§ 19.20. Design and Architecture in the CBD and MXD.
A.
Building Placement.
1.
Central Business District (CBD). Buildings shall be built at the lot lines with no setbacks, or the average setback of other buildings on the block as determined by the planning commission, except that the planning commission may require greater setbacks if such space, in their determination, is needed for off-street parking or other requirement.
2.
Mixed Use District (MXD). Buildings shall be built at the average setback of other buildings on the block as determined by the planning commission, except that the planning commission may require greater setbacks if such space, in their determination, is needed for off-street parking or other requirement.
B.
Building Height.
1.
Central Business District (CBD). Maximum height of all buildings shall be three (3) stories or forty (40) feet. All stories shall contain habitable commercial, office, or residential spaces. First floor height of all buildings shall be a minimum of twelve (12) feet. New buildings must contain at least two (2) stories, if the building is proposed for a corner lot or is adjacent to a multiple story building, unless the planning commission determines requiring a second story will not significantly enhance the character and appearance of the central business district.
2.
Mixed Use District (MXD). Maximum height of all buildings shall be two (2) stories or twenty-four (24) feet. This height shall include any architectural elements used for display of signs, screening of mechanical equipment, or other such protrusions above the roof structure.
C.
Building Mass.
1.
Central Business District (CBD). Buildings located in the central business district shall use massing, additional height, contrasting materials, and architectural embellishments to mark the transition from the adjoining districts into the downtown. Buildings on corner lots shall be considered more significant structures, since they have at least two (2) front facades visibly exposed to the street. The planning commission may require additional height and architectural embellishments, such as corner towers, relating to their location.
2.
Mixed Use District (MXD). Buildings located in the mixed use district shall use massing, building materials, and architectural elements to blend in with the surrounding residential areas. Buildings adjacent to residential structures shall be considered more significant structures and shall require that the building mass be "visually" minimized by compartmentalizing the building design in a pattern that relates to the surrounding residential character.
D.
Facade Design.
1.
Central Business District (CBD).
a.
Architectural features. All visible building facades greater than thirty-three (33) feet in length shall contain architectural features, details, and ornaments that are consistent with predominating architectural styles found within the downtown such as: arches; roof cornices; contrasting bases; contrasting masonry courses, water tables, or molding; pilasters or columns; corbeling; contrasting bands or color; stone or ceramic accent tiles; colonnades; or porches. Elements such as wall clocks, decorative light fixtures, and/or window canopies are also recommended. Blank windowless wall are expressly prohibited.
Example of Facade Design—CBD
b.
Fenestration. All facades visible from public streets must contain glazed glass windows. Windows shall be recessed and include visually obvious sills. Spaces between windows shall be formed by columns, mullions, or material found elsewhere on the facade. Clear window glass is recommended, though green, blue, bronze, or smoke tints are permitted. Window shapes shall be rectangular, square, or palladian (rectangular with semi-circle top).
Example of Window Placement
i.
Glazing on the first floor shall occupy a minimum of forty (40) per cent and a maximum of seventy (70) per cent of the facade.
ii.
Glazing on the second or higher floors shall be a minimum of thirty (30 per cent and a maximum of sixty (60) per cent of the facade.
Example of Glazing on First Floor
iii.
Vertical window orientation shall have a width to height ratio of at least one to two (1:2), and shall be consistent with adjacent buildings. Horizontal windows with a width to height ratio of between one to one (1:1) and four to one (4:1) may be permitted by the planning commission if they determine such window orientation is consistent with the appearance and character of the downtown.
iv.
Shutters, if used shall be mounted on either side of a window and shall be equal to one-half (½) of the width and one (1) times the height.
v.
Building materials. Building materials must be consistent with the surrounding neighborhood character, as determined by the planning commission. Building materials on the front facade or any facade visible form a public right-of-way must be primarily of natural materials conveying permanence, as determined by the planning commission. Each front facade, any facade visible from a public right-of-way, and any facade with a dedicated public entrance into the building should contain at least sixty (60) per cent of the recommended materials listed below, excluding window areas:
1)
Recommended materials: Brick; stone, concrete slab (poured in place, tilt-up construction).
2)
Acceptable materials: Split face, scored, or ground face block; beveled wood siding (lap, board and batter, shake); exterior insulation finish systems (EIFS).
3)
Discouraged materials: Smooth face block; vinyl siding; metal siding (standing seam panels, aluminum siding); clear and reflective glass; T-111 and other wood panel siding.
