A.
Purpose. The purpose of this section is to regulate the design and
materials used for the exterior of buildings and structures within
the City so as to maintain and enhance the attractiveness and values
of property in the community. This article is further intended to
support the creation of a pedestrian-oriented urban environment that
emphasizes architectural and urban design principles of human scale
and visual interest. Additionally, this article is intended to ensure
the development of structures that maintain a long-lasting appearance;
withstand the effects of time and exposure to the elements; resist
damage in areas with high vehicular and pedestrian traffic and in
areas where larger equipment that could cause damage is commonly used;
that maintain a consistent character of development based on land
use and zoning district particular to each development; and that contribute
to the long-term economic and social vitality of the City of Jefferson.
B.
Applicability. Refer to § 300-7.10 for the applicability of building design standards to single and two family buildings.
(1)
New construction. The requirements of this section shall apply
to all structures and buildings within the City constructed after
the effective date of this chapter.
(2)
Additions.
(a)
All additions shall match or be substantially similar to the
design and materials of the existing building.
(b)
Additions to buildings constructed after the effective date
of this chapter shall comply with the standards of this section.
(c)
Buildings constructed prior to the effective date of this chapter.
[1]
If additions to an existing building(s) constructed prior to the effective date of this chapter are less than or equal to 50% of the existing floor area of the building (measured cumulatively from adoption of this chapter), the standards contained herein shall not apply but shall be regulated per Subsection B(2)(a), above.
[2]
If additions to an existing building(s) constructed
prior to the effective date of this chapter are greater than 50% of
the existing floor area of the building (measured cumulatively from
adoption of this article), the standards contained herein shall apply.
(3)
Alterations. For buildings constructed prior to the effective
date of this chapter, alterations that do not impact the floor area
of the building shall comply with the standards of this section, or
shall match or be substantially similar to the existing building design
and materials. Ordinary repairs and maintenance are not considered
alterations.
(4)
Exceptions and appeals.
(a)
Exceptions. Exceptions to the building design standards set
forth in this section may be granted by the Building/Zoning Inspector,
to permit substitute building materials or construction of comparable
quality or design when it can be demonstrated that the provisions
of this section are infeasible and that the granting of such exception
is in keeping with the purpose of this section. Decisions rendered
by the Building/Zoning Inspector, may be appealed to the Plan Commission.
(b)
Appeals. Any person affected by a decision of the Building/Zoning
Inspector, may petition for a hearing before the Plan Commission.
(c)
Variances. The Plan Commission is authorized to grant variances
from the strict application of the building design standards within
this section when it is claimed that the intent of the standards in
this section have been incorrectly interpreted, do not apply, or their
enforcement causes unnecessary hardship.
C.
Review and approval. Through the building permit and/or site plan
review process, the Building/Zoning Inspector shall be responsible
and have authority to hear, review, and act upon all proposed exterior
architectural plans for all proposed development.
D.
Exterior building materials. The four classes of building materials
referenced in this chapter have the following meanings:
(1)
Class I materials include brick, brick veneer, stone, stone
veneer, and glass (curtain/storefront).
(2)
Class II materials include split face or decorative block, EIFS,
and stucco.
(3)
Class III materials include architectural/decorative metal panels,
residential aluminum siding, and siding made of wood, wood composite,
vinyl, or fiber cement.
(4)
Class IV materials include smooth face or nondecorative block; concrete panels (tilt-up or precast); asphaltic, fiberglass, metal, or poly-roofing siding; nondecorative metal panels; corrugated metal; and plywood, chipboard, or other nondecorative wood. Also includes any material not listed in Subsections A through C above.
|
Figure 300-7.01a
|
|
Exterior Building Material Requirements by Use
| ||
|---|---|---|
|
Type of Construction
|
Building Use
|
Exterior Building Materials Permitted
|
|
New construction of any kind
|
Multifamily uses
|
Class I, II, or III
|
|
New construction of any kind
|
Commercial and indoor institutional uses
|
Predominantly Class I with Class II and II used as accents/trim
(less than 50% of the total building facade)
|
|
New construction of any kind
|
Mixed uses
|
Predominantly Class I with Class II and II used as accents/trim
(less than 50% of the total building facade)
|
|
New construction of any kind
|
Industrial transportation, and storage uses
|
Class I, II, or III with some expectations for Class IV as noted in § 300-7.40
|
|
Any exterior change
|
Within the DHMU Zoning District
|
See § 300-7.50.
|
These standards apply to all multifamily buildings and structures
constructed after the effective date of this chapter. These standards
also apply to apartments with limited commercial land uses.
