Buildings in all zoning districts shall maintain a high standard for exterior architecture to ensure a high quality of development and land use compatibility that contribute positively to community image in regard to material quality, visual aesthetics, permanence and stability and to prevent use of materials that are unsightly, deteriorate rapidly, or cause urban blight.
A. General Provisions:
1. General Design Concept: Building and/or project designs shall utilize materials, colors, or details to meet the intent of these architectural standards.
2. Design Elements: Projects may be required to utilize building ornamentation features, including, but not limited to: columns, arches, parapets, cornices, friezes, canopies, moldings, dentils, corbels, quoins, rustication, vaults, domes, and cupolas.
3. Corporate Identity: The intent and purpose of these architectural standards supersede corporate identity designs. When a corporate identity design does not meet the intent and purpose of the architectural standards, the corporate identity design shall be limited to the area immediately adjacent to the main entry but shall otherwise be consistent with the intent of this section.
B. Exterior Building Finishes:
1. Grade Categories: For the purpose of this subsection, materials shall be divided into grade A, grade B, grade C, grade D, and grade E categories as follows:
a. Grade A:
(1) Brick, brick face, or custom masonry units (CMU) having a brick like appearance.
(2) Glass.
(3) Masonry veneer.
(4) Natural or artificial stone.
b. Grade B:
(1) Architectural panels with simulated wood or other natural material finish.
(2) Fiber-cement exterior siding (limited to vertical seam or board/batten style for commercial, industrial uses).
(3) Precast concrete panels having an exposed aggregate, light sandblast, acid etch, form liner, tooled, natural stone veneer, brick face and/or cast stone type finish with integral color or stain exceeding ASTM G154.
(4) Specialty concrete block such as textured, burnished block or rock faced block with integral color or stain exceeding ASTM G154.
(5) Stucco.
c. Grade C:
(1) Exterior insulation and finish system (EIFS).
(2) Glass block.
(3) Opaque panels.
(4) Ornamental metal.
(5) Wood; provided, that the surfaces are finished for exterior use or the wood is of proven durability for exterior use, such as cedar, redwood or cypress.
d. Grade D:
(1) Smooth as cast concrete block with integral color or stain exceeding ASTM G154.
(2) Smooth scored concrete block with integral color or stain exceeding ASTM G154.
(3) Smooth as cast concrete panels with integral color or stain exceeding ASTM G154.
(4) Architecturally precast concrete panels having a smooth as cast finish with integral color or stain exceeding ASTM G154.
e. Grade E:
(1) Aluminum siding.
(2) Steel siding.
(3) Vinyl siding.
2. Color:
a. For the purpose of this chapter, exterior finish materials requiring integral color shall not include natural gray.
b. Brick, stone and/or integral color concrete exteriors shall not be painted during the life of the exterior materials.
3. Foundations:
a. Building foundations not exceeding one foot (1') and other such portions of a building’s facade below the elevation of the first floor need not comply with the requirements for the primary facade treatment or materials.
b. Structures in excess of one hundred fifty (150) square feet shall be constructed with continuous structural load bearing perimeter foundations except industrial uses within the I-3 Zoning District and pole buildings as expressly defined and permitted in accordance with this title.
4. Exposed Roof Materials:
a. Exposed roof materials shall be similar to, or an architectural equivalent of, a three hundred (300) pound or better asphalt or fiberglass shingle, wooden shingle, standing seam metal roof or better.
b. The back of parapets that are visible shall be finished with materials and colors compatible with the front of the parapet.
5. Accessory Structures:
a. Except in A-1 and A-2 Districts, all accessory buildings in excess of one hundred twenty (120) square feet that are accessory to residential dwelling units shall be constructed with a design and exterior building materials consistent with the general character of the principal structure on the lot.
b. Accessory buildings for nonresidential uses, including those allowed in the residential districts, shall be of a similar character, design, and facade as the principal structure.
6. Other Building Types And Construction:
a. Except as allowed for buildings used for agricultural purposes as defined by this title, no galvanized or unfinished steel or unfinished aluminum buildings (walls or roofs), except those specifically intended to have a corrosive designed finish such as COR-TEN steel shall be permitted in any zoning district.
b. Except for buildings used for agricultural purposes as defined by this title, pole buildings shall not be allowed as a principal building or structure.
