Applicants shall submit the following information to the Village
Clerk as part of the site plan review application:
A. Photographs of the site and building which clearly show exterior
details.
B. Photographs of adjacent buildings or properties.
C. Architectural drawings of the proposed exterior changes which clearly
illustrate exterior materials, material dimensions, colors, height,
and lighting and include an accurate scale.
D. Material details, specification sheets, and product literature/samples.
E. Any available historical information regarding the history of construction,
use, and/or modification of the building in question.
F. Additional information as requested by the Planning Board to complete
its review.
"Placement" refers to how a building is situated on the lot.
"Orientation" refers to the location of a building's main axis, or
front facade. Building placement and orientation are a crucial part
of the interface of private building facades with public thoroughfares,
which shape a compact, walkable public realm. The placement and orientation
of nonresidential buildings shall be in accordance with the following:
A. The placement of buildings shall follow the Central Business District minimum and maximum front yard requirements in Article
IV of this chapter. Relief from this provision may be provided for historically appropriate architectural elements and pedestrian amenities, such as recessed entries or chamfered corners, as deemed appropriate by the Planning Board.
B. A portion of the building frontage may be set back more than 12 feet
from the public right-of-way, provided that at least 50% of the building
frontage is set back no more than 12 feet. At corner locations, building
frontage setbacks may exceed 12 feet to accommodate special corner
treatments, provided at least 75% of the building frontage along each
street is set back no more than 12 feet from the public right-of-way.
C. New building frontages shall extend to both side property lines to
the extent practicable. Breaks between or through buildings may be
incorporated to provide pedestrian and/or vehicular access to rear
parking facilities or other spaces, buildings, etc. located behind
the building.
D. The front facade shall be oriented to the primary street, or at the
same orientation as adjacent original buildings.
E. Buildings situated at street corners should "wrap" the corner by
continuing certain facade elements (such as the cornice or horizontal
accent bands) on all street elevations (see Figure 7).
Figure 7: Facade Wrapping the Corner
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F. Building orientation and main entrances should face the primary street
and should be easily identifiable and scaled to the size of the street
they are on.
G. All new buildings with frontage along public streets shall have retail
frontages along those streets. Retail uses are not required in such
buildings, but the design of the building is required to be suitable
for retail or other pedestrian-oriented uses.
"Massing" and "form" refer to the volume and shape of a building.
Buildings should provide visual interest that engages pedestrians
and others to promote activity and business vitality. Wherever possible,
new development should enhance the visual quality of the site on which
it is located, as well as the character of the surrounding area. The
massing and form of nonresidential buildings shall be in accordance
with the following:
A. All nonresidential development should be of a similar height and
massing to those of existing traditional structures in the Central
Business District. There should be no abrupt changes in height from
adjacent structures.
B. All nonresidential development shall be at least two stories in height
so as to achieve a strong visual "street edge."
C. A building frontage shall have a transition line. A transition line
is a horizontal architectural element, such as a cornice, balcony
or change in material, which spans the full width of the facade, and
creates a distinction between the first and second stories. Transition
lines shall be designed in proportion to the overall height and width
of the proposed building and shall relate to adjacent traditional
structures or buildings constructed in accordance with this article.
The Planning Board may waive this requirement for buildings without
retail frontage.
D. A building frontage wider than 50 feet shall have vertical division
lines. A vertical division line is an architectural element, such
as a pilaster, change in plane or change in material, which creates
distinct increments of the building mass. Vertical division lines
shall be designed in proportion to the overall height and width of
the proposed building and shall be spaced at sufficient intervals
to avoid large undifferentiated wall surfaces. The Planning Board
may waive this requirement if the building design harmonizes with
the scale of nearby traditional structures and avoids large undifferentiated
wall surfaces by means other than vertical division lines.
E. All buildings shall exhibit a clearly defined base, mid-section,
and crown. This can be accomplished using a combination of architectural
details, materials, textures, and colors (see Figure 8).
Figure 8: Tripartite Design
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F. Buildings which are "squat" in proportion or which have very strong
horizontal elements that dominate the facade are discouraged.
G. The design of new structures should avoid mimicking the architectural
style and appearance of traditional structures, but rather complement
the design by utilizing similar massing, form, fenestration, and architectural
design elements.
