The purpose and intent of the Downtown Overlay District is to promote and encourage orderly redevelopment while fostering the revitalization of historic structures and their architectural elements within the downtown area. The district aims to strike a balance between conserving the rich historical fabric of the community while facilitating innovative and sustainable development. The overlay identifies architectural and design qualities that define the downtown and proposes standards to ensure compatibility of new and infill projects with existing development. The criteria are intended to elicit high quality materials, enhance pedestrian experience, an appropriate scale, and a development pattern that effectively implements the city's planning and visioning documents. Specifically:

1.

Implement the City of Auburn's 2023—2028 Comprehensive Plan to achieve specific land use and design objectives.

2.

Accommodate mixed-use buildings and developments with neighborhood-serving retail, service and other uses on the ground floor and residential units above the nonresidential space.

3.

Encourage rehabilitation and re-use of existing historic buildings, where feasible.

4.

Promote new infill residential development for all ages that would be attainable by a variety of households.

5.

Promote new infill nonresidential development in a planned format.

6.

Encourage development that exhibits the physical design characteristics that promotes pedestrian oriented storefront-style shopping.

7.

Encourage historic styles as the basis of future development, both infill and new development.

8.

Promote the health and well-being of residents by encouraging physical activity, alternative transportation modes and greater social interaction.

(Ord. No. 24-018, § Exh. A, 11-21-24)

The Downtown Overlay District shall apply to properties within the Overlay District of the City of Auburn. The regulations of the overlay district either supplement or replace the regulations of the underlying zoning district, as described herein. The district boundaries shall be as established on the Official Zoning Map. For lots that are split by the Overlay District line, acreage majority within the district will determine inclusion within the Downtown Overlay District boundary, thus subject to these regulations. In the event of any conflict between the provisions of this chapter and any other provision, the provisions of this chapter shall control.

(Ord. No. 24-018, § Exh. A, 11-21-24)

The principal uses of land and structures which are allowed in the Auburn Downtown Overlay District are as provided below. All permitted and prohibited uses are subject to the limitations and standards contained within this Chapter 17.91.

(Ord. No. 24-018, § Exh. A, 11-21-24)

Within the adopted downtown overlay district, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for uses permitted in the following list:

Residential Uses:

1.

Dwellings, to include:

a.

Renovation and/or reconstruction of existing single-family detached homes.

b.

New construction single-family detached, single-family attached, duplexes, mixed-use residential, multi-family residential and residential over commercial or office.

Institutional Uses:

1.

Public buildings, uses and facilities.

2.

Place of Worship. Uses such as churches, synagogues, temples, and mosques.

3.

Cultural facility or exhibit. To include museums and libraries.

4.

Educational service. Public or private educational institutions offering general education courses, including nursery schools and kindergartens.

5.

Community center.

6.

Daycare facility. Uses provided care and supervision for children or adults away from their primary residence for less than twenty-four hours per day and provided it complies with all state day care and health department requirements.

7.

Utility facility. Infrastructure services such as high-voltage electric substations, utility-scale power generation facilities, and utility-scale water storage facilities provided they comply with the following regulations:

a.

Any building or structure, except a surrounding fence, shall be set back at least thirty feet from any property line.

b.

The facility shall be either completely surrounded by a woven wire fence at least eight feet high or shall be enclosed within a building.

c.

The facility shall be furnished with a planted buffer not less than ten feet wide to create an effective visual screen on all sides.

d.

The facility may not be used for the storage of vehicles or equipment.

Commercial Uses:

1.

Eating and Drinking. Examples include restaurants and breweries or brew pubs.

2.

Financial Service. To include banks, credit unions, brokerage, and investment services.

3.

Medical Service. Provided that these service uses are performed in an office setting with no overnight care. Typical uses include offices of physicians, dentists, psychiatrists, psychologists, physical therapists, and chiropractors.

4.

Personal Service. Uses that provide personal support and improvement services. Typical uses include barbers, salons, travel agencies, and day spas.

5.

Studio or Instructional service. For individual or small group instruction or training in fine arts, music, drama, fitness, language, or similar activities.

6.

Consumer Maintenance and Repair Service. Uses that provide maintenance, cleaning, and repair services for consumer goods on a site. Typical uses include laundry and dry-cleaning pick-up shops, tailors, shoe repair, picture framing shops, locksmiths, electronics repair shops, and similar establishments.

7.

Retail Sales. Uses involving the sale, lease, or rental of new or used goods to the ultimate customer. Examples include drug stores, department stores, camera shops, bike and hobby shops, sporting goods, bookstores, gift shops, jewelry stores, and specialty shops

8.

Office. Uses that focus on providing executive, management, administrative, and professional uses other than those included in the medical service use category.

9.

Sports and Recreation. To be indoor facilities where participant sports and recreation uses are conducted entirely within buildings.

10.

Gasoline station and convenience store, without service bays, fronting Highway 8, provided no more than two such uses may be permitted per eighteen thousand in city population. At no time shall the number of licenses issued by the city permitting the number of gasoline stations and convenience stores within the Downtown Overlay District exceed the number found as a result of dividing the total population of the city, as found in the most recent population estimates published by the United States Bureau of the Census, by the whole number eighteen thousand. If the number resulting from the division required by this subsection is a number other than a whole number (for example 2.75) then said number will be adjusted downward to the next whole number where it will remain until the population increases to such an extent which would cause said number to equal or exceed the next higher whole number. Notwithstanding the foregoing, the number of licenses permitted by this section shall never be less than two.

(Ord. No. 24-018, § Exh. A, 11-21-24)

The following uses shall not be permitted in the Auburn Downtown Overlay District:

1.

Pawnshops and check cashing establishments.

2.

Adult entertainment establishments.

3.

Automotive sales or rentals.

4.

Automotive repairs.

5.

Billiard parlors and pool halls.

6.

Animal services, including stables.

7.

Boat storage or sales.

8.

Car washes.

9.

Shooting galleries, firearm, and archery ranges.

10.

Firearms dealers.

11.

Modeling agencies.

12.