A.
Exterior materials. Multifamily buildings shall be clad in Class
I, II or III materials. Class IV materials are prohibited.
(1)
Materials of comparable quality may be substituted for any class
of material or be used as a decorative element if the material can
be removed or replaced with a permitted exterior material, as determined
by the Building/Zoning Inspector.
(2)
Metal roofs and exterior metal walls shall be coated per the
appropriate ASTM standards based on the roof or wall material. The
most common materials and standards are galvanized steel (ASTM A 653
G-90), 55% aluminum-zinc alloy coated steel (ASTM A 792 AZ 50), 5%
aluminum alloy-coated steel (ASTM A 875 GF60), aluminum-coated steel
(ASTM A 463 T2 65), or pre-painted steel (ASTM A 755).
B.
Building entrance.
(1)
The primary entrance shall be on the front facade facing the
street.
(2)
The primary entrance shall be covered a minimum of three feet
from the door. Recessed three-foot entries shall be deemed to meet
this requirement.
(3)
Exterior entry doors for individual units shall be residential
in style (and shall include frame and panel (real or decorative).
(4)
Exterior entry doors for multiple units may be residential (as
described above) or commercial in style (glass).
C.
Facade articulation.
(1)
Facade lengths shall not be greater than 40 feet without articulation
such as:
(a)
Recesses or projections that step back or project a portion
of the main facade plane.
(b)
Recesses or projections of upper floors from the ground floor
facade plane.
(c)
Vertical division using different textures or materials.
(d)
Division of the facade into individual units through the use
of windows, entrances, arcades, porches, decks, balconies, lighting,
etc.
(e)
Roof form variation such as the inclusion of dormers, change
in roof lines, or change in roof type.
(2)
On facades facing the street, windows and/or doors shall be
required in order to promote a visual connection to the street. The
total area of windows and doors, including trim, shall comprise a
minimum of 20% of the total facade area, excluding gables.
D.
Wall details, trim, and windows.
(1)
Exterior windows shall be appropriate to the architectural character
of the building.
(2)
All facade openings shall be articulated or appropriately trimmed
through the use of materials such as lintels, sills, surrounds, shutters,
etc.
(3)
Natural wood shall be painted or stained unless it is cedar,
redwood or other naturally weather-resistant species intended to be
exposed.
(4)
Pressure-treated lumber shall be painted or stained after a
curing period of no greater than 18 months.
E.
Patios, decks, and balconies.
(1)
Ground-level patios and decks facing the street shall be bordered
with landscape treatments. Covered porches are exempt from this requirement.
(2)
Exterior stairs leading to a deck or balcony are not permitted
on the front or street side of a building. On corner lots, exterior
stairs shall be permitted on the interior side facade.
(3)
Exterior corridors shall be covered by the building roof, shall
be located within the footprint of the building foundation, and shall
not be visible from the street.
(4)
Upper-story decks and balconies shall be cantilevered, supported
by vertical columns, or supported from above.
F.
Mechanical and exterior building systems.
(1)
Drainage pipes on exterior walls shall match or be complementary
to the color of the roof and wall onto which they are mounted.
(2)
Air intakes and exhaust vents for high-energy gas appliances
and meters shall not be permitted on any facade that faces a public
street, unless they are screened or if they match the color of the
facade on which they are located.
(3)
Building-mounted equipment.
(a)
Window-mounted air conditioning units shall not be permitted
in any window that faces a public street. When no alternative is available,
units shall be masked (painted, encased, etc.) in order to blend into
the building’s exterior finish and shall be flush-mounted so
as not to project beyond the main plane of the facade more than necessary.
(b)
Building-mounted equipment installed on the facade visible from
an adjacent public right-of-way or residential district must be disguised
with screening that is:
[1]
Architecturally compatible with the primary structure
to which the equipment is attached. Screening materials shall be identical
to or substantially similar to the materials used on the building
facade to which the equipment is attached.
