As part of the submittal of a site plan for development within any of the zoning districts and for any of the uses listed within this chapter (with the exception of single-family and two-family dwellings), architectural plans for buildings shall be submitted for review and approval by the City Council upon receipt of a recommendation from the Planning and Zoning Commission.
1. Submission Requirements. The applicant shall submit the following for each proposed building, addition, or renovation subject to this chapter:
A. Elevations and dimensions of all sides of existing and proposed buildings, including roof mechanical equipment, vents, chimneys, or other projecting items above the roof line.
B. Elevations and dimensions of all existing or proposed solid waste and recycling containment areas.
C. Detailed exterior descriptions, including type and color of all exterior building materials, awnings, exterior lighting, mechanical screening material, fencing, metal flashing and the like.
D. Detailed cut sheets of all proposed exterior light fixtures and an exterior lighting photometric plan.
E. In order to aid in evaluating the exterior design, the applicant shall submit plan views showing, if applicable, the locations of windows and doors, major entrances, recessions and projections from the principal planes of facades, loading docks, outdoor storage areas, and solid waste and recycling containment areas.
F. Heating, air conditioning and ventilating and electrical equipment heights, locations and screening materials.
G. Exterior building and finish material samples and color pallets.
H. Other information as required.
2. General Requirements.
A. Nothing in this chapter shall be construed to limit the City’s ability to approve designs and exterior materials different than those described herein as part of a planned unit development (PUD).
B. All buildings and additions thereto shall be subject to the standards of this chapter according to land use classes and zoning districts as described herein.
C. Buildings shall be subject to the following requirements for the application of exterior finish materials and other design elements:
(1) For the purpose of this chapter, materials shall be divided into Class 1, Class 2, Class 3 and Class 4 categories as follows:
Class 1 Materials
Fired clay brick laid up in a masonry wall system
Natural stone laid up in a masonry wall system
Glass
Copper panels
Other comparable or superior materials
Class 2 Materials
Integrally-colored, specialty concrete block such as textured, burnished block or split-face block, or concrete brick
Thin veneer brick (adhered)
Manufactured or cast stone (adhered)
Textured architectural concrete panels
Masonry stucco
Other comparable or superior materials
Class 3 Materials
Water-managed Exterior Insulation and Finish System (EIFS)
Fiber-cement board or panels, irrespective of form
Decorative opaque panels designed as exterior building finish
Ornamental metal
Other comparable or superior materials
Class 4 Materials
Vinyl siding or panels, irrespective of form or thickness
Standard Exterior Insulation and Finish System (EIFS)
Smooth or scored concrete block
Smooth concrete tip-up panels
Ceramic
Glass block
Wood
Other comparable or superior materials
(2) Buildings shall incorporate Classes 1, 2, 3, and 4 exterior finish materials in the following manner:
a. Primary materials shall be those covering at least 5% of a building’s façade area.
b. Façade area shall be the total exterior wall area of all vertical or near-vertical faces of a building four (4) feet in width or greater when viewed in elevation. Façade area shall be calculated to exclude the wall area resulting from minor projections and recessions from the predominant wall plane less than four (4) feet in depth. Façade area shall be calculated to include the area of parapets, cornices, and similar wall extensions and trim.
c. The mix of selected exterior finish materials shall be distributed throughout the exterior of a building unless the City agrees that consolidating certain materials on more visible locations provides the most positive architectural appeal to the general public.
d. Expansions of less than fifty 50% of the floor area of the existing building may use the same or superior materials as the existing structure.
e. A distinctly different color of fired clay brick may be considered as an additional Class 1 material. However, minor blended color variations shall not be considered as a separate material.
f. Brick and stone exterior finishes shall not be painted.
g. No EIFS shall be permitted within the lower three (3) feet of any building wall façade.
(3) No façade shall have a length exceeding forty (40) feet uninterrupted by one or more of the following features:
a. Projections or recessions in the wall plane at least two (2) feet in depth.
b. Change in material texture or masonry pattern.
c. Patterns of columns, piers, ribs or pilasters, or equivalent elements that subdivide the wall.
d. Change in fenestration pattern.
(4) For all office and retail buildings, at least one street-facing building façade and the façade containing the main building entry, if different from the street façade, shall consist of no less than 30% glass fenestrations (windows and full glass doors) on the first level.
(5) All retail buildings, whether single or multi-tenant, greater than 50,000 sq. ft. in gross floor area, shall incorporate Class 1 materials on no less than 80% of the façade area of all building facades that face or have frontage along a public street.
(6) All buildings shall be proportioned and designed so as to have a visual top, middle, and base.
(7) Screening. The following peripheral features of buildings shall be screened from view from any adjoining residential properties and all public street rights-of-way:
a. Rooftop equipment.
b. Roof access ladders and walkways.
c. HVAC equipment.
d. Utility meters.
e. Utility conduits, pipes, and cables.
f. Outdoor storage areas.
g. Loading areas, berths, or docks.
h. Areas and equipment for trash and/or recycling collection or compaction.