Massage parlors.

13.

Bathhouses.

14.

Flea markets.

15.

Junk stores or scrap sales.

16.

Hypnotists, palm readers, or fortune tellers.

17.

Labor pools.

18.

Tattoo parlors or shops.

19.

Body piercing parlors or shops.

20.

Data centers and bitcoin mining facilities.

21.

Vape or Hookah Shops.

22.

Tobacco Shops.

23.

Dental Labs.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Temporary Outdoor Sales of Merchandise.

1.

Any applicant for a permit for temporary outdoor sales of merchandise shall demonstrate compliance with the regulations of this section through an annual permit obtained from the planning department as an occupational tax certificate.

2.

The following temporary uses are allowed on properties within the Auburn Downtown Overlay District:

a.

The sale of fruits or vegetables not to exceed a period of six months.

b.

Charitable or nonprofit events not to exceed four days.

c.

Holiday sales between October fifteenth and January first.

d.

The sale of any items in association with an existing business located on the premises as a principal use (i.e., sidewalk, parking lot, or tent sales) not to exceed twenty days.

3.

Temporary sales activities are subject to the following regulations:

a.

No such temporary outdoor sales of merchandise may be conducted on public property, within any public right-of-way, and no display or sales area may block safe pedestrian movement.

b.

Tents may be used in conjunction with temporary sales activities for a maximum of five days over a one-month period.

c.

No operator, employee, or representative may solicit directly to the motoring public.

d.

No temporary outdoor sales may be located fully within or encroach any drainage easement, public sidewalk or right-of-way, required parking spaces, fire lanes, designated loading areas, driveways, maneuvering aisles, or ADA minimum sidewalk width within private sidewalks or other areas intended for pedestrian movement.

B.

Temporary Stage or Tent.

1.

Temporary stages require the review and approval of a building permit.

2.

Tents over four hundred square feet require the review and approval of a building permit.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Applicability. The building design regulations within this section shall apply to all buildings in the Downtown Overlay district that are used for single-family residential purposes, applied to the following housing types:

1.

Dwelling, single-family detached.

2.

Dwelling, attached (townhomes).

3.

Dwelling, duplex.

B.

Applicable Facades. The building design regulations apply to all facades visible from the street, facing streets, facing main parking lots, and adjacent to or visible from required open spaces, unless otherwise noted.

a.

Facades style shall be in accordance with one of the following architectural styles to better align with the historic nature of the downtown area:

i.

Victorian, Queen Anne.

1.

Massing and Composition. Queen Anne Victorian front facades are usually asymmetrical, fitted with a variety of bold textures, colors, and/or patterns. Where residential building types are residential use, symmetry is permitted.

2.

Walls and Facades. Wall and façade surfaces shall not be flat. Instead, textural materials, such as shingles (including patterned), half timbering, and decorative spindlework. Variation in form can be achieved through the use of features such as projecting bays and decorated gables.

3.

Porches and Stoops. Residential buildings usually include asymmetrical porches that often wrap around one or both sides of the home. Slender columns or turned post porch supports can be decorated with spindlework and/or other decorative wood trim. Stoops are not allowed on the principal façade.

4.

Roofing. Queen Anne buildings shall feature steeply pitched roofs with cross gables or large dormers.

5.

Windows and Doors. A variety of windows and doors may be appropriate, subject to approval during the plan review process.

6.

Additional Identifiable Features.

a.

Round or polygonal corner towers, typical of two story buildings.

b.

Prominent chimneys, occasionally decorative.

ii.

Victorian, Folk.

1.

Massing and Composition. Folk Victorian facades are typically simple in massing, featuring symmetrical facades, except when a front gable or wing is present, and generally follow a one to two-story structure height.

2.

Walls and Facades. Material changes should occur vertically in the structure, not horizontally. For instance, foundation walls should utilize stone, brick, or other comparable masonry.

3.

Porches and Stoops. Porches should include an even number of columns that are squared or turned. Stoops are not allowed on the principal façade.

4.

Roofing. Simple gable roofs are typical, but pyramidal roofs are also permitted.

5.

Windows and Doors. Windows and doors shall be aligned with openings between columns so that they are visible from the street and should be placed in a repetitive pattern along each building side. Windows shall be traditional single or double hung. Appropriate sash division should be 2-over-1, 2-over-2 or 4-over-1. Casement style windows may be used in accent locations. Windows with arched tops are not permitted.

6.

Additional Identifiable Features.

a.

Chimneys shall not be on the front façade.

iii.

Arts and Crafts (Craftsman).

1.

Massing and Composition. Craftsman or bungalow styles typically feature a square or rectangular floor plan and shall follow a one to one and one-half story structure height.

2.

Walls and Facades. Craftsman styles typically feature clapboard or wood shingles. Stone, brick, and/or stucco shall serve primarily as accent materials to achieve visual interest.

3.

Porches and Stoops. Porches are typically large front porches with heavy porch columns. Columns may be tapered, square, paired, or set upon stone or brick piers. Prominent gabled or shed roofed dormers are common; front facing gables should be on the front porch, a projecting dormer, or at the main roof line.

4.

Roofing. Craftsman buildings shall feature low pitched gable or hipped roofs.

5.

Windows and Doors. Windows shall be multi-pane. Windows with arched tops are not permitted.

6.

Additional Identifiable Features.

a.

Chimneys shall not be on the front façade.

b.

Overhanging eaves with exposed rafters or braces.

iv.

Art Deco.

1.

Massing and Composition. Art Deco styles typically feature a rectangular form and a sleek, linear appearance. The often appear monolithic with decorative motifs and can have either asymmetrical or symmetrical facades.

2.

Walls and Facades. Art Deco styles typically feature distinctive smooth finish walls and facades. Materials used to achieve this shall include stucco, concrete block, glazed brick, or mosaic tiles.

3.

Porches and Stoops. Traditional porches are not permitted.

4.

Roofing. Flat roofs are the only roof style permitted. Roofs are often decorated with parapets, spires, or tower-like constructs.

5.

