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In addition to the design standards contained in Chapter 1109, Design Standards, the following criteria apply.
A. Relationship of Buildings to Site
1. The site shall be planned to accomplish a desirable transition between the building(s) and the streetscape to provide for adequate planting, safe pedestrian movement, and parking areas.
2. The height and scale of each building shall be compatible with its site and existing (or anticipated) adjoining buildings.
3. All new utility services, and service revisions necessitated by exterior alterations, must be installed underground.
B. Building Setback and Height
1. All new buildings, including buildings on corner lots, shall be built to the Right of Way.
C. Building Design
1. Building facades facing a Primary Street must incorporate a main entrance door on the primary street.
2. Building frontages that face Primary Streets and exceed a width of 50 feet must include vertical visual elements to break the plane of the building frontage.
3. Roof-mounted mechanical equipment must be screened from public view. The screening must be of a sufficient height to prevent persons located at the street level from viewing the screened items and a sight line analysis from at least 200 feet away must be submitted for review and approval. The design, colors and materials used in screening must be consistent with the architectural design of the building.
4. Dumpsters, recycling, and trash receptacles must be screened in accordance with TMC Sec. 1108.0304(B), and located adjacent to the primary structure. Materials of screen wall shall be consistent with the adjacent architecture, and exposed concrete block shall not be permitted.
5. For commercially used property at least 60 percent of each building façade along a Primary Street, between the height of 2 feet and 10 feet above the nearest sidewalk grade, must consist of clear, non-tinted, non-mirrored, and uncovered window glass permitting views of the building's interior to a depth of at least 4 feet. For building frontages other than those on Primary Streets, the window glass must continue for a minimum of 10 feet from the building corner. No exterior security bars or roll-down metal doors shall be allowed. This provision shall be reduced to at least 30 percent, of each building facade along a Primary Street, for the conversion of a residential building to a commercial use. This provision does not apply to buildings officially recognized as historic or those deemed eligible for listing in the National Register of Historic Places if the provision would result in a modification of the original historic appearance of the building.
6. New buildings, stand alone and in-fill, may be designed in a contemporary style but must be in harmony and compatible with neighboring structures by using the materials listed below.
D. Building Materials
Building facades shall reflect the Warehouse District's patterns of the surrounding context and provide interest for the pedestrian. Building facades shall reflect and complement the traditional materials and techniques of the district. They shall express the construction techniques and structural constraints of traditional, long-lasting building materials. Simple configurations and solid craftsmanship are favored over complexity and ostentation in building form and the articulation of details. All building materials to be used shall express their specific properties. For example, heavier more prominent materials (masonry) support lighter materials (wood). The following are identified as acceptable for predominant exterior building materials:
1. Brick: Shall be standard modular brick with common tooled mortar joints. Un-tooled joints, distressed brick, or irregular shaped brick are prohibited. Brick color and texture shall be compatible with original brick facades in the Warehouse District, constructed prior to the 1940's. Brick of this period was commonly beige or dull red with very little color range. Textures shall be uniform. Reclaimed brick shall only be used as a matching repair material.
2. Materials with a brick-like appearance such as "Founder's Brick", or similar material.
3. Wood, and it must be painted or stained/sealed.
4. Materials with a wood-like appearance such as "Textured Cementitious Board", "Cement Board Siding", or similar material.
5. Smooth finished or manufactured stone such as limestone or sandstone and terra cotta.
6. Glass.
7. Metal. Architectural metal panels which are either pre-finished aluminum or pre-finished steel that utilize concealed fasteners.
8. Building materials other than those listed above may be approved by the Plan Director, in consultation with TWDARC, in special cases such as building additions or building renovations, taking into consideration the predominant building materials existing on the building to be added to or renovated.
9. Exterior insulation and finish system (EIFS) with drainage cavity are acceptable where used to simulate an existing material and when 36 inches above grade and not within an entryway, and comprising less than 15% of the facade. EIFS systems must be applied as per manufacturer's specifications and certified by the manufacturer.
E. Alley Facades
On any building being considered for restoration or renovation, the exterior facades facing an alley shall be improved. Any exterior fire escape that is still in use and approved by the Fire Prevention Division of the Department of Fire and Rescue Operations shall be repaired and painted. Unused fire escapes shall be removed completely. All unused sign brackets or mounting devices shall be removed. All existing doors, windows and security devices shall be repaired and painted or replaced. All masonry or other facade materials shall be cleaned and sealed or painted, except where such work may cause damage. New lighting and building identification signage or street addresses shall be installed. New lighting fixtures with downward directed lighting shall be installed above or near any point of entry into the building.
