The City of Auburn is hereby divided into the following zoning districts:
A. 
R-1, Single-Family Residential.
B. 
R-2, Single, Two- and Multifamily Residential.
C. 
CC, Central Corridor.
D. 
C, General Commercial.
E. 
NC, Neighborhood Commercial.
F. 
HC, Highway Commercial.
G. 
SC, Specialized Commercial.
H. 
I, General Industrial.
I. 
I-1, Industrial Park.
J. 
I-2, Resource Recovery.
K. 
DD, Downtown.
A. 
Description. The aforesaid districts are bounded as shown on a map entitled "City of Auburn Zoning District Map," which accompanies and, with all explanatory matter thereon, is hereby made a part of this chapter.[1]
(1) 
As evidence of the authenticity of the Zoning District Map, said map and amendments thereto shall be duly certified by the City Clerk.
[1]
Editor's Note: Said map is included as an attachment to this chapter.
B. 
Interpretation of district boundaries. District boundary lines are intended to follow property lines, center lines of streets, highways, alleys or railroads, extensions of such property lines or center lines or other lines located on the map by appropriate reference.
Downtown (D)
Central Corridor (CC)
Single Family (R-1)
Multi-family (R-2)
General Com. (C)
Neigh. Com. (NC)
High-way Com. (HC)
Spec. Com. (SC)
General Industrial (I)
Industrial Park (I-1)
Resource Recovery (I-2)
Residential
Accessory dwelling unit
A
A
A
A
A
Apartment complex
S
P
S
Bed-and-breakfast
P
S
P
P
P
P
Dwelling, multiple-family, 3-4 units
P
P
P
P
P
P
Dwelling, multiple-family, 5+ units
S
P
S
P
S
Dwelling, single-family
P
P
P
P
P
Dwelling, single-family semi-detached
P
P
P
P
Dwelling, townhouse
P
S
P
P
P
P
P
Dwelling, two-family
P
P
P
P
P
Dormitory
P
P
Residential care facility
S
P
P
P
P
Tiny house clusters
P
Institutional
Cemetery
S
S
S
Conference/ conven-tion center
P
P
Cultural use facility/ museum
P
P
Day-care center/ day-care facility
P
P
P
P
P
Day-care, family home
P
P
P
P
P
P
P
Healthcare facility, outpatient
P
P
P
Hospitals
P
P
Homeless shelter
P
Nursery school
P
P
P
P
P
Performing art venue
P
P
Place of worship
P
P
P
P
P
P
P
P
Public/ semi-public use
P
P
P
P
P
P
P
Commercial
Adult use business
S
S
Animal grooming
P
P
P
P
Animal hospital
P
P
Artist studio
P
P
P
P
Bakery, commercial/ wholesale
P
P
P
Bakery, retail
P
P
P
P
Bar
P
S
P
Brewery
P
P
P
Brew pub
P
P
P
Cannabis on-site consumption
P
Cannabis retail dispensary
P
P
Commercial kitchen
P
P
P
Crematorium
P
Distillery
P
P
P
Drive-through
A/S*
A
A
Dry-cleaning facility
P
P
P
Dry-cleaning outlet
P
P
P
P
Equipment sales, repair or rentals
P
P
P
Farmers market, permanent
P
P
P
Farmers market, temporary
P
P
P
P
Flea market
S
P
P
Funeral home
P
P
P
P
Garden center
P
P
P
Greenhouse, commercial
P
P
P
P
Health club
P
P
P
P
Heavy commercial, industrial park
P
Home occupation
P
S
S
P
P
P
P
P
Hotel/ motel
P
P
P
Inn
P
P
P
Kennel, commercial
P
Kennel, private
P
Laundry, self-serve
P
P
Maker-space
P
P
P
Micro-brewery
P
P
P
P
Micro-distillery
P
P
P
Mixed-use building
P
P
P
P
P
Motor vehicle repair station
P
P
P
Motor vehicle salesroom/ rentals
P
P
P
Motor vehicle service station
P
S
P
P
Motor vehicle wash
S
P
P
P
Movie theater
P
P
P
P
Nightclub
P
P
Pawn shop
P
Office
P
P
S
P
P
Recreation, indoor commercial
P
P
P
P
Recreation, outdoor commercial
P
P
P
P
Restaurant
P
P
P
P
P
Restaurant, quick service
P
P
P
Retail, big box
P
Retail, goods and services
P
P
P
P
P
Self-service storage facility
P
P
Tasting room
P
P
P
Taxi dispatch stand
S
P
P
Tow truck operation
S
P
Urban agriculture
P
Urban farm
P
Winery
P
P
Wireless tele-communi-cations facility
S
S
S
S
S
S
S
S
S
S
S
Industrial
Agricultural processing plant
P
P
P
Auto wrecking yard
P
Contractor's yard
P
Distribution center
P
P
P
Industry, heavy
P
Industry, light
P
P
Junkyard
P
P
Large-scale solar energy system
S
Light industrial, industrial Park
P
Outdoor storage
P
P
Scrap metal processing
P
Towing and impoundment yard
P
Key:
P - Permitted Use
S - Special Use Permit Required
A - Permitted as an Accessory Use
Blank - Prohibited Use
*Accessory use subject to special use permit
A. 
Purpose and intent. The purpose of the Single-Family Residential District (R-1) is to promote owner-occupied residential buildings and to provide for areas within the City of Auburn that encourage lower-density residential property developments. It is the intent of the R-1 District to encourage development and continuous use of lands for residential development that maintains the character of the existing neighborhoods within this district.
B. 
Permitted uses. The following uses are permitted within the R-1 District:
(1) 
Day-care, family home.
(2) 
Dwelling, single-family.
(3) 
Dwelling, single-family semidetached.
(4) 
Place of worship.
(5) 
Public/semipublic use.
C. 
Accessory uses. The following uses are permitted accessory uses within the R-1 District:
(1) 
Accessory dwelling unit.
(2) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the R-1 District:
(1) 
Bed-and-breakfast.
(2) 
Cemetery.
(3) 
Dwelling, townhouse.
(4) 
Home occupation.
(5) 
Residential care facility.
(6) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: R-1 Single Family Residential District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage (%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified
6,000
50
20
7
25
50
35
Dwelling, single-family semi-detached
6,000
50
20
Only 1 side yard at least 5 feet wide
25
50
35
Place of worship
15,000
50
10
10
25
50
35
Public/ semi-public use
10,000
50
20
10
25
50
35
Accessory
Accessory dwelling unit
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Special Use Permit
Bed-and-breakfast
8,000
50
20
7
25
50
35
Cemetery
10,000
N/A
N/A
N/A
N/A
N/A
N/A
Dwelling, townhouse
One townhouse unit per 3,000 of land
30
20
7
25
50
35
Residential care facility
10,000
50
20
15
30
50
35
Wireless tele-communi-cations facility
20,000
100
40
15
30
35
N/A
A. 
Purpose and intent. The purpose of the Single, Two- and Multifamily District (R-2) is to promote owner-occupied residential buildings and to provide for areas within the City of Auburn that encourage lower-density residential property developments.
B. 
Permitted uses. The following uses are permitted within the R-2 District:
(1) 
Bed-and-breakfast.
(2) 
Day-care, family home.
(3) 
Dwelling, multiple-family, three to four units.
(4) 
Dwelling, single-family.
(5) 
Dwelling, single-family semidetached.
(6) 
Dwelling, townhouse.
(7) 
Dwelling, two-family.
(8) 
Place of worship.
(9) 
Public/semipublic use.
(10) 
Residential care facility.
C. 
Accessory uses. The following uses are permitted accessory uses within the R-2 District:
(1) 
Accessory dwelling unit.
(2) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the R-2 District:
(1) 
Cemetery.
(2) 
Apartment complex.
(3) 
Home occupation.