Windows and Doors. Windows typically appear as strong openings in the walls, either square or round. Entrances are often surrounded with elaborate plasters and pediments, and door surrounds are often embellished with either reeding or fluting.

6.

Additional Identifiable Features.

a.

Decorative detailing can be either hand-crafted or machine-made decorations. Typically, they are geometric and feature patterns like triangular shapes, zigzags, chevrons, exaggerated curves, and floral patterns.

b.

Bright colors shall be used in moderation, for accent features.

v.

Alternative approved by the mayor and city council.

C.

Exterior Finish Materials.

a.

Exterior building materials shall be primarily brick, stone, other masonry, glass, wood, or cementitious fiberboard. Other materials such as vinyl may be used only as accent and trim materials.

b.

All exposed foundation walls on all sides of the building shall be faced with brick, stone, or marble.

c.

All brick, stone, or other masonry shall be full- or half-depth. Simulated veneer panels are prohibited. Simulated masonry that is individually stacked or applied are acceptable.

d.

Metal shall be permitted only as metal split seam roofing or as an architectural accent comprising a maximum of ten percent of any one façade. Acceptable metal materials are limited to architectural metal panels, architectural metal cladding, metal mesh, and perforated metal. Examples of metal materials not permitted include but are not limited to stock PEMB metal skins commonly referred to as 'R-panel' and sheet metal systems with exposed fasteners, except as required for perforated metal.

e.

Prohibited exterior materials include bare metal, aluminum siding, metal panels, plastic, and mirror glass.

D.

Architectural Requirements. Every single-family residential dwelling unit shall provide at minimum one feature from each of the following categories:

a.

Private outdoor space.

i.

Front porch (minimum thirty square feet in area).

ii.

Front-facing balcony (minimum fifty square feet in area).

iii.

Rear terrace (minimum one hundred square feet in area).

iv.

Rooftop terrace (minimum one hundred fifty square feet in area).

v.

Private yard space with at least one tree (minimum one hundred fifty square feet in area).

b.

Architectural projection.

i.

Projection window (bay or bow).

ii.

Turret.

iii.

Covered balcony or porch.

iv.

Alternative approved by mayor and city council.

c.

Roof element.

i.

Dormers.

ii.

Front gable or pediment.

iii.

Rooftop terrace.

iv.

Varied gable system.

v.

Cornice detailing.

vi.

Alternative approved by the mayor and city council.

d.

Unit or façade variation (required when more than five units front on a single block face in single-family attached dwellings).

i.

Change in brick/stone color or a change in masonry material.

ii.

Change in window composition.

iii.

Projection or recess of an architectural feature that is a minimum of five feet deep or fifteen feet tall (used to distinguish and separate façades vertically because of the significance of the projection).

iv.

Alternative approved by the mayor and city council.

e.

Recessed window systems. Window systems recessed from the façade of the building a minimum of one and three-quarters inches. This reveal shall be accomplished through the design of the window casing reveals and frames.

E.

Setbacks. The intention of this section is to encourage walkability and to promote construction closer to street rights of way than in other districts, so that the area increasingly demonstrates and retains a downtown character. The maximum front yard setback within the downtown overlay district shall be ten feet. The side yard setback may be zero where buildings meet applicable fire safety codes. In all other cases, the minimum side yard setback shall be five feet. The minimum rear yard setback shall be five feet.

F.

Building Height. Building height shall not exceed forty-five feet, or three stories. The minimum first floor height for developments along Fourth Avenue shall be fourteen feet.

G.

Landscaping. Landscaping shall comply with the provisions of Section 17.110.060, in addition to the standards described herein.

a.

On every site involving new development or redevelopment, a landscape plan shall be submitted for review and approval. The landscape installation shall be identical to the landscape plan approved by the mayor and council.

H.

Additional Site Requirements.

a.

Garage doors shall not take up more than forty percent of the linear width of any street facing façade and shall be offset from the front façade a minimum of five feet.

b.

All single-family attached buildings shall include a continuous street/sidewalk no less than four feet in width connecting front entrances of all dwellings.

c.

Front-loaded uses that have garages shall provide driveways at least twenty-five feet in depth, as measured from back of sidewalk to the garage door, sufficient to accommodate a passenger vehicle without any portion of the vehicle overhanging or obstructing adjacent sidewalks.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Applicability. The building design regulations of this section apply to all buildings in the Downtown Overlay District that are used for non-single-family residential purposes to include multi-family residential buildings, mixed use residential buildings, or residential over commercial buildings.

B.

Applicable Facades. The building design regulations apply to all facades visible from the street, facing streets, facing main parking lots, and adjacent to or visible from required open spaces, unless otherwise noted.

C.

Facades style shall be in accordance with one of the following architectural styles to better align with the historic nature of the downtown area:

i.

Victorian, Queen Anne.

1.

Massing and Composition. Queen Anne Victorian front facades are usually asymmetrical, fitted with a variety of bold textures, colors, and/or patterns. Where residential building types are residential use, symmetry is permitted.

2.

Walls and Facades. Wall and façade surfaces shall not be flat. Instead, textural materials, such as shingles (including patterned), half timbering, and decorative spindlework. Variation in form can be achieved through the use of features such as projecting bays and decorated gables.

3.

Porches and Stoops. Residential buildings usually include asymmetrical porches that often wrap around one or both sides of the home. Slender columns or turned post porch supports can be decorated with spindlework and/or other decorative wood trim. Stoops are not allowed on the principal façade.

4.

Roofing. Queen Anne buildings shall feature steeply pitched roofs with cross gables or large dormers.

5.

Windows and Doors. A variety of windows and doors may be appropriate, subject to approval during the plan review process.

6.

Additional Identifiable Features.

a.

Round or polygonal corner towers, typical of two story buildings.

b.

Prominent chimneys, occasionally decorative.

ii.

Victorian, Folk.

1.

Massing and Composition. Folk Victorian facades are typically simple in massing, featuring symmetrical facades, except when a front gable or wing is present, and generally follow a one to two-story structure height.

2.