H. Buildings designed to advertise or promote a uniform corporate image
shall be prohibited.
Roof styles and treatments of nonresidential buildings shall
be in accordance with the following:
A. A building frontage shall have a roofline. A roofline is an architectural
element, such as a cornice, parapet or change in material, which creates
a distinction between the top of the building and the lower floors.
Rooflines shall be designed in proportion to the overall height and
width of the proposed building and, where practicable, shall relate
to existing adjoining traditional structures or buildings constructed
in accordance with this article.
B. Longer buildings should provide fluctuations in the roofline which
break up the long run of the facade and which attract attention to
key places such as entryways.
C. Flat roofs shall slope to the back of the building to provide proper
drainage and shall include an historically appropriate ornamental
cornice.
D. Peaked or gable roofs shall have historically appropriate overhangs.
The use of ornamental brackets is encouraged.
E. Eaves shall include design detail to add visual interest.
F. Air-handling equipment, antennas, satellite dishes and other mechanical
equipment should be placed or screened in such a manner so as not
to be visible from the street.
The arrangement of facade elements should be so designed to
create a recognizable and consistent composition. "Fenestration" refers
to the depth, spacing, and rhythm of openings on a facade. A building
facade serves as the interface between the public realm and the interior
space of the building and should be compatible with the character
and context of the surrounding area. Nonresidential building facades
shall be in accordance with the following:
A. All facade elements.
(1)
New building facades facing streets, pedestrian walkways or
waterways shall be active. Active building facades shall include windows,
building entrances and other architectural features that enhance the
pedestrian scale and experience of the building frontage.
(2)
The rhythm of openings on a facade shall observe the sizes,
rhythms, and proportions of elements typical of traditional structures.
(3)
Facade elements such as windows and bays should be of a consistent
proportion to each other. Elements which share a common area (e.g.,
all of the windows at the base level) should be of a consistent proportion
and size as well.
(4)
The use of depth is encouraged to highlight facade openings
such as windows to create a three-dimensional relief which produces
shadows. Windows should not be mounted flush to the exterior of the
facade.
(5)
Pairs of window shutters may be used if determined to be typical
of the style of building. Shutters shall appear to actually cover
the entire window opening when closed. Shutters shall not be mounted
flush to the exterior of the facade but hung as if they were functioning
on a hinge.
(6)
Along front facades, all exterior building walls and structures
shall be constructed with durable materials such as masonry, stone,
brick, finished wood, cement fiber clapboard, stucco or glass.
(7)
No more than three exterior building materials should be used
on any one facade of a building.
(8)
Changes in materials shall occur at inside corners. Material
changes at the outside corners or in a plane shall be avoided.
(9)
Buildings that are located on a street corner are considered
to have two primary facades.
B. First floor. The first floor includes the area of facade below the
transition line.
(1)
The first-floor levels of a facade shall provide the highest
amount of facade openings and articulation.
(2)
Front facades in the area between two feet and eight feet from
the ground shall provide a minimum level of transparency of at least
60% or the average of adjacent traditional structures, whichever is
greater (see Figure 9).
(3)
The use of opaque, mirrored, or tinted glass with less than
50% light transmittance is prohibited. If screening is necessary,
interior blinds or curtains are encouraged.
(4)
Awning or transom windows are encouraged at the street level.
C. Upper floors. Upper floors include all facade area above the transition
line.
(1)
The facade for the upper floors shall incorporate a minimum
of 30% but no more than 50% of transparent glass openings or the average
of such on nearby traditional buildings, whichever is greater (see
Figure 9).
(2)
The spacing of upper-floor openings shall match that of the
major entrance and design elements on the first floor.
(3)
Upper-floor openings shall be residential in size, proportion,
and character. Upper-floor windows shall be double-hung with ornamental
elements such as a flat stone lintel or hoodmolds. Other traditional
window styles that match that of adjacent traditional buildings are
permitted.
Figure 9: Facade Transparency
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D. Entrances and doors.
(1)
Primary entrances shall face the principal street and be so
located to afford direct access from the sidewalk, where applicable.
(2)
Corner buildings may have two separate entry points or a single
entry point at the corner.