(4) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: R-2 Single, Two- and Multifamily Residential District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage
(%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
5,000
50
15
10
20
65
35
Dwelling, multiple family, 3-4 units
7,500
60
15
10
20
65
35
Dwelling, single-family semidetached
4,000 per unit
40
15
Only 1 side yard at least 7 feet wide
20
65
35
Dwelling, townhouse
1 townhouse unit per 3,000 square feet of land
40
15
7
20
65
35
Place of worship
15,000
50
10
10
25
65
35
Public/ semipublic use
10,000
50
15
10
20
65
35
Residential care facility
10,000
50
20
10
30
50
35
Accessory
Accessory dwelling unit
+2,000
N/A
N/A
N/A
N/A
N/A
N/A
Special Use Permit
Apartment complex
40,000
80
30
20
30
65
50
Cemetery
10,000
N/A
N/A
N/A
N/A
N/A
N/A
Wireless tele-communi-cations facility
20,000
100
40
15
30
35
N/A
A. 
Purpose and intent. The purpose of the Central Corridor District (CC) is to promote well-designed small-scale commercial development and accommodate a mixture of uses compatible with surrounding neighborhoods.
B. 
Permitted uses. The following uses are permitted within the CC District:
(1) 
Agricultural processing plant.
(2) 
Artist studio.
(3) 
Bakery, commercial/wholesale.
(4) 
Bakery, retail.
(5) 
Brewery.
(6) 
Brew pub.
(7) 
Commercial kitchen.
(8) 
Conference/convention center.
(9) 
Cultural use facility/museum.
(10) 
Distillery.
(11) 
Distribution center.
(12) 
Famers' market, permanent.
(13) 
Farmers' market, temporary.
(14) 
Flea market.
(15) 
Garden center.
(16) 
Greenhouse, commercial.
(17) 
Hotel/motel.
(18) 
Inn.
(19) 
Makerspace.
(20) 
Microbrewery.
(21) 
Microdistillery.
(22) 
Mixed-use building.
(23) 
Movie theater.
(24) 
Performing art venue.
(25) 
Place of worship.
(26) 
Public/semipublic use.
(27) 
Recreation, indoor commercial.
(28) 
Recreation, outdoor commercial.
(29) 
Restaurant.
(30) 
Retail, goods and services.
(31) 
Tasting room.
(32) 
Urban agriculture.
(33) 
Urban farm.
(34) 
Winery.
C. 
Accessory uses. The following uses are permitted accessory uses within the CC District:
(1) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the CC District:
(1) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: CC Central Corridor District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage
(%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
20,000
75
10
10
10
80
35
Artist studio
10,000
50
10
10
10
80
35
Bakery, retail
10,000
50
10
10
10
80
35
Commercial kitchen
10,000
50
10
10
10
80
35
Farmers' market temporary
10,000
N/A
N/A
N/A
N/A
N/A
N/A
Hotel/motel
30,000
75
10
10
10
80
50
Makerspace
10,000
50
10
10
10
80
35
Restaurant
10,000
50
10
10
10
80
35
Retail, goods and services
10,000
50
10
10
10
80
35
Tasting room
10,000
50
10
10
10
80
35
Urban farm
40,000
75
10
10
10
50
35
Accessory Use
Special Use Permit
Wireless tele-communi-cations facility
20,000
100
40
15
30
35
N/A
A. 
Purpose and intent. The purpose of the General Commercial District (C) is to promote a variety of commercial uses and services which are well designed and contribute to the character and economic vitality of the City of Auburn.
B. 
Permitted uses. The following uses are permitted within the C District:
(1) 
Agricultural processing plant.
(2) 
Animal grooming.
(3) 
Animal hospital.
(4) 
Apartment complex.
(5) 
Bakery, commercial/wholesale.
(6) 
Bed-and-breakfast.
(7) 
Brewery.
(8) 
Cannabis retail dispensary.
(9) 
Day-care center/day-care facility.
(10) 
Distillery.
(11) 
Distribution center.
(12) 
Dry-cleaning facility.
(13) 
Dry-cleaning outlet.
(14) 
Dwelling, multiple-family, three to four units.
(15) 
Dwelling, multiple-family, five or more units.
(16) 
Dwelling, townhouse.
(17) 
Dwelling, two-family.
(18) 
Equipment sales, repair, or rental.
(19) 
Farmers' market, permanent.
(20) 
Farmers' market, temporary.
(21) 
Funeral home.
(22) 
Garden center.
(23) 
Greenhouse, commercial.
(24) 
Healthcare facility, outpatient.
(25) 
Home occupation.
(26) 
Hospital.
(27) 
Industry, light.
(28) 
Microbrewery.
(29) 
Microdistillery.
(30) 
Mixed-use building.
(31) 
Motor vehicle repair station.
(32) 
Motor vehicle salesroom/rentals.
(33) 
Motor vehicle service station.
(34) 
Motor vehicle wash.
(35) 
Movie theater.
(36) 
Nursery school.
(37) 
Office.
(38) 
Place of worship.
(39) 
Public/semipublic use.
(40) 
Recreation, indoor commercial.
(41) 
Recreation, outdoor commercial.
(42) 
Residential care facility.
(43) 
Restaurant.
(44) 
Retail, goods and services.
(45) 
Tasting room.
(46) 
(Reserved)
(47) 
Tiny house clusters.
(48) 
Winery.
C. 
Accessory uses. The following uses are permitted accessory uses within the C District:
(1) 
Accessory dwelling unit.
(2) 
Drive-through.
(3) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the C District:
(1) 
Cemetery.
(2) 
Taxi dispatch stand.
(3) 
Tow truck operation.
(4) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: C General Commercial District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage
(%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
10,000
75
10
20
20
65
40
Agricultural processing plant
40,000
75
50
20
20
65
45
Apartment complex
40,000
75
10
10
10
65
35
Brewery
20,000
75
10
10
10
65
35
Distillery
20,000
75
10
10
10
65
35
Distribution center
40,000
75
50
20
20
65
45
Dwelling, multiple-family, 5+ units
20,000
50
20
7
10
80
35
Dwelling, townhouse
1 townhouse unit per 3,000 square feet of land
50
10
7
10
80
35
Dwelling, two-family
6,000
20
10
7
10
80
35
Garden center
20,000
75
10
10
10
80
35
Greenhouse, commercial
40,000
50
10
10
10
80
35
Healthcare facility, outpatient
20,000
75
20
10
10
80
35
Home occupation
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Hospital
20,000
100
20
10
20
65
35
Industry, light
20,000
75
50
20
20
65
45
Winery
20,000
75
20
10
10
80
45
Accessory Use
Accessory dwelling unit
+2,000
N/A
N/A
N/A
N/A
N/A
N/A
Drive-through
30,000
N/A
N/A
N/A
N/A
N/A
N/A
Special Use Permit
Cemetery
10,000
N/A
N/A
N/A
N/A
N/A
N/A
Taxi dispatch stand
30,000
75
20
20
20
65
35
Tow truck operation
30,000
75
20
20
20
65
35
Wireless tele-communi-cations facility
20,000
75
20
10
20
35
N/A
A. 
Purpose and intent. The purpose of the Neighborhood Commercial District (NC) is to promote well-designed medium- and small-scale commercial development compatible with surrounding neighborhoods.
B. 
Permitted uses. The following uses are permitted within the NC District:
(1) 
Animal grooming.
(2) 
Artist studio.
(3) 
Bakery, retail.
(4) 
Bed-and-breakfast.
(5) 
Day-care center/day-care facility.
(6) 
Day-care, family home.
(7) 
Dry-cleaning outlet.
(8) 
Dwelling, multiple-family, three to four units.
(9) 
Dwelling, single-family.
(10) 
Dwelling, single-family semidetached.
(11) 
Dwelling, townhouse.
(12) 
Dwelling, two-family.
(13) 
Healthcare facility, outpatient.
(14) 
Health club.
(15) 
Home occupation.
(16) 
Inn.
(17) 
Makerspace.
(18) 
Microbrewery.
(19) 
Mixed-use building.
(20) 
Nursery school.
(21) 
Place of worship.
(22) 
Public/semipublic use.
(23) 
Restaurant.
(24) 
Restaurant, quick service.
(25) 
Retail, goods and services.
C. 
Accessory uses. The following uses are permitted accessory uses within the NC District:
(1) 
Accessory dwelling unit.
(2) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the NC District:
(1) 
Bar.
(2) 
Dwelling, multiple-family, five or more units.
(3) 
Motor vehicle service station.
(4) 
Office.