Walls and Facades. Material changes should occur vertically in the structure, not horizontally. For instance, foundation walls should utilize stone, brick, or other comparable masonry.

3.

Porches and Stoops. Porches should include an even number of columns that are squared or turned. Stoops are not allowed on the principal façade.

4.

Roofing. Simple gable roofs are typical, but pyramidal roofs are also permitted.

5.

Windows and Doors. Windows and doors shall be aligned with openings between columns so that they are visible from the street and should be placed in a repetitive pattern along each building side. Windows shall be traditional single or double hung. Appropriate sash division should be two-over-one, two-over-two or four-over-one. Casement style windows may be used in accent locations. Windows with arched tops are not permitted.

6.

Additional Identifiable Features.

a.

Chimneys shall not be on the front façade.

iii.

Arts and Crafts (Craftsman).

1.

Massing and Composition. Craftsman or bungalow styles typically feature a square or rectangular floor plan and shall follow a one to one and one-half story structure height.

2.

Walls and Facades. Craftsman styles typically feature clapboard or wood shingles. Stone, brick, and/or stucco shall serve primarily as accent materials to achieve visual interest.

3.

Porches and Stoops. Porches are typically large front porches with heavy porch columns. Columns may be tapered, square, paired, or set upon stone or brick piers. Prominent gabled or shed roofed dormers are common; front facing gables should be on the front porch, a projecting dormer, or at the main roof line.

4.

Roofing. Craftsman buildings shall feature low pitched gable or hipped roofs.

5.

Windows and Doors. Windows shall be multi-pane. Windows with arched tops are not permitted.

6.

Additional Identifiable Features.

a.

Chimneys shall not be on the front façade.

b.

Overhanging eaves with exposed rafters or braces.

iv.

Art Deco.

1.

Massing and Composition. Art Deco styles typically feature a rectangular form and a sleek, linear appearance. The often appear monolithic with decorative motifs and can have either asymmetrical or symmetrical facades.

2.

Walls and Facades. Art Deco styles typically feature distinctive smooth finish walls and facades. Materials used to achieve this shall include stucco, concrete block, glazed brick, or mosaic tiles.

3.

Porches and Stoops. Traditional porches are not permitted.

4.

Roofing. Flat roofs are the only roof style permitted. Roofs are often decorated with parapets, spires, or tower-like constructs.

5.

Windows and Doors. Windows typically appear as strong openings in the walls, either square or round. Entrances are often surrounded with elaborate plasters and pediments, and door surrounds are often embellished with either reeding or fluting.

6.

Additional Identifiable Features.

a.

Decorative detailing can be either hand-crafted or machine-made decorations. Typically, they are geometric and feature patterns like triangular shapes, zigzags, chevrons, exaggerated curves, and floral patterns.

b.

Bright colors shall be used in moderation, for accent features.

v.

Alternate approved by the mayor and city council.

D.

Dumpsters. Dumpster and service areas shall be completely screened with landscaping, a fence, a wall, or a combination thereof and located to minimize the visibility from adjacent properties and rights-of-way.

E.

Exterior finish materials.

a.

Primary building materials.

i.

Primary building materials shall be used on at least seventy percent of any building façade, calculated on the basis of each individual façade.

ii.

Primary building materials include brick, including full-depth and half-depth masonry brick; stone, including unpainted natural stone, unpainted cast stone having the appearance of natural stone; and unpainted terracotta. Simulated veneers are prohibited.

b.

Secondary building materials.

i.

Secondary building materials may be used on up to thirty percent of any exterior building façade, calculated on the basis of each individual façade.

ii.

Secondary building materials include wood, including natural wood or cement-based artificial wood siding; shingles, including wood or cement-based shakes and shingle.

c.

Other Standards.

i.

Building materials, other than those expressly identified in this section, may be used on up to ten percent of any exterior building façade, provided they have not been prohibited by this section.

ii.

Material proportion calculations shall not include building foundations, window systems, and doors. Proportions are calculated on the basis of each individual façade.

iii.

Materials shall continue around the corner of the building onto façades not visible from the public street a minimum depth of one architectural bay.

iv.

Prohibited materials. Synthetic stucco, concrete masonry units (CMU), and vinyl are not permitted as exterior finish materials.

v.

Building façades shall be constructed of no more than three primary materials and/or colors. Additional materials may be used as secondary, trim, or accent materials.

1.

Exterior colors shall be compatible with the colors on adjacent buildings, subject to review by the planning commission. Proposed colors shall be specified on the site plan. Colors must be in accordance with the preset palette of accepted colors for the overlay district.

d.

Awnings. Awnings shall be permitted on buildings as follows:

i.

Structural awnings/canopies are encouraged at the ground level to enhance articulation of the building volumes.

ii.

The material of awnings and canopies shall be architectural materials that complement the building such as metal flashing and wood trim. Some fabrics may be allowed; however, vinyl is prohibited.

iii.

Awnings/canopies shall not be internally illuminated.

iv.

Awnings/canopies shall not exceed the length of fifty feet without a break.

v.

Awnings/canopies, when installed, shall extend a minimum of three feet and a maximum of five feet over the sidewalk or right-of-way, whichever is closer.

vi.

Awnings and canopies are not recommended adjacent to street trees and lighting.

vii.

Awnings shall be attached directly to the building, rather than supported by columns or poles.

F.

Building Articulation on Street Facing FaÇades. The ground story of all non-single-family residential façades fronting Fourth Avenue shall contain the following elements.

a.

Cornice/articulated floor line. The cornice visually separates one floor from the adjacent floor(s). The cornice can be articulated with a change of color, pattern, or material.

b.

Sign board. A sign board shall be an area between the cornice and window system where a wall sign is placed. The sign board shall be a minimum of two feet in height and shall extend the width of each architectural bay.

c.

Transom. Transoms are horizontally articulated windows located below the sign board. The window system shall extend the full width of the architectural bay or tenant space but may be separated by mullions and muntins consistent with the design aesthetic. Grilles are prohibited.

d.