[2]
Incorporated as part of the building wall and/or
flush-mounted so as not to project beyond the main plane of the facade.
[3]
Consistent with the color of the structure to which
the equipment is attached.
(4)
Roof-mounted equipment. Roof-mounted equipment shall be screened,
preferably by parapet walls. Other acceptable screen types shall be:
(a)
Architecturally compatible with the primary structure to which
the equipment is attached. Screening materials shall be identical
to or substantially similar to the materials used on the building
facade to which the equipment is attached.
(b)
Consistent with the color of the structure to which the equipment
is attached.
(c)
Designed to be an integral part of the building’s architectural
design and give the impression that it is something other than a mechanical
screen.
G.
Wall- or roof-mounted lighting.
(1)
Full cutoff light fixtures are required.
(2)
The design, color, height, location, and light quality of all
on-building light fixtures shall be consistent throughout the entire
site, unless the building is divided into individual components; in
such case, all on-building light fixtures shall be consistent within
each individual component.
(3)
All entrances shall be lit after sunset. The minimum illumination
at each entrance shall be 1.0 footcandles.
These standards apply to all commercial buildings and structures
constructed after the effective date of this chapter. These standards
also apply to mixed-use building and live/work unit land uses.
A.
Orientation.
(1)
Buildings are encouraged to be oriented so that the front facade
faces the road with the highest traffic volumes.
(2)
Facades facing the road with the highest traffic volumes shall
be designed to have the appearance of a front facade and shall include
windows, doors and/or other architectural components typically associated
with front facades, as approved by the Building/Zoning Inspector.
(3)
Service or loading areas shall not be permitted between the
building and the public street.
(4)
Drive-through windows shall not be located between the building
and the public street.
B.
Facade articulation.
(1)
Facade lengths shall not be greater than 70 feet without articulation
such as:
(a)
Division of the facade into individual components (i.e., storefronts,
distinct uses) through the use of architectural elements such as porches,
balconies, windows, covered entrances, arcades, awnings, marquees,
lighting, signage, etc.
(b)
Recesses or projections that step back or project a portion
of the main facade plane.
(c)
Recesses or projections of upper floors from the ground floor
facade plane.
(d)
Vertical division using different textures or materials.
(e)
Roof form variation such as the inclusion of dormers, change
in roof lines, or change in roof type.
(2)
In the Downtown Periphery Mixed-Use District, any building exceeding
five stories must provide a 15 feet to 20 feet stepback from the facade
above the fifth story and must incorporate facade articulation if
greater than 40 feet in width.
(3)
Buildings shall be designed to provide interest and variety.
Flat, unadorned walls shall be avoided. Each facade of a building
shall include at least one design element to break up the flatness
of blank walls and shall at a minimum include varied materials or
colors, change in texture, expressed joints and details, or surface
relief. Additional elements used to break up the facade may include
balconies, lintels, sills, headers, belt courses, reveals, pilasters,
windows, chimneys, and other ornamental features as deemed appropriate
by the Building/Zoning Inspector.
C.
Exterior materials. Commercial buildings shall be predominately clad
in Class I materials. Class II and Class III materials may be used
as accents and trim not to exceed 50% of the total building facade.
Class IV materials are prohibited.
(1)
Rear building elevations not facing a public street or public
parking lot shall be exempt from this requirement.
(2)
Materials of comparable quality may be substituted for any class
of material or be used as a decorative element if the material can
be removed or replaced with a permitted exterior material, as determined
by the Building/Zoning Inspector.
D.
Building entrance.
(1)
The main entrance shall be clearly defined and accentuated through
the use of detailing, distinctive materials, and/or colors, projections
or recesses, porticos, covered entrances, stoops, or other features
as deemed appropriate by the Building/Zoning Inspector.
E.
Mechanical and exterior building systems.
(1)
Drainage pipes on exterior walls shall match or be complementary
to the color of the roof and wall onto which they are mounted.
(2)
Air intakes and exhaust vents for high-energy gas appliances
and meters shall not be permitted on any facade that faces a public
street.