(5) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: NC Neighborhood Commercial District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage (%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
6,000
50
5
10
20
80
35
Dwelling, multiple-family, 3-4 units
10,000
50
20
7
20
65
35
Dwelling, single-family semidetached
4,000 per unit
50
20
Only 1 side yard at least 7 feet wide
20
65
35
Dwelling, townhouse
One townhouse unit per 3,000 of land
50
20
7
20
65
35
Inn
15,000
50
5
10
20
80
35
Place of worship
15,000
50
20
10
20
80
35
Accessory Use
Accessory dwelling unit
+2,000
N/A
N/A
N/A
N/A
N/A
N/A
Special Use Permit
Bar
20,000
75
5
10
20
65
35
Dwelling, multiple-family, 5+ units
20,000
50
20
7
20
80
35
Motor vehicle service station
30,000
75
20
10
20
80
35
Office
10,000
50
5
10
20
65
35
Wireless tele-communi-cations facility
20,000
75
20
10
20
35
N/A
A. 
Purpose and intent. The purpose of the Highway Commercial District (HC) is to promote well-designed commercial development that is accessible and compatible with the district as a major vehicular corridor.
B. 
Permitted uses. The following uses are permitted within the HC District:
(1) 
Animal grooming.
(2) 
Animal hospital.
(3) 
Artist studio.
(4) 
Bakery, retail.
(5) 
Bar.
(6) 
Brew pub.
(7) 
Cannabis on-site consumption.
(8) 
Cannabis retail dispensary.
(9) 
Commercial kitchen.
(10) 
Day-care center/day-care facility.
(11) 
Day-care, family home.
(12) 
Drive-through.
(13) 
Dry-cleaning facility.
(14) 
Dry-cleaning outlet.
(15) 
Dwelling, multiple-family, three to four units.
(16) 
Dwelling, multiple-family, five or more units.
(17) 
Dwelling, townhouse.
(18) 
Equipment sales, repair or rentals.
(19) 
Farmers' market, temporary.
(20) 
Flea market.
(21) 
Funeral home.
(22) 
Garden center.
(23) 
Health club.
(24) 
Healthcare facility, outpatient.
(25) 
Home occupation.
(26) 
Homeless shelter.
(27) 
Hospitals.
(28) 
Hotel/motel.
(29) 
Laundry, self-serve.
(30) 
Motor vehicle repair station.
(31) 
Motor vehicle salesroom/rentals.
(32) 
Motor vehicle service station.
(33) 
Motor vehicle wash.
(34) 
Movie theater.
(35) 
Nightclub.
(36) 
Pawn shop.
(37) 
Place of worship.
(38) 
Office.
(39) 
Recreation, indoor commercial.
(40) 
Recreation, outdoor commercial.
(41) 
Residential care facility.
(42) 
Restaurant.
(43) 
Restaurant, quick service.
(44) 
Retail, big box.
(45) 
Retail, goods and services.
(46) 
Self-service storage facility.
(47) 
Taxi dispatch stand.
C. 
Accessory uses. The following uses are permitted accessory uses within the HC District:
(1) 
Drive-through.
(2) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the HC District:
(1) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: HC Highway Commercial District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage (%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
30,000
100
30
10
30
80
40
Day-care, family home
20,000
100
15
10
30
65
35
Dwelling, multiple-family, 3-4 units
20,000
100
15
10
30
65
35
Dwelling, multiple-family, 5+ units
20,000
100
15
10
30
65
35
Dwelling, townhouse
1 townhouse unit per 3,000 square feet of land
100
15
10
30
65
35
Homeless shelter
20,000
100
15
10
30
65
35
Residential care facility
20,000
100
15
10
30
65
35
Retail, big box
40,000
120
30
10
30
80
40
Special Use Permit
Wireless tele-communi-cations facility
30,000
120
30
10
30
35
N/A
A. 
Purpose and intent. The purpose of the Specialized Commercial District (SC) is to insure the availability of sites for specialized uses that require or benefit from proximity to particular facilities. These areas also need to be easily accessible to the public, not only by private auto, but by mass transit and pedestrian ways as well.
B. 
Permitted uses. The following uses are permitted within the SC District:
(1) 
Bed-and-breakfast.
(2) 
Day-care center/day-care facility.
(3) 
Day-care, family home.
(4) 
Dormitory.
(5) 
Dwelling, multiple-family, three to four units.
(6) 
Dwelling, single-family.
(7) 
Dwelling, single-family semidetached.
(8) 
Dwelling, townhouse.
(9) 
Dwelling, two-family.
(10) 
Funeral home.
(11) 
Home occupation.
(12) 
Mixed-use building.
(13) 
Nursery school.
(14) 
Office.
(15) 
Place of worship.
(16) 
Public/semipublic use.
(17) 
Residential care facility.
C. 
Accessory uses. The following uses are permitted accessory uses within the SC District:
(1) 
Accessory dwelling unit.
(2) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the SC District:
(1) 
Apartment complex.
(2) 
Dwelling, multiple-family, five or more units.
(3) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: SC Specialized Commercial District.
Uses
Minimum Lot Size
(square feet)
Minimum Lot Width
(feet)
Minimum Setback
(feet)
Maximum Allowable Impervious Surface Coverage
(%)
Maximum Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
10,000
50
15
10
25
80
45
Dwelling, single-family
6,000
50
15
10
25
80
35
Dwelling, single-family semidetached
4,000 per unit
50
15
Only 1 side yard at least 10 feet wide
25
80
35
Dwelling, townhouse
One townhouse unit per 3,000 of land
50
15
10
25
80
35
Accessory Use
Accessory dwelling unit
+2,000
N/A
N/A
N/A
N/A
N/A
N/A
Special Use Permit
Apartment complex
30,000
80
15
10
25
80
35
Dwelling, multiple-family, 5+ units
15,000
50
15
10
25
80
35
Wireless tele-communi-cations facility
20,000
75
20
10
20
35
N/A
A. 
Purpose and intent. The general purpose of the General Industrial District (I) is to provide for areas in the City to facilitate and encourage business growth and job creation where industrial uses have primarily been concentrated. Industrial uses must respect adjacent transitional areas through the incorporation of buffers, design guidelines, and compliance with performance standards as set forth elsewhere in this chapter.
B. 
Permitted uses. The following uses are permitted within the I District:
(1) 
Agricultural processing plant.
(2) 
Contractor's yard.
(3) 
Crematorium.
(4) 
Distribution center.
(5) 
Dry-cleaning facility.
(6) 
Industry, heavy.
(7) 
Industry, light.
(8) 
Junkyard.
(9) 
Kennel, commercial.
(10) 
Kennel, private.
(11) 
Motor vehicle repair station.
(12) 
Motor vehicle salesroom/rentals.
(13) 
Motor vehicle service station.
(14) 
Motor vehicle wash.
(15) 
Outdoor storage.
(16) 
Taxi dispatch stand.
(17) 
Tow truck operation.
(18) 
Towing and impoundment yard.
C. 
Accessory uses. The following uses are permitted accessory uses within the I District:
(1) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the I District:
(1) 
Adult use business.
(2) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: I General Industrial District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage
(%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below.
40,000
150
25
25
50
75
85
Dry-cleaning facility
30,000
100
25
15
25
75
35
Motor vehicle repair station
30,000
100
25
15
25
75
35
Motor vehicle salesroom/ rentals
30,000
100
25
15
25
75
35
Motor vehicle service station
30,000
100
25
15
25
75
35
Motor vehicle wash
30,000
100
25
15
25
75
35
Taxi dispatch stand
30,000
100
25
15
25
75
35
Special Use Permit
Adult use business
30,000
100
25
15
25
75
35
Wireless tele-communi-cations facility
30,000
100
25
15
25
35
N/A
A. 
Purpose and intent. The I-1 District is intended to provide areas within the City for the establishment of industrial parks. Industrial parks permit the City to maximize its investment in infrastructure, protect adjoining uses from adverse impacts that might be associated with a particular industrial activity, and offer potential developers state-of-the-art facilities responsive to the needs of modern industry.
B. 
