B.
All exterior facades for a main building or structure, excluding glass windows and doors, in the O, DTR, NS, R, DTC, C, and CC Districts shall be constructed of 100 percent masonry as defined in article 3, division 2. The use of stucco and EIFS are only permitted as secondary or accent materials.
1.
The
Town Council, after recommendation by the Planning and Zoning Commission,
may grant an exception to the foregoing exterior façade and
design requirements, based upon consideration of the criteria listed
in subpart 2, below.
2.
In
considering an exception to the exterior façade requirements,
the Planning and Zoning Commission and Town Council may consider whether
a proposed alternate material:
a.
Is
a unique architectural expression;
b.
Includes
unique building styles and materials;
c.
Is
consistent with high quality development;
d.
Is
or would be visually harmonious with existing or proposed nearby buildings;
e.
Has
obvious merit based upon the quality and durability of the materials;
and
f.
Represents
an exterior building material that is in keeping with the intent of
this chapter to balance the abovementioned objectives.
3.
Any
exterior façade exception shall be considered in conjunction
with a preliminary site plan or site plan application.
C.
Permitted
primary exterior materials are clay fired brick, natural, precast,
and manufactured stone, granite, and marble. Architectural concrete
block, split face concrete masonry unit, and architecturally finished
concrete tilt wall may be used for big box uses.
D.
Secondary
materials used on the façade of a building are those that comprise
a total of ten percent or less of an elevation area. Permitted secondary
materials are all primary materials, aluminum or other metal, cedar
or similar quality decorative wood, stucco, and high impact exterior
insulation and finish systems (EIFS). Stucco and EIFS are only permitted
a minimum of nine feet above grade.
E.
No single
material shall exceed 80 percent of an elevation area. A minimum of
20 percent of the front façade and all facades facing public
right-of-way shall be natural or manufactured stone. A minimum of
ten percent of all other facades shall be natural or manufactured
stone.
F.
All
buildings with a footprint of less than 10,000 square feet and located
100 feet or less from a residential zoning district shall incorporate
a pitched, gabled, mansard, hipped, or otherwise sloped roof. All
sloped roofs shall have a six in 12-inch minimum slope. All buildings
with a footprint of less than 10,000 square feet and located 100 feet
or greater from a residential zoning district shall incorporate a
pitched, gabled, mansard, hipped, or otherwise sloped roof, or a flat
roof with an articulated parapet wall or cornice. Wood shingles are
prohibited. Composition shingles are allowed provided they have architectural
detail and a minimum 30 year life.
G.
All
buildings with a footprint of 10,000 square feet and greater shall
incorporate sloped roof elements including, but not limited to pitched
roofs on towers or arcades, sloped awnings, sloped parapets. Flat
roofs are permitted with an articulated parapet wall or cornice in
place of the required sloped roof elements. The sloped elements shall
be provided along a minimum of 60 percent of each wall's length. All
sloped roof elements shall have a six in 12-inch minimum slope. Wood
shingles are prohibited. Composition shingles are allowed provided
they have architectural detail and a minimum 30 year life.
H.
All
buildings shall be designed to incorporate a form of architectural
articulation every 30 feet, both horizontally along each wall's length
and vertically along each wall's height. Acceptable articulation may
include the following:
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Canopies, awnings, or porticos;
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Recesses/projections;
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Arcades;
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Arches;
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Display windows, including a minimum sill height of 30 inches;
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Architectural details (such as tile work and moldings) integrated
into the building facade;
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Articulated ground floor levels or base;
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Articulated cornice line;
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Integrated planters or wing walls that incorporate landscape
and sitting areas;
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Offsets, reveals or projecting rib used to express architectural
or structural bays; or
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Varied roof heights;
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I.
All
buildings shall be designed to incorporate a form of window articulation.