7. Calculation:
a. The material shall comprise at least five percent (5%) of the exterior wall to be considered in the calculations of exterior materials required by this chapter.
b. Garage doors, window trim, flashing accent items and the like shall not constitute required materials that make up the exterior finish of a building for the purposes of this section.
C. Residential Uses:
1. Exterior Finish: The primary exterior building finish for residential uses shall consist of grade A, B, C, D and/or E materials.
2. Detached Townhomes, Two-Family And Townhouses:
a. The exterior of detached townhome and two-family dwelling units shall include a variation in building materials which are to be distributed throughout the building elevations and coordinated into the architectural design of the structure to create an architecturally balanced appearance.
b. A minimum of twenty five percent (25%) of the area of the front elevation of a structure, including the sides of an attached garage forward of the dwelling unit, shall have an exterior finish of brick, stucco and/or natural or artificial stone.
c. Except for brick, stucco, natural or artificial stone, or cement or wood fiber board, no single elevation shall have more than twenty five percent (25%) of one type of exterior finish.
d. For developments with more than three (3) principal buildings, the developer shall specify a minimum of four (4) color packages for siding, trim, and shutters with no color package used for more than thirty percent (30%) of the exterior finish for the total number of dwelling units.
3. Multiple-Family Buildings:
a. A minimum of fifty percent (50%) of the combined area of all elevations of a principal building shall have an exterior finish of brick, brick face, brick CMU, masonry veneer, and/or natural or artificial stones.
b. Except for brick, brick face, brick CMU, stucco, masonry veneer, natural or artificial stone, rock face block, or cement or wood fiber board, no single elevation shall have more than twenty five percent (25%) of one type of exterior finish.
D. Commercial, Office And Institutional Uses: The exterior of commercial, office and institutional buildings shall include a variation in building materials and forms to be distributed throughout the facade and coordinated into the design of the structure to create an architecturally balanced appearance and shall comply with the following requirements: (Prior Code § 20-17-4)
1. Business Districts (Except B-4 District):
a. The exterior building finish shall be composed of at least sixty five percent (65%) grade A materials; not more than thirty five percent (35%) grade B materials and not more than ten percent (10%) grade C materials. (Prior Code § 20-17-4; amd. 2018 Code)
b. All sides of the principal and accessory structures are to have essentially the same or coordinated harmonious exterior finish treatment. (Prior Code § 20-17-4)
2. B-4 District Uses And All Institutional Uses Regardless Of Zoning District:
a. For any facade facing a public right-of-way, the exterior building finish shall be composed of at least sixty five percent (65%) grade A materials and/or integral color architecturally precast concrete panels with a form liner, tooled, natural stone veneer, brick face and/or cast stone type finish, not more than thirty five percent (35%) other grade B materials and not more than ten percent (10%) grade C materials. (Prior Code § 20-17-4; amd. 2018 Code)
b. For all other facades, the exterior building finish shall be composed of a minimum of ninety percent (90%) grade A and grade B materials and not more than ten percent (10%) grade C materials.
E. Industrial Uses:
1. Within I-1 And I-2 Districts:
a. The exterior building finish for principal and accessory buildings shall consist of a minimum of seventy five percent (75%) grade A and B materials together with a maximum of twenty five percent (25%) grade C and D materials.
b. Not more than one exterior wall designed for removal to allow future building expansion shown on a site plan as meeting all applicable lot requirements may be allowed to use grade D materials notwithstanding other applicable provisions of this section provided that, the wall does not face a public street.
2. Within I-3 District: The primary exterior building finish for buildings shall consist of grade A, B, C, and D materials and/or steel or aluminum curtain wall panels.
F. Exceptions: Exceptions to the provisions of this section are allowed subject to the following:
1. The use is an essential service as defined in section 11-2-2 of this title; or
2. The building or structure is a public works or utility facility within an INS District, City of Otsego only.
3. Remodeling or maintenance that does not increase the gross floor area of a building or structure existing as of February 11, 2013, shall be regulated by chapter 15 of this title and may utilize the same or any higher grade materials.
4. Upon approval of a conditional use permit based on a finding by the City Council that the applicant has demonstrated that the following criteria are met:
a. The proposed building design and materials are compatible and in harmony with other structures within the disrict.
b. The proposed building design and materials are compatible and in harmony with other structures within the district. (Prior Code § 20-17-4; amd. Ord. 2019-21, 10-28-19; Ord. 2023-06, 6-12-2023)