All new commercial structures built in C-1, C-2, C-3, C-4 and C-5 Zoning Districts, shall comply with the following standards for architecture of scale, color and building materials:
(a) Variation in Massing. The design of a building shall reduce its apparent mass or bulk by dividing the building into smaller masses. The apparent mass of a building may be reduced by such techniques as variations in roof form and parapet heights, incorporating clearly pronounced recesses and projections, introducing wall plane off-sets, use of other reveals and projections and subtle changes in texture and color of wall surfaces, changes in allowable building materials, use of deep set windows with mullions, use of ground level arcades and second floor galleries/balconies, and other techniques that reduce the apparent mass of a building.
(b) Minimum Wall Variegation. Exterior walls shall be variegated in order to add architectural interest and variety and avoid the effect of a single, long or massive wall with no relation to human size. Variegation shall be visually established by using architectural features such as columns, ribs, or pilasters, piers, and fenestration pattern.
(c) Well-Defined Primary Entrance. The primary building customer entrance(s) shall be clearly defined and contrast with the surrounding wall plane. This can be accomplished with the following techniques individually or in combination: canopies or porticos, overhangs, recesses/projections, arcades, raised corniced parapets over the door, peaked roof forms, arches, architectural details such as tile work and moldings, which are integrated into the building structure and design, integral planters or wing walls that incorporate landscaped areas and/or places for sitting, and other architectural techniques with aesthetic distinction.
(d) Reduction in Perceived Height. The design of a building greater than two stories shall reduce its perceived height through the use of base and top treatments that divide the building mass into smaller scale components that appear to provide a well-defined base, middle and top to the building. The following examples are techniques that can be used: low planters and walls; base planting; a base architectural veneer banding (wainscot); treatments defined by a different materials, texture or color; the addition of covered walkways or architectural awnings that provide deep shadow at ground level; features such as distinct and multiple architectural roof forms; clearly pronounced eaves; distinct parapet designs and cornice treatments, and other techniques that reduce apparent height of a building.
(e) Minimization of Unsightly Features. The design of the building and building site shall reduce the emphasis on unsightly structures integral to the building function, and any auxiliary structures, which detract from the overall aesthetic quality of the site. Minimally, attention shall be given, but not limited to, the following:
(1) All buildings shall have architectural features fully concealing rooftop equipment, such as HVAC units from public view.
(2) All large waste receptacles shall be completely concealed from public view by structures consistent with the main building exterior materials and architecture.
(3) In order to reduce the scale of parking areas, no single parking area shall exceed 200 spaces unless divided into two or more sub-areas separated from each other by landscaping, public streets, or buildings.
(f) Building Materials and Colors. Predominant building materials on any vertical surface visible from any right of way shall be brick, wood, natural stone, cut stone, field stone, cast stone and glass, or any combination thereof. Predominant building materials shall constitute more than 50% of the total area of any vertical surface. The following materials are allowable when integrated with the above materials for accent purposes (less than 50% of total surface area); exterior insulation and finish systems (EIFS) or equivalent products; colored, fluted and textured concrete block; tilt-up panels; and vinyl siding. Colors shall be low-reflectance, subtle, neutral or earth tone colors. The following exterior building materials may not be used; smooth-faced concrete blocks, smooth-faced tilt-up concrete panels, metal panels and wood sheet goods.
(Ord. 084-2004. Passed 6-14-04.)
(Ord. 084-2004. Passed 6-14-04.)