Acceptable articulation may include the following:
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Detailed/patterned mullions
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Glass depth from wall min. eight inches
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Projected awnings/sunshades
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Water table in lieu of floor to ceiling glass
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Articulated lintel (i.e. soldier course in brick or material
change EIFS or cast stone with min. ½" projection)
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Articulated sill (i.e. soldier course in brick or material change
EIFS or cast stone with min. ½" projection)
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Cast stone surrounds on entire window
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J.
All
buildings constructed primarily of brick shall incorporate a form
of brick patterning (excluding typical traditional brick patterning,
i.e. Running Bond). Acceptable patterning may include those represented
below, or similar subject to approval by the Director of Development
Services:
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K.
All
buildings shall be architecturally finished on all four sides with
same materials, detailing, and features except the rear if two rows
of trees are planted on the perimeter behind the building. In this
case, the architectural finish must match the remainder of the building
in color only. A double row of trees on offset 50 foot centers in
a 15-foot landscape edge, where 50 percent of the trees are canopy
evergreen trees. This is for facades that are not visible from public
streets and apply to anchor buildings and attached in line spaces
only. This provision does not apply to "out" buildings or pad sites.
L.
Windows
shall have a maximum exterior visible reflectivity of ten percent.
The intent of this provision is to prevent the safety hazard of light
reflecting from the windows on to adjacent roadways.
M.
All
retail/commercial buildings with facades greater than 200 feet in
length shall incorporate wall plane projections or recesses that are
at least six feet deep. Projections/recesses must be at least 25 percent
of the length of the facade. No uninterrupted length of facade may
exceed 100 feet in length. This requirement does not apply to building
developed and occupied entirely for office uses.
N.
All
buildings within a common development, as shown on a preliminary site
plan, shall have similar architectural styles, materials, and colors.
1.
Conceptual
facade plans and sample boards shall be submitted with the preliminary
site plan application for all non-residential uses. The purpose of
the conceptual facade plan is to ensure consistency and compatibility
for all buildings within a single development. Facade plans will be
used only to ensure minimum standards are met.
2.
A final facade plan and sample boards shall be submitted with the final site plan application for all non-residential uses. Facade plans will be used only to ensure minimum standards are met. Façade plans shall be reviewed and approved by the Director of Development Services or his/her designee. The applicant may appeal the decision to the Planning and Zoning Commission and Town Council using the appeal procedure in article 4, division 1 of this Ordinance.
O.
All
primary and secondary exterior building materials (exclusive of glass)
shall be of natural texture and shall be neutrals, creams, or other
similar, non-reflective earth tone colors. Bright, reflective, pure
tone primary or secondary colors, such as red, orange, yellow, blue,
violet, or green are not permitted.
P.
Corporate identities that conflict with the building design criteria shall be reviewed on a case-by-case basis and approved by the Director of Development Services or his/her designee. The applicant may appeal the decision to the Planning and Zoning Commission and Town Council using the appeal procedure in article 4, division 1 of this Ordinance.
Q.
Exposed
conduit, ladders, utility boxes, and drain spouts shall be painted
to match the color of the building or an accent color. Natural metal
finishes (patina) are an acceptable alternative to paint.
R.
Unclassified
non-residential uses (i.e. amenity centers) which are permitted in
residential districts shall develop in accordance with the office,
retail, restaurant, service, automobile, and commercial development
standards.
T.
Downtown
development standards are as follows:
1.
In
the DTR and DTC Districts, an articulated parapet wall or cornice
may be used in place of the sloped roof as required in § 4.8.2(E)
and (F) above.
2.
In
the DTR and DTC Districts, all windows shall include a minimum sill
height of 18 inches.
3.
In
the DTO District, cementatious fiber board may be used on up to 90
percent of a structure.
4.
Roof
pitches of a main building or structure in the DTO District shall
meet the following:
a.
A
minimum of 65 percent of the surface area of composition roofs shall
maintain a minimum roof pitch of 8:12.
b.
A
minimum of 75 percent of the surface area of clay tile, cement tile,
slate or slate products, or metal roofs shall maintain a minimum roof
pitch of 3:12.
c.
Wood
roof shingles are prohibited.
