A.
These design standards and guidelines are intended to support the
vision and goals of the City's Comprehensive Plan and to preserve
and improve the design and character of Cortland's urban fabric. Well-designed
buildings and sites encourage lively, safe, pedestrian-friendly and
attractive streets and public spaces, protect and enhance property
values, and promote urban vibrancy.
A.
These design standards and guidelines shall apply to all newly constructed
structures in all districts except for the Historic and/or Architectural
Design District and single-family and two-family dwellings in any
district.
B.
If existing structures are expanded by 30% or more of the existing
building area, as defined by the Building Code, or are being repaired,
remodeled, rehabilitated or otherwise improved to the point that the
value of the repairs as determined by current rates, remodeling, rehabilitation,
or improvements constitute at least 51% of the current assessed value
of the structure, the entire structure shall be brought into compliance
with these design standards.
A.
This code includes both standards that are required to be met as
well as guidelines that are encouraged, but not required. As such,
provisions designated as "shall" or "will" are required, while provisions
designated as "should" are encouraged.
A.
To the maximum extent practicable, buildings shall be arranged to
orient to the streets and to frame the corner at the intersection
of two streets.
B.
Common wall buildings are encouraged.
C.
Frontage Width (this provision does not apply to the GB-1 District).
(1)
A minimum of 50% of the building shall be located within the
build-to zone.
(2)
Prohibited design elements between building and front property
line:
(a)
Motor vehicle parking;
(b)
Motor vehicle access drives, drive lanes or aisles, except those
necessary to provide direct access to a public street.
The Build-To Zone is a flexible area where the facade of a building
must be located, measured as both a minimum and maximum setback distance
from the property line/public right-of-way. The amount of facade that
must be placed inside this zone is the frontage width percentage.
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D.
Building composition and massing.
(1)
The design of the structure shall be of a compatible architectural
style and treatment with the surroundings.
(2)
Buildings shall exhibit a clearly defined base, midsection,
and crown. This can be accomplished using a combination of architectural
details, materials, and colors.
 A well articulated base, mid-section, and crown can be achieved
in all building types and sizes including multi-story buildings, as
depicted in the illustration to the right, and single-story buildings,
as depicted directly below.
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(3)
The overall massing of buildings should have areas of noticeable
3-D relief or be broken down into smaller shapes to reduce the scale
and avoid the appearance of a "large box." Varied building designs
that avoid long, flat facades are required.
(a)
The vertical plane of the building facade shall be broken up
with a high level of articulation (e.g., projecting entry or window
features, recessed elements, transparent storefronts, identifiable
retail spaces, and awning/entrance canopies) especially at ground
level.
(b)
A repeating pattern of wall recesses and projections, such as
bays, offsets, reveals or projecting ribs, which has a relief of at
least eight inches is encouraged.
(c)
No facade shall exceed 60 feet in horizontal length without
a change in facade plane. Changes in facade planes shall be no less
than 1.5 feet in depth and no less than eight feet in length.
(d)
Any changes in exterior building material shall occur at interior
corners.
(e)
All facades shall be designed to be consistent in regard to
architectural style, materials, and details.
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E.
Facades.
(1)
All buildings shall have a prominent street level entrance visible
and accessible from the public sidewalk.
(2)
Building entries shall be given prominence on the street frontage
and sized appropriately for the scale of the building.
(3)
Building entries for mixed-use buildings shall distinguish entrances
for residential and commercial uses.
(4)
Buildings located on corner lots should have a building entrance
located on the corner that faces the intersection of two public streets,
to the extent practicable.
(5)
Building entries to retail and residential mixed-uses should
be provided on interval of 80 feet on average, with the exception
of large-scale retail buildings, hotels or site constraints.
(6)
Windows should be greater in height than width or at least of
equal proportion.
(7)
Mirrored, reflective, or darkly tinted glass, all-glass walls,
or exterior roll-down security gates shall not be permitted.
(8)
Balconies, bay windows, cornice features, and open porches are
encouraged and may extend up to five feet into the front yard setback,
as long as they do not encroach a public right-of-way.
F.
Transparency.
(1)
A minimum of 60% of the street-facing, ground-floor facades
for nonresidential uses shall be comprised of clear windows that allow
views into the interior of the building.
(2)
Ground-floor facades for residential uses shall provide a minimum
transparency of 25%.