Permitted uses. The following uses are permitted within the I-1 District:
(1) 
Light industrial, industrial park. Light industrial uses undertaken within a fully enclosed building, except for off-street parking and loading facilities and incidental storage, and not normally producing impacts beyond the site where located. Such uses include, but not limited to, cannabis processor; the manufacture of musical and small precision instruments, watches and clocks, toys, novelties, and metal and rubber hand stamps, garments, pottery and ceramic products; assembly, testing, packing, and storage of products made from previously prepared materials such as cloth, plastic, food, paper, glass, leather, metals, stones, electronic components and other materials; assembly of optical, mechanical and other equipment; and experimental, photo and testing laboratories.
(2) 
Heavy commercial, industrial park. Heavy commercial uses undertaken within a fully enclosed building, except for off-street parking and loading facilities and incidental storage. Such uses include, but not limited to, cannabis nursery, cultivator, or distributor; wholesale business, storage and warehousing establishments; truck and freight terminals; delivery and distribution centers; wholesale produce and meat markets; mechanical and vehicle equipment repair establishment; dry-cleaning and dyeing plants; carpet and rug cleaning establishments; laundries; sign painting; blueprinting and graphic reproduction shops; printing and publishing establishments; and radio and television studios.
C. 
Accessory uses. The following uses are permitted accessory uses within the I-1 District:
(1) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the I District:
(1) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: I-1 Industrial Park District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback (feet)
Max. Allowable Impervious Surface Coverage
(%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
40,000
150
25
25
50
75
85
Special Use Permit
Wireless tele-communi-cations facility
30,000
100
25
15
25
35
N/A
A. 
Purpose and intent. The general purpose of the Resource Recovery District (I-2) is to provide for targeted locations in the City for businesses that may have more substantive impact on surrounding land uses. These uses are important to the overall economic health of the City but due to their impacts should be located in specified locations where their impacts can be minimized.
B. 
Permitted uses. The following uses are permitted within the I-2 District:
(1) 
Auto wrecking yard.
(2) 
Junkyard.
(3) 
Outdoor storage.
(4) 
Scrap metal processing.
C. 
Accessory uses. The following uses are permitted accessory uses within the I-2 District:
(1) 
Uses and structures accessory to a principal use as permitted and subject to the requirements of Article IV, § 305-25, Accessory uses and structures.
D. 
Special use permits. Certain uses require a special use permit from the Planning Board, subject to the requirements of Article VIII, § 305-104, Special use permits. The following uses are allowed as special permit uses within the I-2 District:
(1) 
Adult use business.
(2) 
Large-scale solar energy system.
(3) 
Wireless telecommunications facility.
E. 
Prohibited uses. Uses that are not expressly permitted in this section are prohibited.
F. 
Off-street parking requirements. All uses permitted in this district are subject to the additional parking and loading requirements set forth in Article IV, § 305-48, Off-street parking and loading, of this chapter.
G. 
Signs. All signage is required to conform to regulations set forth in Article V, Sign Regulations, of this chapter.
H. 
Supplemental regulations. Uses are subject to the requirements specified elsewhere in these regulations or other chapters of the City's Code of Ordinances, including, but not limited to, supplemental regulations in accordance with Article IV, Supplemental Regulations.
I. 
Bulk Table: I-2 Resource Recovery District.
Uses
Min. Lot Size
(square feet)
Min. Lot Width
(feet)
Min. Setback
(feet)
Max. Allowable Impervious Surface Coverage
(%)
Max. Building Height
(feet)
Front
Side
Rear
Permitted
Unless otherwise specified below
40,000
N/A
50
25
50
50
85
Special Use Permit
Adult use business
30,000
100
50
25
50
50
35
Large-scale solar energy system
85,000
N/A
50
50
50
35
20
Wireless tele-communi-cations facility
30,000
100
25
15
25
35
N/A
A. 
Purpose and intent. The purpose of this section is to provide regulatory standards governing building form and related urban design principles for new development and redevelopment projects in Downtown Auburn. These standards are intended to ensure that proposed development is consistent with the vision, goals and objectives of "Building a Sustainable Future," the City of Auburn Comprehensive Plan and other City planning and development initiatives. Downtown is the City's financial, entertainment, governmental and institutional center for public services, social activity and employment. As such, the intent of this section is to maintain the distinctive character of Downtown and enhance relationships between buildings and streets and other public spaces by considering their visual compatibility with surrounding areas.
B. 
Guiding principles. These standards are based upon a number of guiding principles, including to:
(1) 
Implement the City of Auburn Comprehensive Plan;
(2) 
Protect and reinforce the unique and historic character of Downtown neighborhoods;
(3) 
Encourage adaptive reuse and desirable forms of development at infill locations and underutilized properties;
(4) 
Re-establish walkability and strengthen the historic circulation patterns of walkable areas;
(5) 
Encourage reinvestment and revitalization by promoting mixed-use development;
(6) 
Discourage less compatible suburban styles of development in the Downtown;
(7) 
Enhance the visual character and quality of the public realm and improve pedestrian comfort; and
(8) 
Promote diversity and compatibility in the design and use of urban buildings and public spaces.
C. 
Applicability and use. This section applies to all buildings and the interface of buildings with the public realm and public realm amenities within the boundaries of the Downtown district. The provisions of this chapter are implemented by use of the words "shall" when meeting such provisions are required; "should" when the actions are recommended; and "may" when actions are considered optional.
Action
Applicable Subsection
Article III, § 305-23J
Article III, § 305-23G(1)
Article III, § 305-23J
Article III, § 305-23M
Article III, § 305-23G(6)
Article III, § 305-23H(6)
Article III, § 305-23H(9)
Article III, § 305-23H(5)
Article V, § 305-75
Sites
Placement
Height
Facade
Encroach-ments
Parking
Land-scaping and Screening
Lighting
Signs
New development
X
X
X
X
X
X
X
X
X
Expansion of building up to 25% of gross building square footage
X
X
X
X
Expansion of building over 50%
X
X
X
X
X
X
X
X
X
Exterior remodel (change or addition of facade materials) of existing nonresidential or multifamily building of more than 50% of the facade** Exterior remodel (change or addition of facade materials) of existing nonresidential or multifamily building between 20% and 50% of the facade**
X
X
X
X
Exterior remodel (change or addition of facade materials) of existing nonresidential or multifamily building of more than 50% of the facade**
X
X
X
X
X
Expansion or replacement of existing surface parking lot of more than 10 new spaces
X
X
Installation of parking lot lighting
X
Installation of a new sign
X
Modifications to an existing sign
X
D. 
Downtown Boundaries Map. The Downtown district is identified as comprising all those buildings, structures, parcels, uses, corridors and natural features within the boundaries as shown on the most recent version of the City of Auburn Zoning Map, which may be amended from time to time by the City Council.
E. 
Downtown Core and Gateway areas.
(1) 
The Downtown district has a mixed-use core and gateway areas as discussed in this chapter. Both are evolving over time in terms of development scale, density, type and intensity of use. The Downtown Core is the centralized mixed-use business area of the City with a concentrated mix of land uses at higher densities of building development and vertical scale than other areas of the City. The Core is an area of high development interest often focused at or near the crossroads of major thoroughfares. The Core contains some of the most important landmarks, civic places and historic sites in Auburn.
(2) 
The Downtown Gateway areas are generally those neighboring peripheral areas that transition from the higher intensities of use and the more traditional urban forms found in the core to somewhat lower densities, less variability in land use and noticeable changes in visual character. The gateways are generally along thoroughfares leading into Downtown adjacent to neighboring zoning districts where land use transitions to residential neighborhoods and nonresidential uses that begin to exhibit characteristics of urban/suburban areas with obvious changes in building types, architectural styles, lot sizes and pedestrian activity along mostly commercial corridors.
F. 
Organization of building types.
(1) 
This section is organized by building types found within the Downtown District. In the Downtown District, eight building types have been identified (see Table F-1). Building type should not be confused with building use or architectural style. Each building type is associated with information specific to that type including its general size, height and similar form and design characteristics.
(2) 
This chapter includes dimensional and building form standards. Dimensional standards include lot size and setback requirements. Building form standards relate to the overall size and shape of buildings including massing and scale relative to their surroundings. This chapter provides standards applicable to all building types as well as standards that only apply to a specific building type. Table F-1 identifies where each type is permitted within the Downtown Core and each of the four Downtown Gateway areas.