Screening shall be integral and consistent with the overall design of the building, utilizing the same materials and proportions of materials wherever practical. Metal cabinets used to enclose and protect rooftop mechanical equipment shall not substitute as screening. All trash and recycling dumpsters and bins must be enclosed on all sides with no less than a fence or masonry screen wall and include opaque gates. Buildings and sites shall be designed and oriented to screen all loading docks, overhead doors, and loading areas from public view from any adjoining residential properties, park and school sites, and public street rights-of-way.
(8) Lighting. All exterior building and site lighting shall be downcast in nature and exterior light fixtures must possess sharp, cut-off qualities to prevent off-site glare. Lighting levels from a site cannot exceed one (1) foot-candle at the property line.
(9) Fuel Pump Island Canopies. The following standards shall apply to all fuel pump island canopies. Canopies may be attached to the principal structure or stand-alone. Attached canopies shall meet the building setback requirements of the primary structure. Detached canopies shall have a minimum front yard setback of fifteen (15) feet. The maximum canopy heights shall be twenty (20) feet and must provide no less than fourteen (14) feet of clearance under the canopy. All under canopy lights shall be flush mounted. All columns shall be wrapped in brick or stone. Canopies shall contain no more than one color.
(10) Vehicle Drive-Thru and Drive-In Facilities. The following standards shall apply to all vehicle drive-thru and drive-in facilities. Drive-thru structures and components shall be incorporated into the overall design of the building; window service and menu boards shall be screened from view of public streets. With the exception of free-standing ATMs, stand-alone drive-thru canopies shall be prohibited.
(11) It is unlawful for a person to erect or maintain any awning over any sidewalk or shared use path unless the following requirements are met:
a. Any property owner wishing to construct an awning will submit detailed plans of the structure and its juxtaposition against the building and right-of-way. A building permit will be submitted for any awning being added to a building.
b. All parts of the awning are elevated at least eight feet (8') above the surface of the sidewalk or shared use path.
c. The awning does not extend beyond the back of curb and remains outside of the automobile travel portion of the right-of-way.
d. The roof or covering is made of durable, easily maintained, and typical awning materials, and the building owner will be responsible for routine upkeep. The awning shall be designed for use in a commercial setting and typical residential awnings shall not be acceptable. Awning coverings may be required to be removed in the winter if it is determined that the material cannot support the weight of snow and ice.
e. The awning will be supported by metal frames or brackets securely fastened to the building without any posts or other device that will obstruct the sidewalk or shared use path or hinder or interfere with the free passage of pedestrians. Larger awnings requiring post support may be proposed but are subjected to review and approval by the Planning & Zoning Commission and City Council.
(Ord. 18-14 – May 19 Supp.)
3. Requirements by Building Type and Zoning District.
A. One and Two-Family Dwellings - Rowhouse/Townhomes, and Multiple-Family Dwellings – Rowhouse/Townhomes in All Zoning Districts. All Rowhouse/Townhomes, whether one-family, two family, or multiple-family must incorporate at least three (3) primary Class 1, Class 2, Class 3, or Class 4 materials. Appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and façade material transitions. Each dwelling unit shall have its own functional porch, patio, or deck. The wall façade of each dwelling individual unit must have a change in the wall plane and/or a change in the exterior material type, texture, and/or color to differentiate it from the adjoining units.
B. Multiple-Family Dwellings - Apartments. Multiple-family buildings/ apartments must incorporate at least three (3) primary Class 1 or Class 2 materials, together composing at least 40% of the façade area. Class 3 and Class 4 materials in aggregate shall not exceed 60% of the façade area. Class 4 materials shall not exceed 10% of the façade area. Appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and façade material transitions. Shutters, if used, must be in proportion to the area of adjoining windows. All soffits and overhangs shall project no less than 12 inches. Asphalt shingles, if used, must be laminate style. Each dwelling unit shall have its own functional balcony (or defined patio area for first floor units). Elevated open walkways along the exterior of the building are prohibited. The main common building entry shall be covered by a projection from the façade or shall be recessed.
C. Nonresidential Uses in the R, C-O, and C-1 Zoning Districts. Any building used for a permitted nonresidential use in an R District, or a permitted use in a C-O or C-1 District must incorporate at least three (3) primary Class 1 or Class 2 materials, together composing at least 80% of the façade area. Class 3 and Class 4 materials in aggregate shall not exceed 20% of the façade area. Class 4 materials shall not exceed 10% of the façade area. Except where architecturally unsuitable, appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and façade material transitions. Asphalt shingles, if used, must be laminate style.