(3)
Upper-floor facades shall provide a minimum transparency of
25%.
(4)
Ground-floor transparency shall be measured between two feet
and 10 feet above the adjacent sidewalk.
G.
Roofs.
(1)
Reflective surfaces that produce glare are prohibited, except
for solar panels or white roofs intended to radiate absorbed or nonreflected
solar energy and reduce heat transfer to the building.
H.
All applications shall include a list of building materials with
identified colors and dimensions to be approved by the Planning Commission.
A.
Residential use standards. The applicant for conversion of a commercial
storefront to a residential use in an area that is predominantly residential
shall have the option to either:
B.
Commercial conversions. When converting only one portion of a building,
the entire commercial character of the storefront must be retained.
In cases where demolition of a commercial addition to a house is proposed,
the new facade shall approximate, as closely as possible, the original
design of the house.
C.
Nonresidential use standards. The applicant for conversion of a commercial
storefront to a residential use in an area that is predominantly commercial
shall be required to maintain the commercial character of the storefront.
A.
Air conditioning units, HVAC systems, exhaust pipes or stacks, elevator
housing, and other similar mechanical equipment and refuse storage
containers and facilities shall be thoroughly screened from view from
the public right-of-way and from adjacent properties. Screening shall
be architecturally compatible with the style, materials, colors, and
details of the building.
A.
An on-site system of pedestrian walkways shall be designed to provide
direct access and connections to and between the following:
(1)
The primary entrance or entrances to each building, including
pad site buildings;
(2)
Any sidewalks or walkways on adjacent properties that extend
to the boundaries shared with nonresidential development;
(3)
The public sidewalk system along the perimeter streets adjacent
to the development;
(4)
Where practicable and appropriate, adjacent land uses and developments,
including but not limited to adjacent residential developments, retail
shopping centers, office buildings, or restaurants; and
(5)
Where practicable and appropriate, any adjacent public park,
greenway, hiking trail, or other public or civic use including but
not limited to schools, places of worship, public recreational facilities,
or government offices.
The following provisions are intended to ensure that traditional,
"strip commercial" centers are avoided.
A.
Overall site layout and building orientation.
(1)
All primary and pad site buildings shall be arranged and grouped
so that their primary orientation, typically the facade containing
the primary customer entrance, complements adjacent development and
frames and/or encloses on at least two sides:
(a)
The corner of an adjacent street intersection;
(b)
A primary pedestrian and/or vehicle access corridor within the
development site; or
(c)
A public sidewalk, space or other public site amenity.
In the development pattern above, out-buildings front directly
on the street and define a clear edge. The pad sites on the corners
make a strong architectural statement and provide a sense of arrival
to the development center. Parking is on the interior of the block
and does not dominate the street frontage.
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B.
Pad sites and buildings.
(1)
The number, location, and design of independent pad sites shall
reinforce, rather than obscure, the identity and function of the primary
development.
(2)
To the maximum extent practicable, pad sites shall be clustered
together to define street edges and entry points or to enclose and
create usable places between buildings. The even dispersal of pad
sites in a widely spaced pattern within the development, even if along
the street edge(s), is discouraged.
(3)
Wherever practicable, spaces between adjoining pad site buildings
should be improved to provide small pockets of customer parking, pedestrian
connections, small-scale site amenities, or focal points. Examples
include but are not limited to:
(a)
A landscaped pedestrian walkway linking customer entrances between
two or more pad site buildings;
(b)
A public seating or outdoor eating area;
(c)
An area landscaped with a variety of plant materials emphasizing
four-season colors, textures, and varieties; or
(d)
Public art, fountains, or other special features.
(4)
Pad site buildings shall incorporate the same materials and
colors as those on the primary building(s) in the development or center.
Significant departures from "off-the-shelf" standardized building
design may be required to meet this standard.
(5)
Pad site entrances are appropriate locations to express individual
building character or identity. Customer entrances shall be emphasized
through incorporation of a building recess, projection, canopy, or
similar design elements.
A.
All kiosk-type buildings and structures shall be integrated with
the overall commercial or center development, and shall be subject
to the same guidelines as all other buildings within the development.
B.
Freestanding kiosks and drive-up ATM structures shall not be located
along the primary access street frontage.
C.
Access to a freestanding kiosk or drive-up ATM structure shall not
be from the adjacent public streets. Access shall be from drives and
streets internal to the development.