Table F-1 Downtown Building Types
Downtown Building Types
Downtown Mixed Use Core
Northern Gateway
Southern Gateway
Eastern Gateway
Western Gateway
Civic and institutional
P
P
S
S
S
Multistory commercial/ office
P
P
S
—
S
Main street mixed-use
P
P
S
P
P
Mid-rise/ high-rise
P
S
—
—
—
Small shopfront/ storefront
P
P
P
P
P
One-story commercial/ franchise
S
P
S
P
P
Attached multi-residence
P
P
P
P
P
Detached house
S
P
P
P
P
P Permitted
S Requires Special Permit
— Not Permitted/Not Applicable
(3) 
A details list of permitted uses is provided in Article III, § 305-12, Uses Table. In cases where specific uses and their associated building types are assigned two different levels of permissibility (e.g., where a commercial office use may be permitted, and the multistory commercial/office building type requires a special permit), the more restrictive review process prevails.
G. 
Standards applicable to all building types.
(1) 
Building and architectural standards.
(a) 
Building placement and orientation: Massing and traditional proportions of building height, width to height ratios, and rooflines shall be maintained and be compatible with the context of surrounding buildings that meet the intent of this chapter. With regard to proposed new buildings, additions and/or alterations of existing buildings, the height and scale of other buildings on the block shall be maintained so that the front facade of the new or altered building does not exceed the average width of principal buildings within approximately 200 feet of the proposed new or altered building by more than 20%.
(b) 
In the Downtown Core, the height of new buildings shall not exceed the average height of principal buildings within approximately 200 feet by more than one story or 12 feet, whichever is less. In Downtown Gateway areas, the height of new buildings shall not exceed the average height of principal buildings within approximately 400 feet by more than one story or 12 feet, whichever is less.
(c) 
The building's front facade shall be oriented to the primary street.
(d) 
Building height limits shall not apply to structural elements such as, but not limited to, domes, flag poles, masts, clock towers, chimneys, belfries, mechanical areas and elevator enclosures.
(e) 
The proposed new or altered building shall also maintain the pattern of building fronts and setbacks from both primary and secondary streets within approximately 200 feet so that the building setback is within five feet of the average setback of buildings on the block, provided those buildings presently meet the setbacks established by this chapter.
(f) 
In the case of adjacent buildings that do not conform to the traditional heights and rooflines of the block, the traditional height shall take precedent. Some slight variation (up to a maximum of plus or minus four feet) in the height of a building's primary facade roofline is allowed to avoid visual monotony.
(g) 
The primary facade may step back a maximum of two feet from the required setback to allow for building articulation for its total length.
(h) 
Block corners shall be reserved for buildings oriented to face both streets. Buildings shall be placed at the corner created by the intersection of the front and side setback lines. The void created by the difference between the total lot width and the minimum permitted width of the building shall not be located at this corner.
(i) 
Buildings at corners shall be considered to have two primary facades facing the adjacent streets. References in this chapter to primary facade treatment shall apply to both facades.
(2) 
Building components.
(a) 
Flat roof forms are most appropriate for medium and large-scale buildings in the Downtown District. This includes most building types that are two stories or more in height.
(b) 
Flat roofs and roofs with a pitch less than 4:12 shall include parapet walls along each side of the building of at least 18 inches in height.
(c) 
Sloping and pitched roofs (greater than 4:12 pitch) may be appropriate for small and medium scale buildings for consistency within the context of their surroundings, particularly for one-story buildings in gateway areas of Downtown adjacent to residential neighborhoods.
(d) 
Decorative cornices are required on flat roofed buildings and shall be a minimum of 24 inches in height. Cornices may extend a maximum of 24 inches from the exterior face of the building into the front or side setback.
(e) 
Existing original and traditional roofline features and details such as eaves, cornices, pediments and medallions shall be maintained and not removed, destroyed or covered. Missing, damaged or previously removed architectural features, such as, but not limited to, cornices, special roofline decorative details, masonry piers, and bulkheads, shall be repaired and/or replaced with acceptable traditional designs and materials.
Typical Mixed-Use Building Components
(3) 
Frontage types. Frontage types are components of a building extending beyond the facade into the transition area on private property between the building and the public realm, which includes sidewalks and streets. Frontage types are important structural elements within the private realm that contribute to social interaction and character of a neighborhood. The following frontage types are appropriate to the Downtown District according to building types identified in this chapter.
(a) 
Arcade. An arcade is a passage located along the exterior wall of a building and structurally covered, typically by the building's upper stories.
(b) 
Awning. An awning is a wall-mounted, pitched cover extending from a building to provide protection from the weather.
(c) 
Balcony. A balcony is a projecting platform, or recessed within, the upper floors of a building facade.
(d) 
Canopy. A canopy is a horizontal roofed cover extending outward from a building typically with structural supports attached to the building or ground plane extending to provide protection from the weather.
(e) 
Common yard. A relatively large planted lawn, setback from the frontage line typically associated with detached houses providing a buffer from local thoroughfares. A common yard remains unfenced and is visually continuous with adjacent yards forming a common landscape.
(f) 
Forecourt. A forecourt is a semi-public space, open to the sky and formed by the recess in the central portion of the building facade, enclosed by the building facade on three sides. The space could be used as an entry court, shared garden space for apartments, restaurant seating area or outdoor retail space.
(g) 
Plaza. A plaza is an outdoor public space formed by a building setback from the street that is open above and designed specifically for public gathering.
(h) 
Porch. A porch is a raised, roofed platform attached to a building forming a projected or recessed entryway as a semi-private space. A projecting porch is typically open on three sides behind the setback line. An engaged porch appears recessed and has one or two adjacent sides attached to the building and one or two sides open. Minimum width is typically eight feet across the front facade with a minimum depth of four feet. Partial walls or railings are not more than four feet high.
(i) 
Stoop. A stoop is a raised unenclosed platform to a building entrance that is elevated relative to and adjacent to the sidewalk. Stairs or ramps lead directly to the sidewalk. A stoop is most appropriate to residences with small front setbacks, or to facades that must accommodate a grade change. Typically, a stoop has a maximum width and depth of six feet.
(j) 
Storefront/shopfront. The storefront/shopfront is along the main facade of the building at or near the front setback line with an at-grade entrance along the public sidewalk. This frontage type is typically intended for retail use. This may be used along with other frontage types such as a front awning over a window.
(4) 
Facade design, materials, and maintenance.
(a) 
Original facade materials and design details, including transparency created by windows and doors, shall be maintained and/or restored to the greatest extent practicable, if it is determined in consultation with the City that such existing facade treatment is feasible and necessary to be consistent with the intent of this chapter.
(b) 
Durable and low maintenance traditional building facade materials, such as brick, stone and concrete, as exists throughout the Downtown area, shall be used as much as possible. Metal siding, corrugated metals, wood and vinyl siding materials shall be avoided unless approved by the City. Lightweight synthetic wall cladding and mirrored or reflective surfaces shall be avoided.
(c) 
Facade materials shall consist of classic colors found elsewhere within the Downtown District. Accent colors shall complement and contrast appropriately with primary building materials. Dramatic contrast in colors should be avoided unless it is considered important and integral to the architectural design, historic context and/or style of the building.
(d) 
The side facade and entryways of corner buildings along side streets shall be consistent with the treatment of the primary front facade in terms of the quality and appearance of building materials, windows and doors, colors and landscaping treatment.
(5) 
Doors, windows, and trim.
(a) 
Primary entry doors shall face the street and transparency shall vary with building type. For redevelopment projects, original building entrances shall be retained and original entranceway details shall be restored to the greatest extent practicable or replaced with traditional-looking substitutes.
(b) 
Angled entranceways are permitted for corner buildings.
(c) 
Windows and doors shall be regularly spaced on the front facade and other facades visible from the public realm.
(d) 
Windows at ground level shall provide clear views from the building to the street and from the public realm into the building. Dark, tinted, textured or highly reflective glass is not permitted along the ground-level facade.
(e) 
For redevelopment projects, windows shall be maintained to their original size and overall proportions. Lintels, caps, and sills shall be retained to the greatest extent practicable or appropriately replaced with traditional looking substitutes.
