A. Purpose and Intent. These commercial design standards supplement the applicable zoning district and use-specific standards of this Ordinance by providing minimum requirements for design and configuration of commercial development within the Town's planning jurisdiction. They are proposed to provide clarity on the Town's expectations for the quality and appearance of new commercial development. More specifically, the purposes of these standards are to:
1. Foster high-quality, attractive commercial development consistent with Town's adopted policy guidance;
2. Assure a fair and consistent application of the commercial design standards to new development and redevelopment;
3. Foster creativity in commercial design and greater compatibility between commercial development and its local surroundings; and
4. Promote property values and protect existing public and private investment.
B. Applicability.
1. These commercial design standards shall apply to new construction of any principal structures from all use types listed in the Commercial and Institutional Use Classification section of Table 4.2.3, Principal Use Table.
C. Exemptions. The standards in this section shall not apply to the following forms of development:
1. Mixed-uses, which shall instead comply with the standards in Section 5.3.2, Mixed-Use Design Standards;
2. Development located within the LHO district;
3. Industrial use types identified in Table 4.2.3, Principal Use Table;
4. Conversion of an existing noncommercial structure to a commercial use where no additional floor area is being added; and
5. Routine maintenance and repairs to existing commercial buildings.
D. Timing of Review. Review for compliance with these standards shall take place during review of an associated rezoning, site plan, or special use permit, as appropriate.
E. Building Walls Distinguished.
1. Exterior building walls on principal buildings subject to these standards shall be distinguished as primary, secondary, and tertiary in accordance with the following standards (see Figure 5.3.1.E: Commercial Building Walls Distinguished):
a. Primary walls are the architectural front facade of the building that faces the street from which the building is addressed.
b. Secondary building walls are exterior building walls that correspond to the side or rear of a building that are visible from public recreation lands or streets other than the street that the building is addressed from.
c. Tertiary walls are all other exterior building walls.
2. Different standards apply to building walls based on their designation as a primary, secondary, or tertiary building wall.
3. In cases where site conditions result in a situation where a building wall could be designated as either a primary or secondary wall by the Planning Director, the wall shall be treated as a primary wall. Nothing in these standards shall limit the number of primary walls on any particular building.
4. In cases where site conditions result in a situation where a building wall could be designated as either a secondary or tertiary wall by the Planning Director, the wall shall be treated as a secondary wall.
F. Design Requirements. Development subject to these standards shall be designed in accordance with the following:
1. Street Network.
a. On sites including new streets, an interconnected network of streets shall be provided, to the maximum extent practicable, and streets shall connect to adjacent existing streets outside of the development.
b. Circulation patterns for drive-through facilities shall be designed to accommodate the stacking of vehicles without interfering with the movement of vehicles or pedestrians.
c. Development shall comply with all applicable provisions in Section 5.1, Access and Circulation.
2. Customer Entrances.
a. Building entrances shall be designated as a primary or a secondary entrance by the applicant, but each principal building shall have at least one primary entrance. Nothing shall limit a building from having multiple primary entrances.
b. Primary building entrances shall be visually prominent and shall include at least three of the following features (see Figure 5.3.1.F.2.b: Primary Building Entrances):
i. Changes in building material or color;
ii. Changes in paving or walking surface materials;
iii. A significant architectural feature that extends above the primary roof height;
iv. A projection or recess of at least five feet beyond the adjacent wall plane;
v. Outdoor pedestrian gathering or seating areas capable of serving at least five people at the same time;
vi. A canopy, awning, portico, archway, arcade, or other covering that extends outwards from the building wall by at least five feet;
vii. Glazing that extends upwards for at least 75 percent of the building's height proximate to the entrance door(s);
viii. Architectural detailing around the entryway such as tilework, entablature, or integrated moldings; or
ix. Fountains, artwork, or landscaping plantings in raised planters immediately adjacent to the entrance door(s).
3. Building Address Numbers.
a. Every principal building subject to these standards shall include the building's street address above or adjacent to the primary building entrance in accordance with applicable requirements in the Town Code of Ordinances.
b. Address numbers shall be provided in numeric form rather than spelled out, and shall be provided in an easily discernable typeface.