Recessed entry. Recessed entries are important to the retail experience to protect the users from inclement weather, increase the amount of space in which to display merchandise, and to ease the transition of users to and from the public realm. Entryways shall be recessed from the plane of the shopfront façade a minimum of three feet.

e.

Display window. Display windows provide frames for retail users to display merchandise and contribute to the active and vibrant character along the historic street front. Display windows shall not be separated with mullions, muntins, or grilles.

f.

Bulkhead. Bulkheads shall be a minimum of eighteen inches in height and shall extend the full length of the architectural bay or tenant space.

g.

Fenestration. Fenestration proportions shall comply with standards in this section. Grilles, other faux features, and metal shopfront window systems are prohibited.

G.

Wall Projections. In order to avoid large expanses of flat (one-dimensional) exterior walls along sidewalks, building façades over fifty feet in length along a street, shall incorporate wall projections or recesses a minimum of twelve inches in depth. The combined length of such recesses and projections shall constitute at least twenty percent of the total façade length along the public street.

H.

Vertical Divisions. Each structure shall provide a minimum of one of the following to divide the façade into vertical divisions at increments no greater than one hundred feet as measured along the base of the façade.

1.

A change of façade material and window system from grade to roof; or

2.

Change of building height of at least one story; or

3.

A change in façade composition and/or architectural style from grade to roof; or

4.

An open space or pedestrian passage with a minimum width of ten feet and a minimum depth of thirty feet.

5.

Similar means intended to convey the impression of separate buildings.

6.

Change in color alone, window system alone, or setback alone, do not satisfy this requirement.

I.

Rooflines. Building roof lines along street-facing façades shall change at least once every two hundred feet of façade length. This change shall occur for a minimum length of twenty feet and be accomplished through at least one of the following:

a.

A change of roof parapet wall height and material.

b.

A change of roof cornice design.

c.

A change in the number of stories.

d.

A change in roof-shape.

J.

Blank Walls. Blank wall area applies to ground and upper story façades visible from a street (not including an alley) or open space.

a.

Blank wall area is measured in linear feet applied in both vertical and horizontal directions.

b.

There shall be no more than twenty feet of blank wall area.

c.

Blank wall area can be broken up or interrupted to meet these provisions with any one of the following interventions:

i.

Fenestration.

ii.

Substantial material change. Changing or alternating paint colors alone does not constitute a material change.

iii.

Façade articulation greater than twelve inches in depth.

iv.

Patterns and designs articulated with building materials.

v.

Vertical green walls, made of landscaped material specified for vertical, climbing growth.

K.

Residential Balconies.

a.

Where balconies are incorporated into the building design, they shall be integral to the façade.

b.

Balconies on stepped-back stories may be independently secured, extending from the façade as a cantilever.

c.

Juliet balconies are prohibited.

L.

Window Systems.

b.

A minimum of fifty percent of commercial façades and twenty-five percent of residential façades shall be covered with fenestration. Fenestration percentage is calculated based on façade area and by floor. The façade area used to determine fenestration is measured from the top of the finished door to the top of the finished floor above or top of a roof parapet.

c.

Fenestration requirements apply to façades that abut a public or private street (not including an alley), or a required open space.

d.

Glass used to satisfy fenestration requirements shall be unpainted, shall have a transparency (visible light transmission) higher than seventy percent and shall have an external reflectance of less than fifteen percent. Transparency and external light reflectance shall be established using the manufacturer's specifications.

e.

Glazed doors, window frames, sashes, mullions, and similar features that are integral to the window system count towards fenestration requirements. Opaque doors and windows do not.

f.

No shades, blinds, or other coverings are permitted on the ground floor fenestration of any non-residential building.

g.

Grilles, inoperable shutters, and other faux window treatments are prohibited.

h.

Window systems shall be recessed from the façade of the building a minimum of three inches. This reveal shall be accomplished through the design of the window casing reveals and frames.

M.

Setbacks. The intention of this section is to provide uniformity of development so that the downtown area retains its current character. The maximum front yard setback within the downtown overlay district shall be ten feet. The side yard setback may be zero where buildings meet applicable fire safety codes. In all other cases, the minimum side yard setback shall be five feet. The minimum rear yard setback shall be five feet.

N.

Building Height. Building height shall not exceed forty-five feet, or three stories. The minimum first floor height for developments along Fourth Avenue shall be fourteen feet.

O.

Landscaping. Landscaping shall comply with the provisions of Section 17.110.060, in addition to the standards described herein.

a.

On every site involving new development or redevelopment, a landscape plan shall be submitted for review and approval. The landscape installation shall be identical to the landscape plan approved by the mayor and council.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Applicability. New non-residential buildings shall be required to meet the design regulations of this section which apply to all buildings in the Downtown Overlay District that are used for non-residential purposes to include commercial buildings and mixed commercial buildings.

B.

Primary Frontage. Primary frontages must be constructed at the required build to line. Where there is required greenspace or open space between the proposed building and streetscape, the build to line may extend around said open space perimeter.

C.

Applicable facades. The building design regulations apply to all facades visible from the street, facing streets, facing main parking lots, and adjacent to or visible from required open spaces, unless otherwise noted.

a.

Facades style shall be in accordance with one of the following architectural styles to better align with the historic nature of the downtown area:

i.

Victorian, Queen Anne.

1.

Massing and Composition. Queen Anne Victorian front facades are usually asymmetrical, fitted with a variety of bold textures, colors, and/or patterns. Where residential building types are residential use, symmetry is permitted.

2.

Walls and Facades. Wall and façade surfaces shall not be flat. Instead, textural materials, such as shingles (including patterned), half timbering, and decorative spindlework. Variation in form can be achieved through the use of features such as projecting bays and decorated gables.

3.

Porches and Stoops. Residential buildings usually include asymmetrical porches that often wrap around one or both sides of the home. Slender columns or turned post porch supports can be decorated with spindlework and/or other decorative wood trim. Stoops are not allowed on the principal façade.

4.

Roofing. Queen Anne buildings shall feature steeply pitched roofs with cross gables or large dormers.

5.

