided into elements which are proportional to the building façade in which they are installed (See graphic below)
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B. On front and primary facades (two front facades are present on corner buildings), similar sized windows shall be placed in a regular pattern with the same top and bottom alignment along a course or floor.
C. Transparent windows or doors shall occupy a minimum of fifty percent of the area of a primary façade.
D. Smoked or mirrored glass shall not be permitted on primary facades.
(6) Materials.
A. Primary Materials (Permitted)
1. All buildings shall have an exterior surface, or cladding of fifty percent of the visible façade of a permitted primary material (Table (F)(3) below).
2. The total area covered by permitted primary materials shall be calculated from the area of the visible plane measuring the area from grade to upper building limits, exclusive of the area occupied by visible roof surfaces.
B. Accents and Detailing.
1. Accent materials shall be applied to a maximum of twenty-five percent of the façade surface.
2. Detailing, trim, windows, doors, and glazing may constitute the remaining area of the façade not occupied by the primary or accent material.
3. All accents and details shall be permitted as defined in the Permitted Materials table in (F)(3) below.
C. Permitted Materials.
Material | Primary | Secondary |
Brick | P, A, T | P, A, T |
Nature Stone | P, A, T | P, A, T |
Brick Veneer | A, T | P, A, T |
Stucco | X | P, A |
Fiber Cement (clapboard, shingles, scallops, etc.) | A, T | P, A, T |
Cast Stone | P, A, T | P, A, T |
Vinyl Siding | X | X |
Aluminum Siding | X | X |
Decorative Concrete Masonry Unit | A | P, A |
Cinderblock | X | P, A |
Tilt-Up Architectural Concrete | A | P, A |
Metal Trim and/or Flashing | A, T | A, T |
PVC | A, T | A, T |
Terra-Cotta | A, T | A, T, R |
Glazed Brick or Glass Tile | A, T | A, T |
Cast or Wrought Metal | A, T | A, T |
Standing Seam Metal (Aluminum, Copper, Steel) | R | R |
Slate | R | R |
Asphalt or Fiberglass | R | R |
Key: P - Permitted; A - Accent; T - Trim; R - Visible Roofing; X - Prohibited
D. Prohibited Materials. Exterior materials that are prohibited include vinyl, aluminum or steel siding, corrugated steel, and highly reflective materials such as mirrored glass or chrome, or fully glazed facades.
(7) Colors.
A. Permitted
The preferred base colors used on new or renovated buildings should be the natural color of the material in the case of brick or stone, of a neutral muted palette, deep saturated hues, and whites. Brighter more vivid colors should be reserved for accents.
B. Prohibited
Fluorescent, neon, day-glow, or reflective colors shall not be used in the construction of a new building or renovation of an existing building.
(8) Mechanical Equipment.
A. The materials, colors, and finishes used for screening roof top mechanical equipment and other surface equipment shall be consistent with the primary structure and, to the extent practicable; such screening shall be designed as an integral part of the architecture of the building.
B. Mechanical equipment, waste receptacles, and other similar appurtenant or accessory structures shall be located to minimize the impact on the building and on surrounding parcels.
(b) Interpretive Illustrations for Design Guidelines. The Planning Commission may request the preparation of illustrations and drawing which demonstrate the design review criteria in this Section. Such illustrations or drawings may include, but not be limited to: plan views, site plans, renderings, or photo simulation.
(Ord. 2-2013. Passed 7-1-13.)