The following building design standards apply to all non-residential buildings constructed in the City, unless specific zoning districts are identified, in which case the specific standard only applies in the noted zoning district(s).
(a) Applicability. With the exception of specific non-residential uses and areas of the City of Springboro identified in subsection (b) below, all non-residential development subject to Chapter 1284 Site Plan Review, and all nonresidential development completed under Chapter 1266 Planned Unit Development, shall conform to the standards set forth in subsections (c), (d) and (e) below.
(b) Exemptions. The following are exempt from the design standards established in this section:
(1) Certain Manufacturing Uses. The construction and alteration of manufacturing uses within the M-1, Light Manufacturing District; M-2, Heavy Manufacturing District; and ED, Employment Center District.
(2) Urban Village District. The construction and alteration of properties subject to Chapter 1267 UVD, Urban Village District.
(3) Protected Properties. The construction and alteration of protected properties, as defined in and subject to, Chapter 1230, the Historic Preservation Code.
(4) Limited Alterations. Any alteration of a structure affecting less than 30 percent of any one elevation, as measured by the total linear feet of the elevation existing as of the date of approval of a site plan.
(c) Ground Story Entrances. All buildings shall have a principal entrance on the front façade of the building facing the primary/principal street. Secondary entrances may be provided on side or rear facades.
(d) Buildings Wider than 75 feet in the LBD, HBD, and CBD Districts shall incorporate vertical elements in the principal façade that break up the mass of the building to mimic smaller-scale development. Such vertical elements shall occur at least every 75 feet.
(e) Service Areas.
(1) Service Areas, including loading areas and dumpsters shall be located and screened in accordance with Chapter 1280.
(2) Mechanical Equipment, such HVAC equipment and other similar mechanical devices (whether ground, wall, or roof mounted) shall be located and screened in accordance with Chapter 1280.
(f) Building Materials.
(1) Combination of Materials. Building materials may be combined on a building façade horizontally, with the heavier material below the lighter material.
(2) Architectural Details.
A. Elevations.
1. All building elevations shall consist of a tripartite configuration consisting of a base or foundation; a middle or modulated wall; and a top portion formed by a pitched roof or articulated cornice.
2. All building elevations shall be articulated in a manner to avoid an uninterrupted appearance through the use of windows, doors, offsets or a change in materials.
(g) Primary Building Materials. Primary building materials shall be used on a minimum of 60 percent of the façade area of the building (excluding the area of doors and windows).
(1) Building Materials. The following durable natural or natural-appearing building materials are permitted for use under this section:
A. Residential-scale brick using non-glazed finishes;
B. Natural stone material;
C. Natural and natural-based wood materials such as exposed logs or timber(excluding T-111 or similar materials);
D. Exterior insulation and finish systems (EIFS) higher than 8 feet above grade;
E. Split-face concrete masonry unit (CMU) on exposed foundations and using colors imbedded into the material;
F. Glass only for windows and doors. Curtain walls are not permitted.
G. Metal cladding for use as roofing material;
H. Vinyl or aluminum;
I. Durable synthetic building materials that convincingly match the appearance of natural building materials, such as concrete siding (e.g. Hardiboard or Hardiplank.); and
J. Roofing materials, such as asphalt and other material accepted by the City.
(2) Limitations. No less than three and no more than four of the materials listed above may be used on a building.
(3) Color. The majority of the building elevations shall be finished in the natural material color or neutral, earth tones with a single accent color approved by the Planning Commission.
(4) Solar Energy Systems. The use of glass, metal and other materials associated with solar energy systems as regulated in Chapter 1276 is permitted subject to Planning Commission review and approval. (part of the recently passed solar amendment)
(5) Accent Building Materials. Accent materials may be used on up to 40 percent of the façade area of the building (excluding the area of doors and windows).
Acceptable accent materials include decorative precast concrete block, metal, and glass. Non-durable building materials such as EIFS (Exterior Insulation and Finish System) may be used as an accent building material on any façade, but may only be used on areas higher than 8feet above grade.
(6) Modification to the Building Material Standards. The Planning Commission may approve modifications to the building material standards to allow for alternate materials or to alter the minimum or maximum percentages upon finding that:
A. Approval of the modification will not result in development that is incompatible with, or will negatively impact existing or potential future development in the vicinity of the subject property.
B. The requested modification is consistent with the intent and purpose of this Ordinance.
C. The modification will result in a superior development when compared with what could be achieved through a strict application of the design and aesthetic requirements of this Ordinance.
D. A lesser modification will not accomplish the same purpose as the requested modification.
(Ord. 0-15-4. Passed 2-19-15; Ord. O-20-2. Passed 1-2-20.)