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(A) Architectural standards. Development within the Silverton Renaissance Overlay District must comply with the standards prescribed in this section. These standards are intended to:
(1) Protect and enhance the physical character of the area within this overlay district;
(2) Prevent the deterioration of property and nuisance conditions;
(3) Encourage private investment to improve and stimulate the economic vitality and social character of the district;
(4) Ensure that renovations and infill developments do not adversely affect the physical character of the area; and
(5) Function in conjunction with the goals and objectives of the Downtown Revitalization Program and the Silverton Comprehensive Plan.
(B) Building height, shape and scale.
(1) Minimum building height shall be one story for the front facade (as seen from the street). Maximum height shall be determined by the existing skyline of adjoining buildings and/or across the
street, and in no case shall exceed 25 feet as measured from the grade line to the gutter. Additional stories are permissible for the rear or side facades when lower grade lines allow, but in no case shall exceed 60 feet.
(2) On buildings taller than 15 feet, second-story windows shall be used in combination with other architectural detailing to create the appearance of a second story.
(3) Buildings vertical and horizontal dimensions shall be in proportion to one another without over-emphasis of either dimension. Horizontally long buildings shall be broken up, through use of recesses or setback variations, to cause the facade to appear as a series of proportionally correct masses.
(4) Overall building mass must consider the depth of a building in relation to both adjoining buildings and the lot upon which the building is intended. This building mass must be in appropriate proportion to other buildings adjoining this structure, the lot upon which the building is intended, as well as other similar buildings in the district.
(5) The cornice of new buildings shall be strong, well-articulated and proportioned to traditional or classical architectural design.
(6) The shape and configuration of windows and doors for either new construction or rehabilitation shall be based on traditional or classical design. The first and upper floor openings shall have a strong relationship to one another.
(7) The use of standardized corporate architectural styles associated with chain restaurants and stores is discouraged. Effort should be made to integrate the building design into the established architectural context of the surrounding neighborhood and the city as a whole.
(C) Construction materials appropriate for the Silverton Renaissance Overlay District.
(1) District buildings shall have as primary construction material brick, stone, traditionally applied stucco and cement siding products, natural wood clapboard, wood shingles, and wood board and batten may be used in trim detail. The use of vinyl, aluminum, or steel siding, along with standard concrete masonry units and tilt-up concrete construction shall be prohibited in this district.
(2) Brick used in new buildings or additions must be similar in color, size and texture of brick and mortar joint detail to the surrounding structures. Unpainted brick is preferred, unless the building has been previously painted.
(3) Wood clapboard siding and brick shall be used on the exterior of frame buildings, must be run horizontally, and shall have appropriate lap exposure on siding or course height of brick.
(4) Slate, copper, wood or standing seam metal roofs are preferred; however, asphalt or fiberglass shingles may be used as well. Flat or shallow pitched roofs are permitted only when ornamented with shaped parapets or cornice treatments. Gambrel roofs are prohibited within the district.
(D) Building colors.
(1) Base building colors shall be the natural color of the material if it is brick or stone, or a neutral muted palette when another approved material is used. Brighter, more vivid colors shall be expressly reserved for limited use as building trim or accent.
(2) Fluorescent, reflective or neon colors are prohibited in the district.
(F) Awning standards.
(1) Awnings shall project no more than two-thirds the width of the sidewalk or six feet, whichever is less and shall run parallel to the face of the building.
(2) Awnings shall be located within the existing building framework, between columns and below spandrel panels.
(3) Awning colors and design shall be compatible with the colors and design of the building. Structural supports for all awnings shall be contained within the awning covering.
(4) Each storefront bay shall have a similar awning to the other storefront bays on the same building.
(5) Awnings shall be designed to be harmonious with the architecture of the building that they are to be placed on. They shall relate in shape and proportion to the building's architectural elements such as window and opening shapes, facade articulation and general character of the building and shall not cover architectural features.
(6) Any proposed awning constructed of fabric shall utilize weather resistant waterproof acrylic fabrics with a minimum five year manufacturer's warranty on the fabric.
(G) Landscape/accessory elements and structures.
(1) Improvements in the public right-of-way must conform to the streetscape plan adopted by the city and any applicable street right-of-way typical standards set forth in the Subdivision Regulations.