Acceptable or discouraged materials, or other similar synthetic or highly reflective materials should not be used except for decorative or accent features only. Exterior insulation finish systems (EIFS) may be used for decorative or accent feature and may also be a primary facade material provided it is placed at a height of twelve (12) feet or greater and provided it is no more than twenty (20) per cent of the total facade area, excluding window areas.
c.
Exterior colors. Exterior colors shall be compatible with the colors on surrounding buildings, subject to review and approval by the planning commission. The following natural colors are encouraged for the main portions of the building facades and roof forms; neutral earth tones (sand to brown); shades of gray; traditional colors (e.g., brick red, forest green, navy blue); light, subdued hues (e.g., salmon); or white. Contrasting accent colors which are compatible with the primary colors listed above are encouraged for trim, accent, and other decorative architectural features. The use of bright or fluorescent colors (e.g., purple, orange, pink, lime, yellow) is discouraged. Colors should be natural to the material or pigmented, and not painted on the material whenever possible.
Proposed colors shall be specified on the development plan. Samples of building materials and colors are required at the time of development plan submittal for review and approval of the planning commission.
2.
Mixed Use District (MXD).
a.
Architectural features. All building facades visible from public roadways or from existing residential uses shall contain architectural features that are consistent with the predominate architectural features found in the surrounding residential area, such as peaked or gabled roofs and porches.
Example of Architectural Features—MXD
b.
Fenestration. All facades visible from public streets must contain glazed glass windows. Windows shall be recessed and include visually obvious sills. Clear window glass is recommended, though green, blue, bronze, or smoke tints are permitted. Window shapes shall be rectangular, square, or palladian (rectangular with semi-circle top).
i.
Glazing on any floor shall occupy a maximum of forty (40) per cent of the facade. No glazing on any first floor shall be placed less than two (2) feet and six (6) inches above the sidewalk. No glazing on any first floor shall be placed more than eight (8) foot above the sidewalk.
ii.
Glazing on any second floors shall be a maximum of forty (40) per cent of the facade.
iii.
Vertical window orientation shall have a width to height ratio consistent with adjacent and surrounding residential buildings. Horizontal windows may be permitted by the planning commission, if they determine such window orientation is consistent with the appearance and character of the surrounding residential area.
iv.
Shutters, if used shall be mounted on either side of a window and shall be equal to one-half (½) of the width and one (1) times the height.
v.
Building materials. Building materials must be consistent with the surrounding neighborhood character, as determined by the planing commission. Building materials on the front facade or any facade visible from a public right-of-way or existing residence must be primarily of natural materials conveying permanence, as determined by the planning commission. Each front facade, any facade visible from a public right-of-way, any facade visible from an existing residence, and any facade with a dedicated public entrance into the building shall contain at least sixty (60) per cent of the recommended materials listed below:
1)
Recommended materials: Brick; stone, or beveled wood siding (lap, board and batter, shake).
2)
Acceptable materials: Split face, scored, or ground face block; concrete slab (poured in place, tilt-up construction); metal siding (aluminum siding), exterior insulation finish systems (EIFS).
3)
Discouraged materials: Smooth face block; vinyl siding; metal siding (standing seam panels); clear and reflective glass; T-111 and other wood panel siding.
Acceptable or discouraged materials, or other similar synthetic or highly reflective materials should not be used except for decorative or accent features only. Exterior insulation finish systems (EIFS) may be used for decorative or accent feature and may also be a primary facade material provided it is no more than twenty (20) per cent of the total facade area, excluding window areas.
c.
Exterior colors. Exterior colors shall be compatible with the colors on surrounding residential structures, subject to review and approval by the planning commission. The use of bright or fluorescent colors (e.g., purple, orange, pink, lime, yellow) is discouraged.
Proposed colors shall be specified on the development plan. Samples of building materials and colors are required at the time of development plan submittal for review and approval of the planning commission.
E.
Side or Rear Facade Design.
1.
Central Business District (CBD). All sides of a building shall be similar in design, detail, and material to present a cohesive appearance to neighboring properties. Wherever a side or rear facade is visible form a public right-of-way, or if parking is located at the side or rear of a building, the facade shall be designed to create a pleasing appearance, in accordance with the following design criteria:
a.