(3)
Doors that contain at least 30% transparent glass shall be used
for any new and redeveloped nonresidential building entrances on the
primary facade. Opaque doors may be used for access to upper floors.
(4)
Entrances for upper floors should be distinguished from entrances
for first-floor uses.
(5)
Storefront construction should be recessed enough at the point
of entry to allow the door to swing out without obstructing the sidewalk.
(6)
Awnings and canopies shall be designed to fit the window, door,
or storefront openings they are intended to cover and shall not be
placed in a manner that obstructs the view of facade design elements.
All building materials, textures, and colors utilized in nonresidential
developments or redevelopments are subject to the following:
A. Building facades shall be constructed of durable materials such as
brick, stone masonry, terra cotta, stucco, fiber cement (panels, siding
and trim boards) or finishing wood.
B. Building materials, textures, and colors should be compatible with
adjacent traditional structures so as not to detract from existing
historic character.
C. A single material should be used as the dominant theme in the facade,
with secondary materials used only to highlight and accent the design.
D. The use of stucco, vinyl siding, plastic panels, sheet metal, clear-coated
aluminum, stainless steel, mirrored glass, plywood panels, concrete
block, or smooth concrete is prohibited.
E. Exterior Insulation Finish System (EIFS) may be utilized above a
building transition only. Solid paintable PVC trim boards are permissible.
The use of other modern and nontraditional materials or textures may
be permitted with Planning Board approval.
F. All brick, stone, concrete, or other masonry materials shall also
match the size, color, and style of existing traditional masonry elements.
G. All wooden materials shall be finished using either stain or paint
to match the color and style of existing traditional wooden elements.
H. All metal materials shall be finished and colored to match traditional
structures.
I. All glazing shall be clear or lightly tinted.
J. Masonry that has not previously been painted shall not be painted
unless deterioration has progressed so far that a protective surface
coating is needed. In such cases, a breathable masonry paint or stain
shall be used. Masonry that has previously been painted shall be repainted
with a breathable masonry paint or restored to unpainted masonry.
K. If paint is to be removed from masonry surfaces, the gentlest effective
paint removal method available shall be employed so as to avoid damage
to historic masonry and mortar. Sandblasting and similar methods shall
never be employed.
The following additional regulations shall apply to the rehabilitation
and reuse of existing traditional structures, unless it is so determined
by the Village Board that the restoration of any such structure to
its original state would be inconsistent with the purpose and intent
of this article:
A. Each property shall be recognized as a product of its own time. Alterations
that seek to create a false sense of historical development are discouraged.
B. Changes to a building that have taken place over time are evidence
of its history and development. Those changes that have acquired significance
in their own right shall be recognized and preserved.
C. Where architectural or site features are determined to contribute
to the character of the property or the district, proposed alterations
or additions shall be designed to minimize the impact on those features.
D. New additions, exterior alterations, or new construction shall not
destroy historic materials or general features that characterize the
property. The new work shall be compatible with the massing, size,
scale and architectural features of the property and the surrounding
neighborhood, to protect the integrity of the property.
E. Additions or alterations to structures shall be constructed in such
a manner that, if removed in the future, the essential form and integrity
of the structure and the site would be unimpaired.
F. Design elements on traditional structures shall not be altered or
covered in a manner that would adversely impact the facade and architectural
character of the structure.
G. Existing traditional structure architectural elements and features
shall be retained to the greatest extent practicable. Removal of traditional
elements must be approved by the Planning Board.
H. Existing traditional structure architectural elements and features
of buildings that are in need of repair or replacement shall be done
so in kind by either reusing original materials or duplicating the
design and materials of the original as closely as possible, unless
otherwise permitted by the Planning Board.
I. In the event that traditional structure architectural elements or
features have previously been removed or altered from their original
state, subsequent efforts to repair or replace these elements should
be done to return the structure to its original specifications as
closely as possible.
J. Traditional structure window, storefront, and door openings shall
not be reduced in size or covered.
K. Traditional structure window, storefront, and door openings that
have been covered or filled in on a building facade shall be restored.
L. Replacement windows shall fill the original size of each opening.
M. Lowered ceilings shall have a soffit at windows allowing retention
of the full window height.