4. Building Articulation. Building walls subject to these standards shall include articulation features in accordance with the following standards (see Figure 5.3.1.F.4: Commercial Building Articulation).
a. Number of Articulation Types Required. The minimum number of articulation features to be provided on any single building wall depends upon whether the wall is a primary, secondary, or a tertiary wall.
i. Primary Building Walls. Primary building walls shall be configured to provide at least two types of building articulation listed in Section 5.3.1.F.4.b, Types of Building Articulation.
ii. Secondary Building Walls. Secondary building walls shall provide at least one of the building articulation types identified in Section 5.3.1.F.4.b, Types of Building Articulation.
iii. Tertiary Building Walls. Tertiary building walls shall not be required to provide any building articulation features.
b. Types of Building Articulation. Each of the following seven features shall qualify as one type of building articulation for the purposes of Section 5.3.1.F.4.a, Number of Articulation Types Required:
i. Horizontal Facade Modulation.
1. Horizontal facade modulation is the projection or recesses of building floor area either forward of primary wall plane or inwards from the primary wall plane.
2. Each individual projection or recess shall have a minimum depth of ten feet either beyond or inwards from the primary wall plane.
3. Each individual projection or recess shall have a minimum span of at least to 20 percent of the facade's total length.
4. At least 40 percent of the facade's total length shall be occupied by a projection or recess.
5. Individual projections or recesses along a wall shall be separated from one another by at least two linear feet.
6. In the case of multi-story buildings, horizontal facade modulation shall be required only on the first floor for two-story buildings and on the first and second floors for three- or more-story buildings.
ii. Vertical Facade Modulation. Vertical facade modulation consists of architectural building elements such as columns, pilasters, posts, bays, fins, ribs, moldings, pediments, arcades, or similar features that extend outwards or recess inwards from the primary wall plan for a minimum distance of two feet. Vertical facade modulation shall extend from the grade to the top of the facade and shall maintain regular spacing across at least 50 percent of the facade.
iii. Bow or Curvilinear Feature.
1. Inclusion of a convex or concave bow or other curvilinear wall feature with a minimum depth or projection of at least ten feet relative to the primary facade plane.
2. Bows or curvilinear features shall occupy at least 50 percent of the total facade length.
3. In the case of multi-story buildings, a bow or curvilinear feature shall be required only on the first floor for two-story buildings and on the first and second floors for three- or more-story buildings.
iv. Green Wall. Wall-mounted panels affixed to an exterior building wall configured in accordance with the following:
1. Each panel shall include living plants in a growing medium spaced so that no portion of the growing medium or the exterior wall beneath the panel is visible from a distance of five feet;
2. Panels shall be self-watering and comprised of cold-hardy plants acclimatized to central North Carolina;
3. Invasive plants are prohibited;
4. Panels shall be configured so that at least 40 percent of the exterior facade is beneath a panel; and
5. Plants shall be maintained and replaced as needed to ensure compliance with subsection (1) above.
v. Roof Modulation. Inclusion of differing roof planes, roof pitches, roof forms, roof heights, or roof materials that are visually distinct from one another.
vi. Primary Building Entrance. Inclusion of a primary building entrance configured in accordance with Section 5.3.1.F.2. Customer Entrances.
vii. Outdoor Seating. Inclusion of an outdoor seating or outdoor dining area adjacent to the facade with all the following features:
1. A direct means of entry into the building;
2. Seating capable of accommodating at least five people at the same time;
3. Protection from automobiles and bicycles circulating on the site or on an adjacent street;
4. Exterior lighting, if the establishment is open before sunrise or after dark;
5. Shading from the sun or rain; and
6. Wifi access, if wifi is provided to members of the public indoors.
5. Materials and Colors.
a. Material Configuration.
i. Where two or more materials are proposed on a building facade, the heavier or more massive material (like stone) shall be located below the lighter or less massive material (stucco).
ii. Heavier details may be permitted as details on corners or around doors and windows.