Materials and features. Materials and architectural features similar to those present on the front of the building shall be used on the side or rear facade. All visibly exposed sides of a building shall have an articulated base course and cornice. The base course shall align with either the kickplate or sill level of the first floor. The cornice shall terminate or cap the top of a building wall and may project out horizontally from the vertical building wall plane and may be ornamented with moldings, brackets, and other details. The middle section of a building may be horizontally divided at floor, lintel, or sill levels with belt or string courses.
Example of Side Facade Treatment
b.
Waste receptacles and service areas. Waste receptacles and service areas shall be completely screened with a decorative masonry wall as approved by the planning commission.
2.
Mixed Use District (MXD). All sides of a building shall be similar in design, detail, and material to present a cohesive appearance to neighboring properties. Wherever a side or rear facade is visible from a public right-of-way, an adjoining residence, or if parking is located along the side or rear of a building, the facade shall be designed to create a pleasing appearance, in accordance with the following design criteria:
a.
Materials and features. Materials and architectural features similar to those present on the front of the building shall be used on the side or rear facade.
b.
Waste receptacles and service areas. Waste receptacles and service areas shall, where adjoining existing residences be completely screened with a decorative masonry wall as approved by the planning commission.
c.
Open areas. Open areas shall be landscaped with lawn, ground cover, ornamental shrubs and trees. On every site involving new development or redevelopment, foundation plantings adjacent to the building shall be provided. The species and design shall meet the requirements of Article XX, Landscaping Standards.
F.
Building Entrances.
1.
Central Business District. All buildings shall have at least one (1) primary public entrance that faces a public street unless a building does not face a public street and or right-of-way. Rear entrances are permitted, only if there is a primary entrance from a public street. Main entrances to buildings shall incorporate devices such as canopies, recessed entrance ways, larger door openings and display windows, accent colors, and architectural details such as tile work, moldings, and distinctive door pulls.
a.
Doors. Doors measuring seven (7) and eight (8) feet are highly recommended. Doors measuring six (6) feet and eight (8) inches shall have a glass transom with a minimum height of twelve (12) inches.
2.
Mixed Use District (MXD). All buildings shall have at least one (1) primary public entrance that faces a public street or parking area, unless a building does not face a public street and/or right-of-way. Rear entrances are permitted, only if there is a primary entrance from a public street or parking area. Main entrances to buildings shall incorporate devices such as canopies, porches, or recessed entrance ways. Door openings, display windows, accent colors, and architectural details compatible to the surrounding residential character shall be incorporated into the entrance design.
G.
Rooflines.
1.
Central Business District (CBD). Rooflines shall be consistent with adjacent buildings and the surrounding neighborhood character as determined by the planning commission. Flat roofs shall be used within the central business district. Distinctively shaped roof forms, detailed parapets, and exaggerated cornice lines shall be incorporated into rooflines along building facades greater than thirty-three (33) feet. Mansard, mock mansard, or barrel roofs are prohibited.
Pitched roof forms (gable, hip, shed) with overhanging eaves and between four (4) inches of vertical rise to twelve (12) inches of horizontal run and twelve (12) inches of vertical rise to twelve (12) inches of horizontal run may be used within the central business district if similar rooflines are used on adjacent buildings, or if the planning commission determines such a roof will be consistent with the appearance and character of the downtown.
2.
Mixed Use District (MXD). Rooflines shall be consistent with adjacent buildings and the surrounding residential neighborhood character as determined by the planning commission. Distinctively shaped roof forms such as gable, shed, or hip shall be incorporated into rooflines. Flat roofs should be avoided.
Pitched roofs, such as gable, shed, or hip shall include overhanging eaves and shall have between four (4) inches of vertical rise to twelve (12) inches of horizontal run and twelve (12) inches of vertical rise to twelve (12) inches of horizontal run.
Example of Rooflines in MXD
H.
Lighting.
1.
Central Business District. Exterior lighting must be placed and shielded so as to direct the light onto the site and away from adjoining properties. The lighting source shall not be directly visible from adjoining properties. Floodlights, wall pack units, other types of unshielded lights, and lights where the lens is visible outside of the light fixture shall be prohibited, except where historic-style lighting is used that is compatible with existing historic-style lamps approved by the planning commission.
a.
Sidewalk and parking area lighting. Sidewalks and parking areas shall be properly lit to facilitate the safe movement of pedestrians and vehicles and provide a secure environment. In parking areas, the light intensity shall average a minimum of one (1) footcandle, measured five (5) feet above the surface. Parking lot lighting shall be consistent and/or similar with other fixtures used throughout downtown, as determined by the planning commission. In pedestrian areas, the light intensity shall average a minimum of two (2) footcandles, measured five (5) feet above the surface.