(3)
Building-mounted equipment.
(a)
Window-mounted air conditioning units shall not be permitted
in any window that faces a public street. When no alternative is available,
units shall be masked (painted, encased, etc.) in order to blend into
the building’s exterior finish and shall be flush-mounted so
as not to project beyond the main plane of the facade.
(b)
Building-mounted equipment installed on the facade visible from
an adjacent public right-of-way or residential district must be disguised
with screening that is:
[1]
Architecturally compatible with the primary structure
to which the equipment is attached. Screening materials shall be identical
to or substantially similar to the materials used on the building
facade to which the equipment is attached.
[2]
Incorporated as part of the building wall and/or
flush-mounted so as not to project beyond the main plane of the facade.
[3]
Consistent with the color of the structure to which
the equipment is attached.
(4)
Roof-mounted equipment. Roof-mounted equipment shall be screened,
preferably by parapet walls.
(a)
Screening shall be architecturally compatible with the primary
structure to which the equipment is attached. Screening materials
shall be identical to or substantially similar to the materials used
on the building facade to which the equipment is attached.
(b)
Equipment shall be consistent with the color of the structure
to which the equipment is attached.
(c)
Screening shall be designed to be an integral part of the building’s
architectural design and give the impression that it is something
other than a mechanical screen.
F.
Wall- or roof-mounted lighting.
(1)
Full cutoff light fixtures are required at each entrance.
(2)
The design, color, height, location, and light quality of all
on-building light fixtures shall be consistent throughout the entire
site, unless the building is divided into individual components; in
such case, all on-building light fixtures shall be consistent within
each individual component.
(3)
All entrances shall be lit after sunset. The minimum illumination
at each entrance shall be 1.0 footcandles.
A.
Architectural design.
(1)
Buildings shall be designed to provide interest and variety;
flat, unadorned walls shall be avoided.
(2)
Buildings shall be oriented so as to face the road with the
highest traffic volumes. This requirement shall not apply to buildings
with frontage on state or federal highways, unless there is direct
access from the development to the highway.
(a)
If a visitor, office, and/or customer entrance component is
included in the building, such space(s) shall be clearly defined and
accentuated through the use of detailing, windows, distinctive materials
and/or colors, projections or recesses, or other architectural features
as deemed appropriate by the Building/Zoning Inspector.
B.
Exterior materials. Industrial buildings shall be clad in Class I,
II or III materials. Certain Class IV materials are also acceptable
as noted.
(1)
For all facades facing a public street, a minimum of 15% of
the facade shall be composed of Class I building materials.
(a)
This requirement may be reduced to 10% of the facade provided
that other elements are incorporated into the building and site design,
such as facade articulation, increased landscaping, or other improvements
approved by the Building/Zoning Inspector.
(2)
Smooth-faced/nondecorative block may be used as deemed appropriate
by the Building/Zoning Inspector.
(3)
Concrete panels (tilt-up/precast) may be used if they are part
of a palette of permitted materials or if they incorporate horizontal
and vertical articulation including, but not limited to, changes in
color or texture.
(4)
EIFS and similar material shall only be used above the ground
floor.
(5)
Nondecorative metal panels may be used as deemed appropriate
by the Building/Zoning Inspector.
(a)
In the RH-35, LI, BP, MI, HI, IOS, IOC, AO, FG, and EX zoning
districts, visible exterior fasteners shall be the same color as the
attached wall for any principal or accessory building visible from
a public street.
(b)
In all other zoning districts, exterior wall fasteners shall
be fully concealed from view.
(6)
Materials of comparable quality may be substituted for any class
of material or be used as a decorative element if the material can
be removed or replaced with a permitted exterior material, as determined
by the Building/Zoning Inspector.
C.
Mechanical and exterior building systems.
(2)
Drainage pipes on exterior walls shall match or be complementary
to the color of the roof and wall onto which they are mounted.
(3)
Building-mounted equipment.
(a)
Building-mounted equipment installed on the facade visible from
an adjacent public right-of-way or residential district must be disguised
or screened in one of the following ways:
[1]
Architecturally compatible with the primary structure
to which the equipment is attached. Screening materials shall be identical
to or substantially similar to the materials used on the building
facade to which the equipment is attached.