iii. Material changes shall take place at locations such as the intersection of building wings, the intersection of differing storefronts or leaseholds, interior corners, or other logical locations.
iv. Material changes shall not take place at outside corners and material returns shall be included to a logical termination point past an exterior building corner such as a bump-out, building wing, or change in wall direction (see Figure 5.3.1.F.5: Commercial Building Materials).
b. Prohibited Materials. The following materials shall be prohibited on any primary or secondary building facade walls:
i. Untextured tilt-up concrete panels;
ii. Pre-fabricated steel panels;
iii. Corrugated sheet metal;
iv. Smooth-face concrete blocks;
v. Vinyl siding, soffit, or fascia;
vi. Synthetic stucco within two feet of the grade;
vii. Asphalt shingles or siding; or
viii. Mirrored glass.
c. Color.
i. Primary Colors. Overly bright neon, or "day-glow" colors shall not be used as primary exterior building colors. Nothing shall limit pastel or traditional community material colors.
ii. Accent Colors. Building trim and accent areas may feature brighter colors, including primary colors, but these colors may not comprise more than 15 percent of any building facade.
6. Roof Form.
a. Roof pitches less than 3:12 and flat roofs shall require a parapet wall on all sides visible from the street. Parapet walls shall fully screen all roof-fop mechanical equipment from the street in accordance with Section 5.10, Screening.
b. Parapet walls shall have decorative cornices or caps.
c. A pitched roof shall have eaves that extend a minimum of 12 inches beyond the building face.
d. Gable roofs shall incorporate roof rakes that project outwards a minimum of six inches from the building face.
7. Fenestration. Building walls shall incorporate fenestration features in accordance with the following standards (see Figure 5.3.1.F.7: Commercial Building Fenestrations:
a. Primary Building Walls. Primary building walls shall be configured so that:
i. At least 40 percent of the first floor portion of the primary wail is occupied by visually transparent windows or doors;
ii. At least 30 percent of a second floor portion of the primary wall (if provided) is occupied by visually transparent windows or doors;
iii. A window or functional general access doorway is located at least every 20 feet along the facade; and
iv. No more than 50 percent of any single window or door is obstructed by a window sign or other opaque display.
b. Secondary Building Walls. Secondary building walls shall be configured so that at least 30 percent of the ground floor facade and at least 20 percent of any second floor facade is occupied by:
i. Visually transparent windows or doors with regular spacing;
ii. False or opaque windows with regular spacing;
iii. Articulated wall forms designed to mimic window openings that also include an overhang or awning.
8. Awnings.
a. No awning shall extend outwards from the building wall more than the width of the sidewalk or ten feet, whichever is less.
b. Awnings must be self-supporting from the building wall.
c. No supports shall rest on or interfere with the use of pedestrian walkways or streets.
d. In no case shall any awning extend beyond the street curb or interfere with street trees or public utilities.
9. Outparcels. Development on outparcels or pad sites associated with a commercial development shall comply with the following requirements (see Figure 5.3.1.F.9: Outparcel Development):
a. Buildings on outparcels or pad sites shall incorporate materials that are similar to and compatible with those used on the primary buildings in the development. Corporate or prototypical architecture shall be reconfigured as necessary in order to comply with this standard.
b. Building walls associated with development on an outparcel or pad site shall be configured solely in accordance with the articulation and fenestration provisions for primary or secondary walls, as appropriate for the main buildings in the development.
c. Spaces between buildings on outparcels or pad sites shall include pedestrian amenities such as plazas, seating areas, and gathering places in addition to off-street parking spaces.
d. Outparcel buildings on lots at street corners shall be located and configured to define the corner through a combination of:
i. Locating the building as close to the rights-of-way as is practicable;
ii. Limiting surface parking between the building and the streets;
iii. Providing a public gathering space adjacent to the corner; and
iv. Distinctive roof form or other pedestrian features such as porches, canopies, or arcades.