D. All Uses within the C-2 Zoning District. Any building within the C-2 Zoning District must incorporate at least three (3) primary Class 1 or Class 2 materials, together composing at least 75% of the facade area. Class 3 materials shall not exceed 25% of the facade area, and Class 4 materials shall not exceed 10% of the facade area. Except where architecturally unsuitable, appropriately scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and facade material transitions. Asphalt shingles, if used, must be laminate style. Any story above the first floor shall incorporate Class 1 or Class 2 materials, together composing at least 15% of the facade area. Any story above the first floor may incorporate Class 3 and Class 4 materials that in aggregate shall not exceed 85% of the facade area. Class 4 materials shall not exceed 10% of the facade area. If Class 3 and Class 4 materials exceed 25% of the facade area of the upper stories in aggregate, then three (3) different Class 3 and/or Class 4 materials shall be used. The first floor of a building shall be considered as the first occupied level of a building above grade, regardless of height.
(Ord. 23-07 - Dec. 23 Supp.)
E. All Uses within the TC Zoning District. Any building constructed in the TC District must incorporate at least three (3) primary Class 1 or Class 2 materials, together composing at least 85% of the facade area. Class 3 materials in aggregate shall not exceed 15% of the facade area. Class 4 materials shall not exceed 10% of the facade area. Except where architecturally unsuitable, appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and facade material transitions. Asphalt shingles, if used, must be laminate style. Any story above the first floor shall incorporate Class 1 or Class 2 materials, together composing at least 15% of the facade area. Any story above the first floor may incorporate Class 3 and Class 4 materials that in aggregate shall not exceed 85% of the facade area. Class 4 materials shall not exceed 10% of the facade area. If Class 3 and Class 4 materials exceed 15% of the facade area of the upper stories in aggregate, then three (3) different Class 3 and/or Class 4 materials shall be used. The first floor of a building shall be considered as the first occupied level of a building above grade, regardless of height.
(Ord. 23-07 - Dec. 23 Supp.)
F. All Uses within the C-3 District. Any building constructed in the C-3 District must incorporate at least three (3) primary Class 1 or Class 2 materials, together composing at least 50% of the facade materials. Class 3 and Class 4 materials in aggregate shall not exceed 50% of the facade area. Class 4 materials shall not exceed 10% of the facade area. Except where architecturally unsuitable, appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and facade material transitions. Asphalt shingles, if used, must be laminate style. Any story above the first floor shall incorporate Class 1 or Class 2 materials, together composing at least 15% of the facade area. Any story above the first floor may incorporate Class 3 and Class 4 materials that in aggregate shall not exceed 85% of the facade area. Class 4 materials shall not exceed 10% of the facade area. If Class 3 and Class 4 materials exceed 50% of the facade area of the upper stories in aggregate, then three (3) different Class 3 and/or Class 4 materials shall be used. The first floor of a building shall be considered as the first occupied level of a building above grade, regardless of height.
(Ord. 23-07 - Dec. 23 Supp.)
G. All Uses within the C-4 District. Any building constructed in the C-4 District must incorporate at least three (3) primary Class 1 or Class 2 materials, together composing at least 85% of the facade area. Class 3 materials in aggregate shall not exceed 15% of the facade area. Class 4 materials shall not exceed 10% of the facade area. Except where architecturally unsuitable, appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and facade material transitions. Asphalt shingles, if used, must be laminate style. All screen or buffer walls shall be constructed of fired clay brick with mortar joints and a veneer depth of no less than three (3) inches. Any story above the first floor shall incorporate Class 1 or Class 2 materials, together composing at least 15% of the facade area. Any story above the first floor may incorporate Class 3 and Class 4 materials that in aggregate shall not exceed 85% of the facade area. Class 4 materials shall not exceed 10% of the facade area. If Class 3 and Class 4 materials exceed 15% of the facade area of the upper stories in aggregate, then three (3) different Class 3 and/or Class 4 materials shall be used. The first floor of a building shall be considered as the first occupied level of a building above grade, regardless of height.
(Ord. 23-07 - Dec. 23 Supp.)
H. All Uses Within the PC and IC Zoning Districts. Any building constructed in the PC or IC Districts must use at least three (3) primary Class 1 or class 2 materials, together composing at least 75% of the façade area. Class 3 materials shall not exceed 25% of the façade area, and Class 4 materials shall not exceed 10% of the façade area. Except where architecturally unsuitable, appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and façade material transitions. Asphalt shingles, if used, must be laminate style.
I. All Uses within the M Zoning District. The street-facing façade(s) of any building constructed in the M-District must use at least two (2) primary Class 1 or Class 2 materials together composing at least 20% of the street-facing façade area. Class 3 materials shall not exceed 80% of the street-facing façade area, and class 4 materials shall not exceed 10% of the street-facing façade area. Except where architecturally unsuitable, appropriately-scaled trim of at least three (3) inches in width shall be included around all window and door openings, building corners, roof lines, and façade material transitions.