(Ord. 9-14. Passed 1-2-14; Ord. 84-20. Passed 2-25-20.)
All accessory buildings and uses which are permitted or prohibited in the underlying zoning district(s) are permitted or prohibited within the Warehouse UNO District, except that any detached accessory building on any lot shall have, on all sides, the same architectural features or shall be architecturally compatible with the principal building(s) with which it is associated.
(Ord. 9-14. Passed 1-2-14; Ord. 84-20. Passed 2-25-20.)
Site plan review shall also include the review of landscape design elements and conformance with Sec. 1108.0300 | Urban Commercial Landscape Standards.
(Ord. 9-14. Passed 1-2-14; Ord. 84-20. Passed 2-25-20.)
Off-street parking requirements for properties within the Warehouse UNO District shall comply with the requirements set forth in Chapter 1107, Parking, and the following provisions:
A. Location of off-street parking facilities shall be on the same lot as the principal building or use or an alternative access and parking plan may be submitted as provided for in Sec. 1107.1400.
B. Off-street parking facilities shall be located in the rear portion of the subject property and behind the principal building or use. The construction of new off street parking lots having frontage on a street is prohibited.
C. If parking in the rear of the lot is not feasible because the lot is too shallow, or other unique circumstances approved by the Plan Commission, then parking may be allowed on the side of the building if a screening wall and landscape treatment are installed along the street frontage in conformance with the minimum parking lot standards for perimeter screening barriers.
1. If the parking lot is located adjacent to a building, a six (6') foot wide sidewalk shall be installed between the building and the parking area.
D. Access to parking lots shall be provided off alleys whenever possible in order to minimize curb cuts across pedestrian sidewalks.
E. The required number of off-street loading spaces may be reduced or eliminated by the Planning Director in consultation with the Division of Transportation, with due consideration given to the following factors:
1. Frequency and time of deliveries;
2. Size and nature of vehicles accommodated by the loading spaces;
3. The character of the neighborhood;
4. Impact upon adjoining streets, places, or alleys; and
5. Type of business.
(Ord. 9-14. Passed 1-2-14; Ord. 84-20. Passed 2-25-20.)
A. In reviewing the lighting proposed for a proposed development, existing or new, in the District, factors to be considered include but are not limited to:
1. Safety provided by the lighting.
2. Security provided by the lighting.
3. Light spillage or glare onto adjoining residential properties and/or streets is prohibited. All lumination shall be directed downwards.
4. Height and placement of lighting considering the proposed use.
5. Unless lighting is strictly used for security purposes, lighting must be turned off or dimmed 75% prior to 11:00 pm or daily close of business for buildings that are above twenty-four (24) feet in height.
B. Site Lighting for Parking Lots
1. Site lighting for parking lots shall utilize a pedestrian style light fixture and pole to match the lights being used by the City of Toledo for public enhancement within the Warehouse District. The Plan Commission will provide the model number for the light pole and luminaire, as well as detail product specifications. Similar fixtures and poles will be considered. Height shall be 14' to 16' maximum.
2. The light source shall be metal halide or LED.
3. The light intensity shall average a minimum of .5 foot-candles, measured five (5') feet above grade for parking lots and 1 to 3 foot-candles measured five (5') feet above grade for pedestrian sidewalks.
4. Pedestrian style light fixtures and poles shall be used along collective walks.
(Ord. 9-14. Passed 1-2-14; Ord. 84-20. Passed 2-25-20.)
A. No chain link fencing or barbed wire shall be permitted.
B. Fencing shall be pre-finished, dark colored ornamental aluminum style or similar material approved by TWDARC with vertical pickets of a commercial quality.
C. Re-construction of existing fencing is be reviewed by the ARC, and shall be replaced with approved materials.
(Ord. 84-20. Passed 2-25-20.)
A. Awnings shall be traditional in design; they shall be triangular in section, sloping outward and down from the top of the opening. Curved awnings matching the curve of the openings being covered are permitted. Other round-top, half-round, box, or other unusual awning shapes are prohibited unless approved in writing by the Plan Director. Internally illuminated awnings are also prohibited. Signage on awnings shall be allowed as long as it meets appropriate portions of the requirements of Section 1103.1514.
B. Structural canopies shall be narrow in elevation, six (6") inches to twelve (12") inches, and flat or minimally pitched for drainage. Typically such canopies would have internal drainage. Canopies shall be self-supporting or supported by tension rods.
(Ord. 9-14. Passed 1-2-14; Ord. 84-20. Passed 2-25-20.)
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