Windows and Doors. A variety of windows and doors may be appropriate, subject to approval during the plan review process.

6.

Additional Identifiable Features.

a.

Round or polygonal corner towers, typical of two story buildings.

b.

Prominent chimneys, occasionally decorative.

ii.

Victorian, Folk.

1.

Massing and Composition. Folk Victorian facades are typically simple in massing and shall feature symmetrical facades. Front gables are not recommended for commercial buildings, unless it is a commercial house building type.

2.

Walls and Facades. Material changes should occur vertically in the structure, not horizontally. For instance, foundation walls should utilize stone, brick, or other comparable masonry.

3.

Porches and Stoops. Porches are only permitted for commercial house building types. Porches should include an even number of columns that are squared or turned. Stoops are not allowed on the principal façade.

4.

Roofing. Simple gable roofs are typical, but pyramidal roofs are also permitted. Flat roofs are recommended for shopfront and mixed-use buildings.

5.

Windows and Doors. Windows and doors shall be aligned with openings between columns so that they are visible from the street and should be placed in a repetitive pattern along each building side.

6.

Additional Identifiable Features.

a.

Chimneys shall not be on the front façade.

iii.

Arts and Crafts (Craftsman).

1.

Massing and Composition. Craftsman or bungalow styles typically feature a square or rectangular floor plan and shall follow a one to one and one-half story structure height.

2.

Walls and Facades. Craftsman styles typically feature clapboard or wood shingles. Stone, brick, and/or stucco shall serve primarily as accent materials to achieve visual interest.

3.

Porches and Stoops. Porches are only permitted for commercial house building types. Porches are typically large front porches with heavy porch columns. Columns may be tapered, square, paired, or set upon stone or brick piers. Prominent gabled or shed roofed dormers are common; front facing gables should be on the front porch, a projecting dormer, or at the main roof line.

4.

Roofing. Craftsman buildings shall feature low pitched gable or hipped roofs.

5.

Windows and Doors. Windows shall be multi-pane. Windows with arched tops are not permitted.

6.

Additional Identifiable Features.

a.

Chimneys shall not be on the front façade.

b.

Overhanging eaves with exposed rafters or braces.

iv.

Art Deco.

1.

Massing and Composition. Art Deco styles typically feature a rectangular form and a sleek, linear appearance. The often appear monolithic with decorative motifs and can have either asymmetrical or symmetrical facades.

2.

Walls and Facades. Art Deco styles typically feature distinctive smooth finish walls and facades. Materials used to achieve this shall include stucco, concrete block, glazed brick, or mosaic tiles.

3.

Porches and Stoops. Traditional porches are not permitted.

4.

Roofing. Flat roofs are the only roof style permitted. Roofs are often decorated with parapets, spires, or tower-like constructs.

5.

Windows and Doors. Windows typically appear as strong openings in the walls, either square or round. Entrances are often surrounded with elaborate plasters and pediments, and door surrounds are often embellished with either reeding or fluting.

6.

Additional Identifiable Features.

a.

Decorative detailing can be either hand-crafted or machine-made decorations. Typically, they are geometric and feature patterns like triangular shapes, zigzags, chevrons, exaggerated curves, and floral patterns.

b.

Bright colors shall be used in moderation, for accents.

v.

Alternate approved by the mayor and city council.

D.

Dumpsters. Dumpster and service areas shall be completely screened with landscaping, a fence, a wall, or a combination thereof and located to minimize the visibility from adjacent properties and rights-of-way.

E.

Street level façade. New non-residential development shall provide a street level façade that includes all of the following architectural features:

a.

A non-glass base or knee wall below all windows beginning at grade and extending to a point no less than eight inches but not more than twenty-four inches above the sidewalk area at the build-to line. Knee wall may be waived when directly abutting a private patio.

b.

A combination of glass display windows and doors covering a minimum of seventy-five percent of the area of the facade that is located along the build-to line at the ground floor of the building.

c.

Glass display windows shall be clear and provide visibility into the interior the building for minimum depth of two and one-half feet.

d.

Glass display windows shall be at least 8 feet tall, as measured from the sidewalk.

e.

Primary pedestrian entrances on the street facade shall be recessed a maximum of seven feet from the exterior façade. All other doors located along street frontage shall be of a character that matches with the surrounding downtown area.

f.

A glass transom located above glass display windows and the entry door shall be between twenty-four inches and thirty-six inches tall, no more or less.

g.

Provides no length of facade exceeding twenty feet without intervening glass display windows or glass doors.

h.

A sign band area located above the glass transom having a minimum height of thirty-six inches. The sign band area is the area between the top of the transom window and cornice line.

i.

A cornice line above the sign band a minimum height of eight inches.

j.

Street address numbers, a minimum of six inches in height, located above the primary pedestrian entrance.

k.

Finished ceiling height shall be a minimum of fourteen feet.

l.

Exterior height of single-story buildings shall be a minimum of eighteen feet as measured at top of parapet. Parapet shall enclose all sides of the roof.

F.

Setbacks. The intention of this section is to provide uniformity of development so that the downtown area retains its current character. The maximum front yard setback within the downtown overlay district shall be ten feet. The side yard setback may be zero where buildings meet applicable fire safety codes. In all other cases, the minimum side yard setback shall be five feet. The minimum rear yard setback shall be five feet.

G.

Landscaping. Landscaping shall comply with the provisions of Section 17.110.060, in addition to the standards described herein.

a.

On every site involving new development or redevelopment, a landscape plan shall be submitted for review and approval. The landscape installation shall be identical to the landscape plan approved by the mayor and council.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Applicability. Any existing or new streets within the Auburn Downtown Overlay District shall include a streetscape comprised of planting zone, sidewalk zone, and supplemental zone. These elements shall continue the full length of the new or improved street, continuous except for crossings for driveways and utilities.

Table 17.91.044 Downtown Streetscape Standards

[D1]: These roadways tend to be classified as Local Roads by GDOT. Designed to support mobility within new and established neighborhoods.

[D2]: These roadways tend to be classified as Local Roads by GDOT. Designed to support mobility among established neighborhoods and access to local goods and services.