[2]
Incorporated as part of the building wall and/or
flush-mounted so as not to project beyond the main plane of the facade.
[3]
Consistent with the color of the structure to which
the equipment is attached.
(4)
Roof-mounted equipment. Roof-mounted equipment visible from
an adjacent public right-of-way or residential district shall be screened,
preferably by parapet walls. Other acceptable screen types shall be:
(a)
Architecturally compatible with the primary structure to which
the equipment is attached. Screening materials shall be identical
to or substantially similar to the materials used on the building
facade to which the equipment is attached.
(b)
Consistent with the color of the structure to which the equipment
is attached.
(c)
Designed to be an integral part of the building’s architectural
design and give the impression that it is something other than a mechanical
screen.
Downtown Historic Mixed-Use District (DHMU) Design Standards. See § 300-2.33 for additional requirements for this district.
A.
Purpose. This district is intended to implement the urban design
recommendations of the Comprehensive Plan, by preserving and enhancing
the historical quality of the downtown, and by attaining a consistent
visually pleasing image for the downtown area, as defined by the mapped
boundaries of the Downtown Historic Mixed-Use District.
B.
Applicability. The regulations of this section shall apply to new
development and changes to the exterior of any building within the
mapped boundaries of the Downtown Historic Mixed-Use District.
C.
Review and approval.
(1)
There are three categories of review in this district:
(a)
Renovation review (renovation of the exterior appearance of
a property such as repainting, re-roofing, residing or replacing with
identical colors, finishes, and materials).
(b)
Design alteration review (change only in the exterior appearance
of a nonresidential or multifamily property such as painting, roofing,
siding, architectural component substitution, fencing, paving, or
signage).
(c)
Project review (modification to the physical configuration of
a property such as the erection of a new building, the demolition
of an existing building, or the addition or removal of bulk to an
existing building).
(2)
Plan Commission review and approval may be required. The three categories and procedural requirements for review and approval are described fully in § 300-10.44.
(4)
Designated historic structures. These regulations are separate and in addition to requirements related to changes to local, state, and national landmarks and properties, and as regulated by the Historic Preservation Ordinance (Chapter 151 of the City of Jefferson Municipal Code). Prior to taking action, the Plan Commission shall consult with the Historic Preservation Commission for all properties designated as historic, contributing to a historic district, or considered by a study or survey to be eligible for listing on a local, state, or national register.
D.
Design theme. The design theme for the Downtown Historic Mixed-Use
District is based on its historical, pedestrian-oriented development
pattern that incorporates retail, residential, and institutional uses.
Building orientation and character includes minimum setbacks at the
edge of the sidewalk, multi-story structures, use of alleys for access,
and on-street or other off-site parking. The design theme is characterized
by a variety of architectural styles popular at the time, including
Italianate, Romanesque, and Neoclassical, in a two- or three-story
format with office, storage, or residential located over commercial.
The facades of these buildings have a traditional main street storefront
appearance, are relatively small in scale, have street yard and side
yard setbacks of zero feet, have prominent horizontal and vertical
patterns formed by regularly spaced window and door openings, detailed
cornice designs, rich detailing in masonry coursing, window detailing
and ornamentation, and are predominately brick, stone, or wood. Exterior
building materials are of high quality. Exterior appurtenances are
minimal. Exterior colors are harmonious, simple, and muted. Exterior
signage blends, rather than contrasts, with buildings in terms of
coloring (complementary to building), location (on-building), size
(small), and number (few).
|
Figure 300-7.50a
Architectural Components
 |
E.
Design standards for project review (new construction, building additions,
and building alterations).
(1)
The design standards contained in this Subsection shall apply
to all changes meeting the criteria for Project Review (including
all new buildings, building additions, and new building appurtenances).
Such activities shall correspond to the following:
(a)
The following requirements for building setback; height; building
mass; horizontal rhythms (created by the placement and design of facade
openings and related elements such as piers, columns); vertical rhythms
(created by the placement and design of facade details such as sills,
transoms, cornices and sign bands); roof forms; exterior materials;
exterior surface features and appurtenances; exterior colors; exterior
signage; on-site landscaping; exterior lighting; parking and loading
area design; and the use of screening.