All lighting and light fixtures shall furthermore comply with the standards identified in Article XVIII.
2.
Mixed Use District (MXD). Exterior lighting must be placed and shielded so as to direct the light onto the site and away from adjoining properties. The lighting source shall not be directly visible from adjoining properties. Floodlights, wall pack units, other types of unshielded lights, and lights where the lens is visible outside of the light fixture shall be prohibited.
a.
Sidewalk and parking area lighting. Sidewalks and parking areas shall be properly lit to facilitate the safe movement of pedestrians and vehicles and provide a secure environment. In parking areas, the light intensity shall average a minimum of one (1) footcandle, measured five (5) feet above the surface. Parking lot lighting shall be consistent and/or similar with other fixtures used throughout downtown, as determined by the planning commission. In pedestrian areas, the light intensity shall average a minimum of two (2) footcandles, measured five (5) feet above the surface.
All lighting and light fixtures shall furthermore comply with the standards identified in Article XVIII.
I.
Canopies and Awnings.
1.
Central Business District (CBD). Awnings are encouraged to be placed on buildings with in the central business district, where appropriate. All awnings must be made from a canvas fabric or similar waterproof material, rather than metal, aluminum, plastic, vinyl, or rigid fiberglass and shall be attached directly to the building rather than supported by columns or poles. In buildings with multiple storefronts, compatible awnings shall be used as a means of unifying the structure.
Retractable or roll-type canvas awnings are permitted to be extended over sidewalks on local streets in the CBD for the purpose of covering outdoor seating or dining areas during the hours a business is open to the public provided they meet all of the following conditions: the awning can extend no more than eight (8) feet out from the face of the building to which it is permanently attached, the awning must maintain a vertical clearance from the sidewalk of no less than eight (8) feet [and] may not be any longer than twenty-four (24) feet, the awning shall not be supported by columns or poles, the awning must be in harmony with the design standards provided for elsewhere in this section, and only fifty per cent (50%) of the leading edge of the awning shall qualify as the area eligible for placement of a sign in conformance with the standards stated in Article XXII.
2.
Mixed Use District (MXD). Awnings may be placed within the mixed use district subject to the same standards as identified for the central business district above.
J.
Signs.
1.
Central Business District (CBD). Signs for all uses shall be consistent and in accord with the standards stated in Article XXII.
2.
Mixed Use District (MXD). Signs for all uses shall be consistent and in accord with the standards stated in Article XXII.
K.
Mechanical Equipment.
1.
Central Business District (CBD).
a.
HVAC, elevators, and satellite receivers. All units and appliances for air conditioning, HVAC systems, exhaust pipes or stacks, elevator housing, and satellite dishes or other telecommunications receiving devices shall be thoroughly screened from view from public rights-of-way and from adjacent properties, by using walls, fences, roofline elements, penthouse-type screening devices or landscaping.
b.
Fire escapes. Fire escapes shall not be permitted on a building's front facade. In buildings requiring a second means of egress pursuant to the local building codes, internal stairs or other routes of egress shall be used.
c.
Security gates and devices. Solid metal security gates or solid roll-down metal windows shall be prohibited. Link or grill type security devices shall be permitted only if installed from the inside, within the window or door frames; or if installed on the outside, if the coil box is recessed and concealed behind the building wall. Security grills shall be recessed and concealed during normal business hours. Models which provide a sense of transparency by colors, are encouraged. Other security devices fastened to the exterior walls are prohibited.
2.
Mixed Use District (MXD).
a.
HVAC, elevators, and satellite receivers. All units and appliances for air conditioning, HVAC systems, exhaust pipes or stacks, elevator housing, and satellite dishes or other telecommunications receiving devices shall be thoroughly screened from view from public rights-of-way and from adjacent properties, by using walls, fences, roofline elements, penthouse-type screening devices or landscaping
b.
Fire escapes. Fire escapes shall not be permitted on a building's front facade. In buildings requiring a second means of egress pursuant to the local building codes, internal stairs or other routes of egress shall be used.
c.
Security gates and devices. Solid metal security gates or solid roll-down metal windows shall be prohibited. Link or grill type security devices shall be permitted only if installed from the inside, within the window or door frames; or if installed on the outside, if the coil box is recessed and concealed behind the building wall. Security grills shall be recessed and concealed during normal business hours. Models which provide a sense of transparency by colors, are encouraged. Other security devices fastened to the exterior walls are prohibited.