(2) The materials used for fences, non-structural walls, railings, and trellises are limited to natural materials or painted iron.
(3) Accessory structures shall be limited to the rear yard. Such structures shall not exceed one and a half stories in height. Roof style shall be limited to either gable or shed roof designs. Flat or gambrel roofs are not permitted.
(4) Detached garages shall be limited to two cars in size and may be limited to one car based upon the size of the principal structure.
(H) Exterior lighting.
(1) Exterior lighting poles and fixtures shall be substantially similar to those poles and fixtures designated in the city streetscape plan.
(2) Lighting shall be used in a very limited manner, and only to highlight architectural details on a building, illuminate a sign, or to illuminate walkways and/or parking areas.
(3) The use of incandescent, natural gas or halogen lights is permitted, but sodium, colored or neon lights are prohibited. Lighting must also comply with other sections of this code.
(4) Additional exterior lighting standards may apply in § 153.176.
(I) Mechanical equipment and utility standards. Mechanical equipment, including air conditioning, piping, ducts, and conduits external to the building shall be concealed from view from adjacent buildings or street level by an enclosure constructed using the same exterior materials utilized in the construction of the principal building. Electric and other utility service connections shall be placed underground for new construction and expansion projects and shall be encouraged for all other utility service connection changes. Rooftop solar panels may be visible from public view provided the connections securing the solar panels to the rooftop are approved by the Zoning Enforcement Officer.
(J) Window and door standards.
(1) Windows and doors shall occupy a minimum area of 30% of residential building facades.
(2) Windows and doors for commercial buildings, particularly those on the first story at street level, may be larger than those typical of residential buildings. They must show proportion and symmetry to the building and to the windows of any other stories.
(3) Replacement windows shall fit the size and style of the original openings.
(4) Original window and door openings shall not be enclosed or bricked-in on the street elevation nor on any street exposure. Where openings on the sides or rear of the building are to be closed, the infill materials shall match that of the wall and be recessed a maximum of three inches within the opening.
(5) Mirrored glass is prohibited in this district. Dark or opaque glass is appropriate only for false windows on secondary facades.
(6) Glass windows shall occupy at least 75% of the front elevation area of the first floor of a building in this district. All windows located above the first floor shall have a coordinated appearance that remains in context with the first floor window design and placement.
(7) Windows on the first floor shall be a minimum of two feet above the finished floor level.
(8) The main entry of a building shall face the street. The entry of a corner building shall be located at an angle to the corner. Entries may be flush with the building or recessed.
(K) Exterior renovation or alterations of existing structures.
(1) Renovations, alterations or additions shall be designed and executed in a manner that is sympathetic to the particular architectural character of the structure being worked on. Architectural elements shall be sensitively designed to reflect the detailing and materials associated with the particular style of the building.
(2) Renovations and restorations of older buildings shall respect the original building design, including structure, use of materials and details. New materials or signs shall not cover original materials and detailing. Materials, such as brick, slate, glass, stone, and the like shall be retained in their original state and shall not be covered with any other contemporary materials. Materials that are incompatible with the historic character of the building shall be removed from the facade upon significant exterior renovation or restoration of the existing structure.
(L) New construction.
(1) New buildings shall be compatible with their surroundings. Architectural style, bulk, shape, massing, scale and form of new buildings and the space between and around buildings shall be consistent with the area, and shall be in harmony with neighboring buildings.
(2) New buildings shall respond to the pattern of window placement in the district. The designs of new buildings shall avoid long unrelieved expanses of wall along the street by maintaining the rhythm of windows and structural bays in the district. The preferred pattern of ground floor windows is open show windows, with inset or recessed entryways; and landscaping, lighting and other amenities equivalent to those existing in the district. First floor window placement, design and quantity shall be compatible with the window placement, design and quantity on the second and above floor levels of a building.
(3) Buildings shall de-emphasize secondary rear or side door entrances to commercial space, unless the entrances are associated with public parking areas.
(M) Parking. The preferred location for off-street parking is at the rear of the site, but in certain circumstances featuring a unique site constraint, the Planning Commission may permit off-street parking areas located in a side yard. In no case shall off-street parking be permitted in the front yard area site.
(Ord. 05-3205, passed 12-15-05; Am. Ord. 09-3306, passed 10-15-09; Am. Ord. 18-3581, passed 4-19-18)