(2)
Building setback. Throughout the district, the setback of buildings from street yard and side yard property lines shall be compatible with existing buildings in the immediate area which conform to the design theme described in Subsection D above, as determined by the Plan Commission. Any building exceeding five stories must provide a fifteen-foot to twenty-foot stepback from the facade above the fifth story and must incorporate facade articulation if greater than 40 feet in width.
(3)
Building height.
(a)
Throughout the district, the height of buildings shall be compatible
with existing buildings in the immediate area which conform to the
design theme described in Subsection D(1) above, as determined by
the Plan Commission.
(b)
Buildings shall not be more than two stories taller than the
height of a building of similar use on one of the immediately adjoining
properties. See Figure 300-7.50b. Taller building heights may be approved
by conditional use permit.
|
Figure 300-7.50b
Building Height Example
 |
(4)
Building mass.
(a)
Throughout the district, the mass of buildings shall be compatible
with existing buildings in the immediate area which conform to the
design theme described in Subsection D(1) above, as determined by
the Plan Commission.
(b)
The characteristic proportion (relationship between facade height
and width) of the design theme shall be maintained.
(c)
Building mass for large structures (with a facade area exceeding
5,000 square feet) shall be disguised through the use of facade articulations,
or through the use of exterior treatments which give the impression
of directly adjoining individual buildings, as determined by the Plan
Commission.
(5)
Horizontal rhythms. The horizontal pattern of exterior building elements formed by patterns of building openings for windows and doors, and related elements such as piers and columns shall be spaced at regular intervals across all visible facades of the building, and shall be compatible with those of existing buildings in the immediate area which conform to the design theme described in Subsection D above, as determined by the Plan Commission.
(6)
Vertical rhythms. The floor heights on main facades shall appear visually in proportion to those of adjoining buildings. The rhythm of the ground floor shall harmonize with the rhythm of upper floors. The vertical pattern of exterior building elements formed by patterns of building openings for windows and doors, and related elements such as sills, headers, transoms, cornices and sign bands shall be compatible in design and elevation with those of existing buildings in the immediate area which conform to the design theme described in Subsection D above, as determined by the Plan Commission.
(7)
Roof forms. Flat or gently sloping roofs which are not visible from the street shall be used. Mansards or other exotic roof shapes not characteristic of the design theme described in Subsection D above, as determined by the Plan Commission, shall not be used. See Figure 300-7.50c.
|
Figure 300-7.50c
Roof Forms
 |
(8)
Exterior materials. Selected building materials shall be compatible with those of existing buildings within the same block-face which conform to the design theme described in Subsection D above, a determined by the Plan Commission.
(a)
Masonry. Stone or brick facing shall be of even coloration and
consistent size. Cinder block, concrete block, concrete slab, or concrete
panel shall not be permitted.
(b)
Siding.
[1]
Wood, thin board texture vinyl, fiber cement, or textured metal clapboard siding may be appropriate, particularly if the proposed non-masonry exterior was used on a building which conforms to the design theme described in Subsection D above, as determined by the Plan Commission.
[2]
Clapboard or board and batten may be appropriate in certain instances where used on the existing structure within the same block-face which conforms to the design theme described in Subsection D above, as determined by the Plan Commission.
[3]
Class IV materials are prohibited.
(c)
Glazing. Clear, or slightly tinted glass or related glazing
material shall be used. Mirrored glass, smoked glass, or heavily tinted
glass shall not be permitted, unless needed in a special situation
as determined by the Plan Commission.
(9)
Exterior surface. Exterior surface appurtenances shall be compatible with those of existing buildings in the immediate area which conform to the design theme described in Subsection D above, as determined by the Plan Commission.
(a)
The traditional storefront design theme (characterized by strong
horizontal and vertical rhythms formed by building openings, windows,
and transom windows) shall be employed for all new nonresidential
buildings. Ground floors consisting entirely of residential or office
uses shall be exempt from this requirement.