(f) 
On masonry building facades, window elements shall include a header or hood and sill. On facades other than masonry, window elements shall include wood or similar looking trim on all four sides of each window.
(g) 
Trim shall be compatible in style, materials and colors with the exterior of the building. Accent colors shall complement and contrast appropriately with primary building materials. Dramatic contrast in colors should be avoided unless it is considered important and integral to the architectural design, style and/or historic context of the building.
(6) 
Awnings and canopies.
(a) 
The use of awnings or canopies above storefront glass windows, particularly on mixed-use and commercial buildings, shall be allowed along the full linear extent of the primary facade to promote pedestrian interest in ground floor areas.
(b) 
Awnings that are located on a primary facade or visible from the primary street shall use nonvinyl and nonplastic matte finish materials, such as commercial grade fabric or canvas that is durable for local weather conditions.
(c) 
Asphalt or composition shingle, or other materials with a synthetic or plastic appearance, are not allowed.
(d) 
Colors shall complement the exterior design of the building and be compatible with the context of surrounding areas and buildings.
(e) 
Information contained on the awning or canopy shall not be interpreted as a substitute for allowed signage (see Article V, Sign Regulations).
(f) 
Awnings and canopies shall have a minimum clearance of 10 feet above the top of sidewalk and project a minimum of five feet from the building, subject to any and all other regulations restricting structural encroachments within the public right-of-way.
(g) 
Convex, bullnose, quarter round, or waterfall-style curved awnings are discouraged.
(h) 
Awnings and canopies should be integrated into the front facade by being placed within, rather than overlapping, the vertical elements of a building facade, for example, a facade that is divided into distinct structural bays.
H. 
Public realm standards.
(1) 
Public realm.
(a) 
Concrete sidewalks and granite curbs shall be provided along both sides of the public right-of-way of primary municipal streets upon approval of the City to safely separate areas of high volumes of vehicular traffic from pedestrian activity.
(b) 
The ground plane that abuts the inside back of the curb between the curb and sidewalk shall be paved with concrete, concrete pavers, brick, stone, or other high quality, durable and low maintenance hardscape material acceptable to the City. The use of asphalt and loose gravel or granular materials is prohibited.
(2) 
Streetscapes and pedestrian amenities.
(a) 
Where streetscaping and pedestrian amenities are provided by the property owner or developer within or immediately adjacent to the public right-of-way, the materials shall be high quality, durable elements determined acceptable by the City. These amenities may include, but not be limited to, pavement surfaces, seating areas and walls, benches, lighting, street trees, fences and railings.
(3) 
Screening walls, fences, and gates.
(a) 
Screening walls, fences, railings and gates along primary streets shall be constructed of durable, high quality, low maintenance materials including, but not limited to, brick, stone, and metal (steel, aluminum, wrought iron). Plastic, vinyl, chain link and wooden fences, railings and gates shall be prohibited in the Downtown District unless approved by the City.
[1] 
The appearance of security fencing from the public realm shall be enhanced by landscaping along the fence line with appropriately sized evergreen and deciduous plant materials.
[2] 
The use of chain link fencing along primary and secondary streets, with or without vinyl slats, for use as visual buffers and/or screens is prohibited in the Downtown District unless approved by the City.
(4) 
Loading zones, berths, and docks.
(a) 
Off-street parking and loading shall be per Article IV, § 305-48, Off-street parking and loading.
(b) 
Loading zones, berths, docks, and overhead doors shall face the rear lot line of the primary building or an alley where practicable. Delivery and service areas shall be visually screened from the public realm and from primary and secondary thoroughfares, adjacent residential areas and other pedestrian activity and public gathering areas.
(5) 
Lighting, fixtures, and illumination.
(a) 
Area lighting shall be per Article IV, § 305-43, Lighting.
(b) 
Pedestrian-scale street lights shall meet City engineering and placement standards.
(c) 
Lighting shall not conflict with pedestrian circulation and street trees.
(d) 
Exterior building lights, if provided, shall be mounted on the primary street's front facade, between eight feet and 12 feet above adjacent sidewalk grade. All buildings with alleyways shall have sufficient lighting fixtures along the alleyway for pedestrian safety where it will not conflict with vehicle access and circulation.
(e) 
Exterior building lights shall not cause glare onto adjacent lots or buildings. Floodlights or directional lights may be used to illuminate alleys, parking areas, garages and maintenance areas, but shielded in such a way as to not shine into other lots or the street.
(f) 
All light fixtures, for general area lighting, shall be full cut-off type fixtures, which do not produce any light above 90° from the nadir (nadir being the angle pointing directly downward from the luminaire or fixture), and equipped with flat lenses; and with fixed, nonadjustable, mounting arms or brackets. Light fixtures for landscaping lighting and decorative building lighting may allow light above 90° from the nadir.
(g) 
Light poles and light fixtures shall maintain the same style, height, and color and intensity of illumination throughout the surrounding area. Poles and fixtures shall be made of durable and vandal-resistant materials. Variation in styles of light poles and fixtures are permitted if it is demonstrated that the styles contribute to an overall design theme for the area.
(h) 
Illumination shall be consistent with neighborhood ambient light levels and accepted industry standards, such as those of the illuminating Engineering Society of North America (IESNA).
(6) 
Parking.
(a) 
Off-street parking and loading shall be per Article IV, § 305-48, Off-street parking and loading.
(b) 
For buildings that are located at or near the public sidewalk edge, for example, with a zero setback line, parking shall be located to the rear or side of the building and/or with shared parking at interior parts of the block.
(c) 
Off-street parking shall not be located in front of the building along primary streets.
(d) 
New stand-alone parking structures that front along a primary thoroughfare shall incorporate mixed-use liner buildings and decorative exterior facade materials appropriate to the context of its surroundings to visually screen interior parking levels from the public realm and minimize the appearance of parked vehicles.
(7) 
Site access, driveways, and vehicular circulation.
(a) 
Vehicular circulation, where provided, shall include shared narrow drive lanes between parcels and/or buildings as off-street connections to interior parts of the block to limit curb cuts.
(b) 
Driveways shall be paved with asphalt or concrete per City engineering standards.
(8) 
Pedestrian movement.
(a) 
Buildings shall be connected to the street and to adjacent public transit stops via concrete sidewalks.
(b) 
Sidewalks or landscaped walkways shall connect buildings to off-street parking areas.
(c) 
Convenient pedestrian access shall be provided to adjacent development. All sites must provide for safe and direct pedestrian connections between detached buildings where practicable.
(d) 
Paving materials and landscaping shall differentiate and delineate pedestrian walkways from parking spaces, automobile travel lanes and driveways.
(e) 
Outdoor seating areas and cafes on private property shall not interfere with pedestrian flow and circulation along the public sidewalk and at building entryways.
(9) 
Landscaping standards.
(a) 
Materials and maintenance.
[1] 
Landscaping shall be per Article IV, § 305-42, Landscaping.
[2] 
The design emphasis for landscaping shall focus on enhancing the visual quality and safe functioning of the public realm by incorporating pedestrian amenities such as linear planting beds, seat walls, street furniture, public art, lighting, and other streetscape materials. These features shall be architecturally compatible with the styles, materials and colors of the principal building on the lot, and the landscaping design and context desired by the City in the immediate area.
[3] 
Context-appropriate landscaping shall be provided at the front facade along the primary street where space allows. Appropriate landscaping will depend on factors such as the setbacks, shape, size, frontage elements and orientation of the building.
[4] 
The selection of landscaping materials shall consider their visual quality, seasonal use, durability, and maintainability. Recycled and sustainable materials shall be acceptable if they meet these conditions.
[5] 
The developer, its successor and/or subsequent owners and their agents shall maintain landscaping on the property on a continuing basis for the life of the development. Plant materials which exhibit evidence of insect pests, disease and/or damage shall be appropriately treated. Dead plants shall be promptly removed and replaced within the next planting season after removal.
(b) 
Use of native species. Plant species shall be selected based on compatibility with conditions in an urban environment. Native, noninvasive plant materials shall be considered over nonnative species. Ease of maintenance, plant litter, disease resistance, irrigation needs and growth habits, including the potential for tree canopies, branches, and root systems to damage sidewalks, pavements and utilities, shall also be considered.
