Architectural compatibility with the surrounding neighborhood is important in the NC zones. The design standards recognize that commercial buildings do have different functions than nearby residential structures. The NC zones are located in different areas of the city which have different architectural time periods. These time periods are recognized with additional specific detail being required for those buildings located in the east central community. Basic design requirements however are key to all NC zone locations. The following standards apply to new construction or expansion and require compliance throughout an entire building that is expanded.
A. Base, Body And Cap: Buildings should have a clearly defined base, body, and cap in the design.
1. The base occupies the lowest portion of the building and shall be between five (5) and twenty percent (20%) of the height of the street facade of the building. The base shall be made of concrete, smooth stone, or brick. For a storefront, the base may also include glass, wood, or wood appearing material that would be used to make a traditional kickplate.
2. The body is the middle portion of a building and shall be between sixty (60) and eighty percent (80%) of the building height. The solid exterior wall finish will be limited to materials that are durable and have the visual qualities equal to or better than brick, stone, stucco, wood clapboard or HardiPlank. Vinyl or aluminum siding, split faced or concrete block, or similar materials are not allowed. The body material for buildings in the east central community is limited to an exterior veneer of brick. In the east central community the planning commission may consider the use of stone or stucco systems as accents and architectural relief materials based on the building design and the contribution of these materials to the architectural theme of the building and its relationship to the neighborhood architecture.
3. The cap is the top portion of the facade and contains the remaining portion of the building height. Caps should include features such as cornices, parapets or eaves and should be distinguishable from the body of the building by changes in color, profile, material, texture or pattern. If eaves are used in the east central community they should either reflect the wide projecting eaves found in the prairie style architecture, or brackets and rafters of the bungalow style.
B. Transparency:
1. A minimum of fifty percent (50%) and a maximum of eighty percent (80%) of the street facing building facade, measured between two feet (2') and eight feet (8') of the building height, shall be of clear windows that allow views into the indoor space or product display inside the building.
2. Single use buildings on corner lots shall only be required to have the entrance side of the building meet the above transparency standard. The side of the building facing the other street shall have between ten percent (10%) and twenty percent (20%) of the facade in clear windows measured between two feet (2') and eight feet (8') of the building height.
3. Eighty percent (80%) of the area of ground level windows shall remain clear of posters, banners, or other materials or objects which block views through the window.
4. Buildings taller than one story shall have between twenty five (25) and forty percent (40%) of each additional story above the entrance in clear glass measured between two (2) and six feet (6') from the floor height of the additional stories.
5. This section does not prohibit the installation and use of shades, blinds, or other window shading devices not acting as signs. All window shading devices must be able to be drawn open or closed so as not to create a permanent barrier to visibility through the window.
C. Front Entrances And Front Facades:
1. The primary entrance to a building shall be located facing the public street. Entrances at a building corner that faces the street may be used to meet this requirement.
2. Multi-tenant buildings shall be oriented with the long axis of the building parallel to the street and individual storefronts shall be designed to face the street. The planning commission may consider multi-tenant buildings with the long axis of the building perpendicular to the street provided that the building is no larger than thirty percent (30%) of the size of the main building on the site, the end use has a storefront facing the street, and it is determined the change in building orientation provides better pedestrian and vehicle access to all properties on the site, is needed for visibility to interior buildings on the site, the tallest elements of the building are on the street facing portion of the building, and the change does not include a building design where the back face is visible from the public street.
3. Each storefront shall have an individual primary entrance and front facade design. Building design elements which create a front facade include the combination of a main entry door, storefront or larger window openings than on the other sides of the building, and cornice or parapet detailing more detailed than the other sides.
D. Roof And Parapet Lines:
1. The roof style of a building may be flat, gabled, or hipped. When a flat roof is used, parapets along the street facade sides shall be used to hide the roof design.
2. The line of a parapet shall have visual relief that adds variety and rhythm to the design by having changes in height thus avoiding monotonous straight lines. In the east central community front faced parapets shall be stepped and if a pediment is desired it shall be angular.
3. Rooflines and parapet lines shall be designed to create the appearance of individual commercial units in multiple use buildings. These lines should relate to facade proportions including the height to width and wall to windows ratio to create the appearance of individual units.
4. Roofing materials for pitched roofs is limited to asphalt architectural shingles and must be muted earth tone colors.
5. When a pitched roof is used in the east central community the use of gable dormers or shed dormers on the roof is strongly encouraged, to add visual interest and character. These features are required on pitched roofs of buildings over three thousand (3,000) square feet as a means to minimize the massiveness of the roof. When provided, dormers shall be in scale with the roof on which they are located.
E. Building Colors: The building colors shall be muted earth tone colors to blend with the color schemes found in the surrounding neighborhood. Bold, bright colors such as yellows, greens, reds and blues are not permitted as they distract from being compatible with the overall neighborhood character.
F. Reuse And Existing Use Compliance Requirements: All existing buildings in the NC-1 and NC-2 zones shall comply with the following standards of this subsection within the time indicated:
1. Except as modified by subsection B5 of this section, existing window openings shall be clear windows that allow views into the indoor space or product display inside the building. Eighty percent (80%) of the ground level window areas shall remain clear of posters, banners, and other materials or objects which block views through the window. This provision shall be complied with at the time reuse occurs or within six (6) months of the date a property is zoned NC-1 or NC-2, whichever comes first.
2. The building colors shall be muted earth tone colors to blend with the color schemes found in the surrounding neighborhood. Bold, bright colors such as yellows, greens, reds and blues are not permitted as they distract from being compatible with the overall neighborhood character. This provision shall be complied with at the time reuse occurs or within one year of the date a property is zoned NC-1 or NC-2, whichever comes first.
(Ord. 2009-17, 1-13-2009)