[D3]: These roadways tend to be classified as Major or Minor Collectors by GDOT. Designed to support land access and circulation in mixed-use and in moderate density areas.

1.

The Planting Zone shall conform to the following standards:

a.

The planting zone is reserved for the placement of trees, street-lights, groundcover, utility poles, fire hydrants, traffic control boxes, waste receptacles or similar elements in a manner that does not obstruct pedestrian access or visibility.

b.

Street-lights are required in the planting zone. All light sources shall be shielded to prevent illumination spillover onto properties and shall be compliant with the International Dark Skies Association Standards and full cut-off. Street light poles and luminaires shall be subject to approval by the mayor and city council.

c.

Street trees are required in the planting zone. Street trees shall be planted no farther apart than fifty feet on center and shall be spaced at an equal distance from required street-lights.

d.

Street trees abutting parallel on-street parking spaces shall be aligned with the stripes of abutting parallel on-street spaces. Alternatively, if the abutting on-street spaces are angled rather than parallel, a curb stop shall be installed that ensure the car does not damage the tree trunk.

e.

Each street trees in the planting zone shall have a minimum area suitable for root growth of two hundred square feet or more and a suitable soil depth of three feet or more.

f.

Each street tree shall be at minimum fourteen feet tall and three-inch caliper at time of planting. Said trees shall be limbed to a height of at least seven feet.

g.

Each street tree shall be an overstory species from the following list:

i.

Red Maple

ii.

Sugar Maple

iii.

River Birch

iv.

Ginkgo (males only)

v.

Northern or Southern Red Oaks

vi.

Nuttal Oak

vii.

American Beech

viii.

Shumard Oak

ix.

Willow Oak

x.

Red Ash

h.

In the event that overhead utilities prohibit the planting of an overstory street tree, the affected overstory tree may be replaced with an understory tree from the following list:

i.

American Hornbeam

ii.

Eastern Hophornbeam

iii.

Eastern Redbud

iv.

Flowering Dogwood

v.

Southern Magnolia (Little Gem)

vi.

Sourwood

vii.

Serviceberry

viii.

Washington Hawthorne

ix.

Carolina Silverbell

x.

Witch Hazel

i.

The planting zone width in the Downtown Overlay shall be measured from the back of the curb to the start of the sidewalk zone as applicable per Table 17.91.044 Downtown Streetscape Standards.

j.

In the event that the planting zone cannot be accommodated as a result of a condition outside of the control of the applicant, the city planner, or their designee is authorized to approved one of the alternative design options listed in this section, in order to provide alternative accommodation for the required street trees and street-lights:

i.

Landscaped Bulb-Out Option. Street tree requirements may be met by planting the required trees in landscaped bulb-outs installed between on-street parking spaces on roads where on-street parking is permitted.

ii.

Sidewalk Cut Out Option. Street tree requirements may be met by increasing sidewalk width to a minimum ten feet along the full length of the streetscape and planting the required trees in sidewalk cut outs.

a)

Each sidewalk cut out shall offer a minimum area of thirty-two square feet.

b)

Each sidewalk cut out shall provide a minimum width of four feet and a minimum length of eight feet. The longer side shall run parallel to the street.

c)

Each sidewalk cut out shall be covered by mulch, gravel, ground cover or grass. Other cover types including grates shall require City Planner, or their designee approval.

iii)

Supplemental Zone Option. On streets abutting residential uses where it is necessary to relocate a required street tree to prevent roadway visibility issues or utility conflicts, the City Planner, or their designee may authorize relocation of said tree to the supplemental zone.

iv)

Where an alternative option approved, the City Planner, or their designee shall have final say as to the installation locations of required street-lights.

2.

The Sidewalk Zone shall conform to the following standards:

a.

Sidewalk width shall comply with Table 17.91.044 Downtown Streetscape Standards.

b.

Sidewalk Zone is reserved for the provision of a paved sidewalk designed to offer a cross slope of no more than three percent.

c.

The Sidewalk Zone shall offer an overhead pedestrian clearance of at least eight feet.

d.

Sidewalk width shall remain consistent along the full length of the streetscape but may taper as it crosses into new street classifications with Community Development Department approval. Tapering shall occur at a new block crossing, street, or driveway.

e.

Any paving including concrete, special or decorative paving shall continue across any intervening driveway.

3.

The Supplemental Zone shall conform to the following standards:

a.

Terraces, porches, stoops, and stairs may encroach into the Supplemental Zone if after the proposed encroachment there remains an unobstructed five-foot-wide portion of the supplemental zone available for pedestrian access.

b.

Terraces, porches, stoops, and stairs that encroach into the sidewalk clear zone shall have a maximum finished floor height of two feet above finished grade.

c.

Balconies on upper stories of multistory buildings and awnings for pedestrian entrances shall provide a minimum overhead clearance of eight feet above grade.

d.

Where abutting Residential uses, a minimum of forty percent of the horizontal area adjacent to the residences shall be landscaped.

e.

Where abutting Non-single family residential or Non-residential uses, a minimum of seventy-five percent of the horizontal area adjacent to the non-residential or mixed-use buildings shall be hardscaped.

f.

The City Planner, or their designee is authorized to reduce required supplemental zone width where planting zones are increased to a minimum width of ten feet to support outdoor dining.

4.

Maintenance. Any existing private street streetscape components, shall be maintained by the property owner in good repair and in safe and unobstructed condition.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Intent. Greenspace/open space is an area on a lot designated to be used for active or passive recreation. It is calculated as a percentage of total lot area. This section is intended to ensure adequate recreation and open space areas are available to residents and tenants. High quality greenspace will promote the health and well-being of residents by encouraging physical activity, pedestrian oriented design and amenities, and greater social interaction to advance the vision of the Auburn Downtown Overlay District and its intentions.

B.

Applicability.

1.

Every non-residential, mixed-use, and multi-family downtown development shall provide open space having a cumulative area of no less than ten percent of the total lot area. This shall be measured by multiplying the total lot area by the minimum greenspace / open space percentage specified in this section.