(b)
Throughout the district, avoid cluttering building facades with
brackets, wiring, meter boxes, antennae, gutters, downspouts and other
appurtenances. Unnecessary signs shall also be avoided. Where necessary,
such features shall be colored so as to blend in, rather than contrast,
with the immediately adjacent building exterior. Extraneous ornamentation
which is inconsistent with the design theme described in Subsection
(d) above, as determined by the Plan Commission, is also prohibited.
(10)
Awnings and marquees. Awning and marquee size, color and placement
shall complement the architectural character of the building, as determined
by the Plan Commission.
(11)
Exterior lighting. On-building exterior lighting shall be compatible and harmonious with the design theme described in Subsection D above, as determined by the Plan Commission.
(a)
On-building lighting. The design, color, height, location, and
light quality of all on-building light fixtures shall be consistent
for all light fixtures.
(12)
Signage. All signage existing upon the adoption date of this chapter, which does not comply with the standards of Article IX: Signage, may be continued as long as it is well maintained.
(a)
The maintenance of such legal nonconforming signs shall be limited
to repair of the sign structural or lighting elements, and to the
repainting or replacement of the sign face with identical new material,
and original appearance.
(b)
Should a change in material or original appearance be desired,
the legal nonconforming sign shall be removed.
(c)
Sign size, color and placement shall complement the architectural
character of the building, as determined by the Plan Commission.
(13)
Cleaning. Structural components and exterior materials shall
be cleaned when necessary, and with only the gentlest possible methods.
F.
Design standards for design alteration review and renovation review
(changes to the exterior appearance of a property).
(1)
Applicability. The design standards contained in this subsection
shall apply for the following changes to the exterior of a property:
(a)
All changes meeting the criteria for design alteration review
(including painting, roofing, siding, architectural component substitution,
fencing, paving, and signage).
(b)
All changes meeting the criteria for renovation review (including
repainting, re-roofing, residing, or replacing with identical colors,
finishes, and materials).
(2)
In general. Buildings shall be restored relying on physical evidence (such as photographs, original drawings, and existing architectural details) as much as possible, in keeping with the design theme described in Subsection D above, as determined by the Plan Commission.
(3)
Exterior materials and surface features. Materials and features
identical to the original exterior materials and surface features
shall be used. If replacement with identical materials and features
is not possible, other features and materials may be used, provided
they are compatible with the design and style of the building, as
determined by the Plan Commission.
(4)
Windows and doors. The size, proportion, and rhythm of original
windows and doors shall not be altered.
(a)
Original window and door openings shall not be blocked. Where
now blocked, blocked window and door openings shall be restored where
possible.
(b)
Window and door features, including lintels, sills, architraves,
shutters, pediments, hoods and hardware, shall be preserved where
possible.
[1]
If preservation is not possible, as determined
by the Plan Commission, window and door features shall be replaced
with identical features and materials. If replacement with identical
features and materials is not possible, other features and materials
may be used, provided they are compatible with the design and style
of the building, as determined by the Plan Commission.
[2]
Dark frames (i.e., anodized bronze) shall be used
to replace storefront and upper story windows.
[3]
Clear aluminum finishes and mill finish aluminum
storm windows are prohibited.
[4]
If shutters are proposed, real, functional shutters
or shutters that are the same dimensions as real, functional shutters
(as opposed to purely decorative shutters) shall be used.
(5)
Storefronts. Storefronts shall fit inside the original shop
front in terms of all three dimensions (vertical, horizontal and front
to back articulation).
(a)
Display windows shall be restored to their original appearance.
(b)
The configuration of display windows shall be substantially
similar to the original configuration. This provision shall be construed
to prohibit garage doors and bay windows when they were not part of
the original building design.
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Figure 300-7.50d
Storefronts
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(6)
Entrances, porticos, and porches. Original porches, and steps
shall be retained, except as required to meet accessibility standards.
Porches, porticos, steps, and related enclosures which do not comply
with the architectural design theme, as determined by the Plan Commission,
shall be removed. See § 300-4.40(5) for ramp requirements.
(7)
Roofs. The original roof shape and character of visible materials shall be retained. Original architectural features which give the roof its essential character, including dormer windows, cupolas, cornices, brackets, chimneys and weather vanes, shall be preserved if in keeping with the architectural design theme described in Subsection D above, as determined by the Plan Commission.