(c) 
Tree placement and protection. Plant species shall be selected based on compatibility with conditions in an urban environment. Native, noninvasive plant materials shall be considered over nonnative species. Ease of maintenance, plant litter, disease resistance, irrigation needs and growth habits, including the potential for tree canopies, branches, and root systems to damage sidewalks, pavements and utilities, shall also be considered.
(d) 
Visual screening.
[1] 
Mechanical equipment for all new installations or relocation of existing equipment in commercial and mixed-use building development shall be screened from public view and from primary thoroughfares to the greatest extent practicable whether on the roof, ground or along building walls.
[2] 
Building roof parapets or other architectural screening techniques shall be used in screening roof-mounted equipment. For existing buildings that have no or low parapets, mechanicals shall be surrounded by an opaque screening wall at a height as high as the equipment, provided the operation and functioning of the mechanicals is not jeopardized. The wall shall be architecturally consistent and compatible with the building's design, colors and material finishes.
[3] 
Ground-mounted or wall-mounted equipment shall not be located between the building's front facade and the primary street(s) or other side or rear facades in clear view by the public. Screening devices shall be at a height as high as the equipment to the greatest extent practicable, provided the operation and functioning of the mechanicals is not jeopardized. Ground-mounted or wall-mounted equipment and screening devices shall meet rear and side yard setbacks.
[4] 
Utilities, service areas, and waste disposal areas shall be located and screened to avoid public view to the greatest extent practicable using screening walls, decorative fencing and/or plant materials. Screening materials shall be durable and of a quality that can easily and routinely be maintained in proper condition by the property owner.
I. 
Standards applicable to individual building types.
(1) 
Civic and institutional buildings.
(a) 
Description. Civic and institutional buildings are typically unique in building form and architectural style, often providing visually distinct public gathering places that are highly visible from the public realm, particularly primary thoroughfares. In Auburn, the most prominent civic buildings are government office buildings and courthouses. Institutional buildings may be operated by private or public institutions and not-for-profit organizations. These buildings may be dedicated to a single purpose such as public safety, social services, cultural activities and education. In some cases, transit-related facilities, such as public parking structures, are considered civic buildings. As prominent features in the urban landscape, the design of civic and institutional buildings is critical to enhancing community character in the Downtown District.
(b) 
Intent. It is the intent of the design standards for civic and institutional buildings to be used on a case-by-case basis to create functional and visually memorable civic and institutional buildings with design features that help establish a sense of place in Downtown Auburn. It is important that these buildings are consistent with the visual characteristics and the context of surrounding neighborhoods and nearby buildings without sacrificing the uniqueness of their design.
(c) 
Additional standards applicable to this building type.
[1] 
Building alignment and setback shall vary with building location, lot size, and intended use, but shall not exceed 1.5 times the average of the setbacks of immediately adjacent buildings.
[2] 
The placement of the building on the property shall highlight its visual character and intended use.
[3] 
Where civic buildings are located that terminate a vista, such as along the centerline of a thoroughfare, the primary facade(s) shall be designed to include a significant architectural building and/or open space feature along the axis of the vista.
[4] 
Pedestrian areas and circulation on the grounds shall be well-landscaped and visually distinct from vehicular areas. Parking and vehicular circulation shall not dominate views from the public realm in the front of the building or from major streets nearby.
(2) 
Multistory commercial/office buildings.
(a) 
Description. Within the City of Auburn, multistory commercial/office buildings are typically large structures generally consisting of two to six stories, with vertical mixed uses that may include ground-floor retail, office or commercial services, and upper-floor office or residential use. These buildings are on large lots and may visually dominate a downtown block and one or more corners. They may be owned by one or more entities and can be divided into separate uses. These buildings are often an important center of employment and substantially contribute to the urban streetwall and pedestrian activity. Parking may be incorporated into the structure.
(b) 
Intent. It is the intent of the design standards for multistory commercial/office buildings that because of their relatively large size, reuse potential and adaptability to a variety of uses, this building type exhibits a traditional urban rectangular form and an almost timeless or classic appearance in architectural style, colors and materials.
(3) 
Main Street mixed-use buildings.
(a) 
Description. "Main street" mixed-use buildings are generally small- to medium-size in scale, typically two to four stories with ground-floor retail, services or other commercial uses and upper-floor residential or office space. In their more traditional form, these buildings are frequently attached to one another (or other structures) by a common wall, helping to define a highly unified streetscape. Detached buildings may be a remnant of past similar uses on the block and may provide opportunities for infill development. The ground floor emphasizes transparency and is comprised of larger, storefront-type windows and doors, with smaller windows in upper floors. These buildings may include a corner shopfront. There is a distinct rhythm to window patterns and these buildings typically exhibit a compatible variety of building materials, colors and textures.
(b) 
Intent. It is the intent of the design standards to protect and preserve Auburn's existing stock of pedestrian-scaled mixed-use buildings that define most of the rich visual character of Downtown. These buildings are highly adaptable to a variety of uses over time and promote a healthy pedestrian environment consistent with a walkable city. Emphasis shall be placed on their adaptive reuse, redevelopment, infill development opportunities and preservation over new forms of development on the same site.
(4) 
Mid-rise/high-rise buildings.
(a) 
Description. Mid-rise to high-rise buildings are medium- to large-scale, high-density structures on large lots comprised of multiple stories generally dedicated to a single purpose (such as residential use) or mixed-use consisting of ground level retail, personal services, and office use with upper floor residential units. Surface and/or structure parking may be provided. Mid-rise buildings are typically four to eight stories and high-rise buildings are nine to 12 stories or more in height.
(b) 
Intent. It is the intent of the design standards for this building type to permit their development in suitable locations that are visually compatible with the surrounding neighborhood, particularly with regard to their scale, height and massing. Dwelling units in these structures are intended to provide residents with opportunities to walk to nearby neighborhood services to meet daily and personal needs.
(c) 
Additional standards applicable to this building type.
[1] 
Roofs on most mid-rise and high-rise buildings are typically flat due to their overall height and massing. The top floor at the roofline of the primary and side facades may include decorative elements such as changes in materials or color to highlight the structure.
[2] 
Side and rear facades shall receive the same treatments in terms of building materials, windows, and colors as the primary facade. Entries to ground floor uses and dwelling units may be accessed from the sides or rear of the building.
(5) 
Small shopfront/residence buildings.
(a) 
Description. Shopfront buildings are generally small attached or detached buildings having one owner and typically set on relatively small lots. The ground floor is flexible space able to adapt to a variety of shopfront uses and may contain retail or commercial services with a rear or upper floor residence or office. These buildings may function as "live/work" buildings, and are typically located in medium- or moderate-density areas. The building's main entrance typically faces the primary street and there may be a separate entry for the upper floor.
(b) 
Intent. It is the intent of the design standards for the shopfront/residence building type to protect and preserve their unique architectural styles and ability to adapt to the space requirements of small businesses and neighborhood uses.
(c) 
Additional standards applicable to this building type.
[1] 
The building shall be aligned with adjacent building fronts on primary streets, typically with a very narrow (or zero) setback and build-to lines along side streets.
[2] 
Buildings shall be brought forward to the property lines of adjacent streets. Storefronts and primary entryway to the ground floor is along the primary street. Upper floor entries may be along the primary and/or side streets.
[3] 
Rooflines may include trim and color accents.
(6) 
Commercial franchise and branch office buildings.
(a) 
Description. Commercial franchise and branch office buildings are typically small- to medium-size, on correspondingly sized lots that allow for surface parking. These buildings tend to be more auto-oriented than others in the Downtown District, and their placement on a lot typically emphasizes maximum visibility. Building design and colors may exhibit identifiable logos and commercial brand characteristics; to the extent that nontraditional, branded colors are featured in the building design, these should not be a primary element of the facade. Buildings are typically one to two stories in height and principal uses generally confined to the ground floor. Off-street parking is typically provided on the property. These buildings may contain office space and are well-suited to daily or personal care services and may include uses such as banks; restaurants; specialty retail; and office buildings.
(b) 
Intent. It is the intent of the design standards for commercial franchise and branch office buildings to encourage compatible development with adjoining buildings and nearby residential neighborhood uses, particularly in transitional areas beyond the core of Downtown Auburn.