10. Multi-Building Development. Development composed of multiple buildings totaling 30,000 gross square feet or more shall be configured in one or more of the following ways (see Figure 5.3.1.F.10: Multi-Building Development):
a. Break up the site into a series of smaller "blocks" defined by on-site streets, pedestrian walkways, or other circulation routes;
b. Locate the buildings around the corner of an adjacent street intersection or entry point to the development;
c. Enclose parking areas, public spaces, or other site amenities on at least three sides through the placement of buildings; or
d. Enclose outdoor dining or gathering places between buildings.
11. Site Features.
a. Off-Street Parking Location.
i. Sites comprised of commercial buildings subject to these design standards shall be configured such that no more than 50 percent of the provided off-street parking shall be located between a building's primary building facade and the street it faces.
ii. Off-street parking serving development located within a Gateway Corridor Overlay (GCO) district shall be configured in accordance with the applicable requirements in Section 3.8.3, Gateway Corridor Overlay (GCO) District.
b. Service, Loading, and Delivery Areas. Ground mounted mechanical equipment, solid waste collection, recycling collection, and loading spaces shall be located to the rear or side yard and screened in accordance with Section 5.10, Screening.
c. Canopies. Except for canopies associated with fuel sales, overhead canopies intended to cover the vehicles of patrons shall be configured in accordance with the following standards:
i. The total number of canopies shall be limited to one per building;
ii. The canopy shall be physically connected to the principal structure;
iii. The canopy shall be located to the side or rear of the structure, or configured so that it has the appearance of being enclosed by building walls on at least two sides;
iv. The canopy shall be configured of consistent or complimentary materials and colors as the primary exterior materials, including canopy supports;
v. The canopy shall be subject to maximum height standards for buildings in the zoning district where located; and
vi. The canopy shall comply with the standards in Section 5.4, Exterior Lighting.
G. Standards for Large Format Retail Uses. The following standards shall apply to large format retail uses.
1. Large Format Retail Uses Distinguished. Large format retail uses are commercial use types (see Table 4.2.3, Principal Use Table) in buildings that are:
a. More than 50,000 square feet gross floor area on the ground floor for a single tenant;
b. More than 150,000 square feet on the ground floor serving multiple tenants, including outparcels.
2. Compliance with Commercial Design Requirements. Large format retail uses shall comply with the following commercial design standards:
a. Section 5.3.1.F.1, Street Network;
b. Section 5.3.1.F.3, Building Address Numbers;
c. Section 5.3.1.F.4, Building Articulation;
d. Section 5.3.1.F.5, Materials and Colors;
e. Section 5.3.1.F.6, Roof Form;
f. Section 5.3.1.F.8, Awnings;
g. Section 5.3.1.F.9, Outparcels;
h. Section 5.3.1.F.10, Multi-Building Development; and
i. Section 5.3.1.F.11, Site Features, except off-street parking location.
3. Additional Standards for Large Format Retail Uses.
a. Customer Entrances. Large format retail establishments shall comply with the standards in Section 5.3.1.F.2, Customer Entrances, except that primary entrances shall include four of the listed options instead of three.
b. Fenestration. Building walls on large format retail uses shall incorporate fenestration features in accordance with the following standards (see Figure 5.3.1.G.3.b: Large Retail Building Fenestration):
i. Primary Building Walls. Primary building walls shall be configured so that:
1. At least 10 percent of the first floor portion of the primary wall is occupied by visually transparent windows or doors; and
2. No more than 50 percent of any single window or door is obstructed by a window sign or other opaque display.
ii. Secondary Building Walls. Secondary building walls shall be configured so that at least 5 percent of the ground floor facade is occupied by:
1. Visually transparent windows or doors;
2. False or opaque windows;
3. Articulated wall forms designed to mimic window openings that also include an overhang or awning.
c. Off-Street Parking Location.
i. Sites comprised of large format retail buildings subject to these design standards shall be configured such that no more than 75 percent of the provided off-street parking shall be located between a building's primary building facade and the street it faces.
ii. Off-street parking serving large format retail development located within a Gateway Corridor Overlay (GCO) district shall be configured in accordance with the applicable requirements in Section 3.8.3, Gateway Corridor Overlay (GCO) District.
(Ord. 2020-36, passed 12-2-2019; Ord. 2022-19, passed 10-4-2021)