L.
Parking and Loading.
1.
Central Business District (CBD). The planning commission shall determine if the number of off-street and loading/unloading spaces required per Article XXI of this Ordinance shall be met, or if a lesser number of spaces or no spaces are required due to: the availability of on-street parking spaces; off-site parking lots or municipal parking lots; a finding that patrons will either walk to the site form nearby neighborhoods, or will park at other sites and visit several uses at one time; or the placement and configuration of existing buildings. If required, the parking lots shall be designed in accordance with the provisions of Article XXI and the following:
a.
Location. No new parking lot shall be created nor any existing parking lot be expanded in front of a building. If the planning commission determines that a new parking lot must be created or an existing parking lot must be expanded, the parking lot shall be located to the rear of the buildings on the interior of the lots, accessed by means of common driveways, preferably from side streets or lanes. Such parking lots shall be small in scale where possible, and interconnected with commercial parking lots on adjacent properties. Cross-access easements for adjacent lots with interconnected parking lots shall be required, in language acceptable to the city. Common, shared parking facilities are encouraged, wherever possible.
b.
Screening. Parking located on the side of a building shall be screened from the public street in accordance with the Article XX of this Ordinance.
c.
Paving. Paving shall be kept to the minimum required to comply with the standards stated in Article XXI of this Ordinance.
d.
Parking fee. Any use or site in the central business district required by this Ordinance and/ or the planning commission to provide off-street parking may, subject to approval of the city council, elect to meet such requirement by contributing a fee, as established by the city council, to a municipal parking fund in lieu of the required off-street parking spaces in the central business district. The amount of the fee required shall be established by the city council and shall be based on anticipated acquisition and development costs.
e.
Current private parking lots. Off-street parking spaces under private ownership existing on the date of adoption of this Ordinance shall not be converted to another use without the review and approval of the planning commission in accordance with the development plan standards of Article XVI of this Ordinance.
2.
Mixed Use District (MXD). Required parking lots shall be designed in accordance with the provisions of Article XXI and the following:
a.
Location. No new parking lot shall be created nor any existing parking lot be expanded in front of a building. If the planing commission determines that a new parking lot must be created or an existing parking lot must be expanded, the parking lot shall be located to the rear or side of the building. Such parking lots shall be small in scale where possible and interconnected with commercial parking lots on adjacent properties. Cross-access easements for adjacent lots with interconnected parking lots shall be required, in language acceptable to the city. Common, shared parking facilities are encouraged, wherever possible.
b.
Screening. Parking lots shall be screened from adjoining residences and the public street in accordance with Article XX of this Ordinance.
c.
Paving. Paving shall be kept to the minimum required to comply with the standards stated in Article XXI of this Ordinance.
d.
Current private parking lots. Off-street parking spaces under private ownership existing on the sate of adoption of this Ordinance shall not be converted to another use without the review and approval of the planning commission in accordance with the development plan standards of Article XVI of this Ordinance.
M.
Service Access.
1.
Central Business District (CBD). A service alley or designated loading space shall be reserved at the rear of the building. Loading from secondary streets may be permitted by the planning commission upon demonstration by the applicant that through traffic flow and access to neighboring uses will not be disrupted. In addition to the previously described standards the loading spaces shall be subject to the standards identified in Article XXI of this Ordinance, where appropriate.
2.
Mixed Use District (MXD). Designated service areas and loading spaces shall be provided in accordance with Article XXI of this Ordinance.
N.
Courtyards and Plazas.
1.
Central Business District (CBD). Exterior public and semi-public spaces, such as courtyards or plazas shall be designed for function, enhance the surrounding buildings, and provide amenities for users in the form of textured paving, landscaping, lighting, trees, benches, trash receptacles, and other items of street furniture, as appropriate. Courtyards shall have recognizable edges defined on at least three (3) sides by buildings, walls, elements of landscaping, and/or elements of street furniture in order to create a strong sense of closure.
2.
Mixed Use District (MXD). Exterior public and semi-public spaces, such as courtyards or plazas, where provided shall be in compliance with standards previously stated for the Central Business District.
O.
Utilities.
1.
Central Business District (CBD). All public and semi-public utilities and other services, including, but not limited to electricity, telephone, cable television, and others shall be placed underground.
2.
Mixed Use District (MXD). All public and semi-public utilities and other services, including, but not limited to electricity, telephone, cable television, and others shall be placed underground.
(Ord. No. 2005-7, 6-13-05)