(c) 
Additional standards applicable to this building type.
[1] 
Pedestrian circulation on the grounds shall be well-landscaped and visually distinct from vehicular areas. Parking and vehicular circulation shall not dominate views from the public realm in the front of the building or from major streets nearby.
[2] 
Pitched roofs may be most appropriate in transitional edge areas adjacent to residential neighborhoods with similar rooflines and features.
[3] 
Bright, neon and nontraditional colors shall be used sparingly in identifying franchise logos and/or brand names, but not as building elements, facade treatments, frontage elements, window or door design accents, and/or trim without City approval.
(7) 
Attached multiple-residence buildings (duplex, rowhouse, townhouse).
(a) 
Description. Attached multiple-residence buildings contain more than one dwelling unit and may be constructed to house multiple units in a variety of ways, vertically and/or horizontally. These buildings are generally dedicated to a single use as residential buildings.
(b) 
Intent. It is the intent of the design standards for attached multiple-residence buildings to encourage compatible, well-designed and maintained residential development with nearby residential neighborhood uses, particularly in transitional areas beyond the core of Downtown Auburn.
(8) 
Detached house.
(a) 
Description. Detached houses, particularly large older homes, come in various shapes and sizes with flexible design characteristics that often, but not always allow for the conversion of their interior space to other than residential uses. Although detached houses may remain as single-family residences, conversion to other residential and nonresidential uses in Downtown Auburn may include apartments, home occupations, office buildings, and small retail shops. These buildings typically remain dedicated to a single use even after conversion occurs. Conversion, if it occurs, typically happens in areas where development is transitioning from urban single-family residential neighborhoods to other forms of land use. These buildings typically have setbacks for a front yard, rear yard and two side yards. Many detached houses have accessory structures, including garages.
(b) 
Intent. It is the intent of these design standards for detached houses to encourage compatible, well-designed and maintained residential development with nearby residential neighborhoods and other nonresidential uses, particularly in transitional areas of downtown.
J. 
Dimensional standards.
Dimensional Standards
Key
Civic and Institutional
Multi-story Commercial/ Office
Main Street Mixed-Use
Mid-Rise/ High-Rise
Small Shopfront/ Storefront
Commercial Franchise and Branch Office
Attached Multi-Residence
Detached House
Lot Size
Lot width
E
N/A
N/A
40 feet minimum
N/A
20 feet minimum, 40 feet maximum
25 feet minimum
N/A
50 feet minimum
Lot depth
F
N/A
N/A
100 feet minimum
N/A
N/A
100 feet minimum
N/A
100 feet minimum
Setback
Primary street
(front setback)
A
See Section 3.1.3
10 feet maximum
5 feet maximum
10 feet maximum3
5 feet maximum
5 feet maximum
10 feet maximum
10 feet maximum
Side
B
See Section 3.1.3
0 feet or 5 feet
0 feet or 5 feet
10 feet maximum3
0 feet or 5 feet
0 feet or 10 feet
10 feet maximum
10 feet maximum
Rear4
D
See Section 3.1.3
N/A
N/A
N/A3
N/A
N/A
N/A
N/A
Building Size and Massing
Main building height1
K
2 stories or 25 feet minimum
2 stories minimum, 75 feet maximum
2 stories minimum, 50 feet maximum
4 stories minimum3
1 story minimum, 25 feet maximum
2 story maximum
2 stories minimum, 3 stories maximum
2.5 stories minimum, 3 stories maximum
Main building width2
G
N/A
N/A
N/A
N/A
18 feet minimum
N/A
N/A
N/A
Main building depth
H
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Ancillary building height
2 stories or 25 feet maximum
2 stories or 25 feet maximum
2 stories or 25 feet maximum
2 stories or 25 feet maximum
1 story or 15 feet maximum
1 story or 15 feet maximum
1 story or 15 feet maximum
1 story or 15 feet maximum
Finish ground floor elev.
L
8 inches maximum above sidewalk
8 inches maximum above sidewalk
18 inches maximum above sidewalk
8 inches maximum above sidewalk
18 inches maximum above sidewalk
8 inches maximum above sidewalk
N/A
N/A
First floor ceiling height
M
10 feet minimum to 14 feet maximum
10 feet minimum to 14 feet maximum
10 feet minimum to 14 feet maximum
10 feet minimum to 14 feet maximum
10 feet minimum to 12 feet maximum
10 feet minimum to 14 feet maximum
N/A
N/A
Upper floor(s) ceiling height
N
9 feet minimum
8 feet minimum to 10 feet maximum
8 feet minimum to 10 feet maximum
8 feet minimum to 10 feet maximum
8 feet minimum to 10 feet maximum
8 feet minimum to 10 feet maximum
N/A
N/A
1 Buildings that are more than four stories high shall step back the fifth and upper floors thereafter, a minimum of one foot for each foot in height above the fourth floor to reduce the scale and massing effect of the structure.
2 Where parcels are wider than 100 feet on the primary street axis, the building width along the primary street shall be at least 75% of the width of the parcel. In all cases, individual buildings wider than 40 feet shall be designed with bays or other features to articulate the primary facade.
3 Where building facade is built less than 10 feet from the property line, the maximum building height is six stories. The building height maximum may be increased by 10 feet or one story for each additional 10 feet provided for front, rear, and combined side yards, to a maximum height of 150 feet or 12 stories.
4 Where new buildings in the Downtown District abut residential districts, rear setback shall be equal to or greater than the rear setback of adjacent residential property.
K. 
Building form.
Building Form
Key
Civic and Institutional
Multistory Commercial/ Office
Main Street Mixed-Use
Mid-Rise/ High-Rise
Small Shopfront/ Storefront
Commercial Franchise and Branch Office
Attached Multi-Residence
Detached House
Frontage Elements1
Arcade
X
Awning
X
X
X
X
X
X
Balcony
X
X
X
X
Canopy
X
X
X
X
X
X
Common yard
X
X
X
X
X
Forecourt
X
X
X
X
Plaza
X
X
X
Porch
X
X
X
Stoop
X
X
X
Storefront
X
X
X
Roof Type and Features2
Flat
X
X
X
X
X
X
X
Pitched3
X
X
X
X
X
X
X
Gabled
X
X
X
X
X
Hip
X
X
X
Mansard
X
Transparency
Primary facade-ground floor
40% minimum
60% minimum
60% minimum
60% minimum
40% minimum
50% minimum
N/A
N/A
Secondary facade-ground floor
30% minimum
30% minimum
30% minimum
30% minimum
30% minimum
30% minimum
N/A
N/A
Upper floor(s)
30% minimum
30% minimum
30% minimum
30% minimum
30% minimum
30% minimum
N/A
N/A
x = Permitted element or feature
1 Pitched roof height maximum one story.
2 Roof type and features shall be compatible with adjacent and nearby buildings and emphasize the use of traditional cornices and facade treatments to the extent practicable.
3 Front facade and storefronts shall be oriented parallel to the primary street. Vertical and horizontal articulation shall be considered as a method of breaking up the scale of the building and differentiate the ground floor from upper floors by the use of bays, recesses or other structural or decorative elements.
L. 
Facade materials.
Facade Materials
Key
Civic and Institu-tional
Multistory Commer-cial/Office
Main Street Mixed-Use
Mid-Rise/ High-Rise
Small Shop-front/ Storefront
Commer-cial Franchise and Branch Office
Attached Multi-Residence
Apartment Building
Detached House
Brick and mortar
X
X
X
X
X
X
X
X
Brick panels
X
X
X
X
X
X
Glazed brick
X
X
X
X
X
X
X
X
Stone, natural and cast
X
X
X
X
X
X
X
X
Stone masonry units
X
X
X
X
X
Concrete, precast and cast-in-place
X
X
X
X
X
X
Architectural concrete block
X
X
X
X
Metal composite panels
X
X
X
X
Exterior insulation finishing systems (EIFS)1
X
Granite and marble
X
X
X
X
Steel
X
X
X
X
Glass
X
X
X
X
Stucco
X
X
X
Wood siding
X
X
X
X
Vinyl siding
X
X
X
1
Where permitted, EIFS is to be used on upper floors only. Use of EIFS as a primary facade material is strongly discouraged.