2.

Projects resulting in the construction of three or fewer single family detached dwelling units each upon their own single lot (i.e., infill development) or where the calculated required open space does not exceed four hundred square feet as a result of small lot size are exempt from greenspace / open space requirement.

3.

No portion of any detention facility or stream buffer may be credited towards satisfaction of the greenspace minimum.

4.

No portion of outdoor space may be placed within a required transitional buffer or stream buffer, except for multi-use paths or trails.

5.

The required open space shall be provided on site and shall meet the standards of either private greenspace or public greenspace below.

6.

No portion of the required streetscape may be credited towards open space minimums, except for those portions of supplemental zones abutting residential treatment which are located wholly upon private lots and functionally serve as yards.

7.

Greenspace must be constructed or dedicated as part of the first phase of construction, in an amount equivalent to the first phase proportion of the development.

C.

Private Greenspace.

1.

Private greenspaces are amenities which are generally reserved for use by building tenants and owners and which may not necessarily be accessible to the public. Examples include roof decks, pool amenity areas, pet care areas, court yards, yards, balconies or porches.

2.

Balconies or porches intended for single household use shall provide a minimum eight foot depth and minimum five foot width. Juliet balconies are not eligible for open space credit.

3.

Private greenspaces shall provide a minimum area of four hundred square feet of horizontal contiguous space.

4.

Common outdoor spaces shall provide overhead clearance of at least eight feet.

5.

Individual unit balconies or individual unit porches shall provide a minimum length of eight feet and minimum width of five feet. To receive credit for said balconies or porches, users must be

able to exit their unit completely by stepping onto an adjacent platform. Juliet balconies are not eligible to be credited towards open space minimums.

6.

Court yards shall not be enclosed by walls or fences for more than seventy-five of the perimeter of the greenspace and/or open space, with the exception of a wall or fence shorter than four feet tall.

7.

Enclosed or roofed accessory structures are permitted within courtyards provided enclosed or roofed structures do not occupy more than twenty percent of the total outdoor space.

8.

Common outdoor spaces shall be made available to all tenants of a building, at no cost, during the hours of operation of the building. The space may not be made permanently reserved or in any way exclude the tenant during the time it is required to be made available to all tenants.

D.

Pedestrian Outdoor Greenspace Standards.

1.

Pedestrian outdoor greenspace are amenities that are publicly accessible and located in close proximity to the public sidewalk. Examples include plazas, patios, paths, and trails.

2.

The finished floor or ground surface of a pedestrian space must be located either at the same grade as the pedestrian clear zone (see Section 17.91.044.A.2 Sidewalk Zone) or within the ground floor elevation minimums or maximums specified in the Zoning Ordinance.

3.

Pedestrian space shall abut and be directly accessible from the public sidewalk along the primary frontages.

4.

Pedestrian space cannot be separated from the sidewalk by any structure for more than forty percent of the width of the open space, with the exception of a wall or fence shorter than three feet tall.

5.

The façade facing the pedestrian space must meet storefront or residential treatment standards.

6.

Mechanicals and utility equipment shall not be located within a pedestrian open space or between a pedestrian space and an adjacent building façade.

E.

Additional Regulations.

1.

All single-family attached and duplex developments, in excess of two acres, shall be required to provide and maintain a minimum of twenty percent active greenspace that meets requirements of this chapter.

2.

Calculations for active greenspace/open space shall exclude required sidewalks and landscape strips but may include the following:

i.

Common square, green, or plaza improved for pedestrian use.

ii.

Active, non-commercial park.

iii.

Walking or bicycle trails.

iv.

Gardens.

v.

Alternate approved by the mayor and city council.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Applicability.

1.

Renovations, alterations, adaptations, additions, restorations, repairs, or other redevelopment of a structure, portions of a structure, or site, that was in existence prior to the adoption of this chapter, shall be subject to this section.

2.

Redevelopment projects require compliance with the current Zoning Code sections based on the scope of work triggers outlined in Table 17.91.050 Redevelopment Improvements.

3.

Notwithstanding the above applicability, the added cost to construct the improvements shall not exceed one hundred twenty-five percent of the fair market value of the structure immediately prior to such redevelopment or twenty thousand dollars, whichever is greater. In such cases, the provisions requiring completion shall be applied in the order listed in the table below until the one hundred twenty-five percent cap is met.

B.

Exemptions. This section shall not apply to single-family attached or detached uses.

C.

Redevelopment Improvements. For any project applicable under this section, the applicant shall incorporate the following additional improvements, subject to the requirements of Section 17.91.040 Development Standards, into the proposed (discretionary) scope of work:

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Applicability. The regulations and requirements of this section apply to all properties within the Auburn Downtown Overlay District and shall supplement the regulations of the underlying zoning district.

B.

Responsibility. The owner of the premises shall maintain the structures and exterior property in compliance with these regulations. A person shall not occupy as owner-occupant or permit another person to occupy premises which are not in a sanitary and safe condition, and which do not comply with the provisions of this section. Vacant structures and properties, or any vacant land shall be maintained in a clean, safe, secure, and sanitary condition as provided herein so as to not adversely affect public health or safety.

C.

Exterior Property Areas.

1.

Sidewalks and driveways. All sidewalks, walkways, stairs, driveways, parking areas, and any similar areas shall be kept in a proper state of repair.

2.

Yards. All yards and exterior property shall be maintained free from weeds or other overgrown vegetation greater than twelve inches in height. Weeds shall be defined to include all grasses, annual plants, and rank vegetative growth; this term shall not include cultivated flowers, fruits and vegetables, gardens, or permitted trees and shrubs.

D.

Exterior Structures.

1.

General. The exterior of a structure shall be maintained in good repair, structurally sound, and sanitary so as not to pose a threat to the public health, safety, or welfare.

2.

Exterior treatment. All exterior surfaces, including but not limited to doors, door and window frames, and cornices shall be maintained in good condition. Exterior wood surfaces, other than decay resistant woods, shall be protected from the elements, decay, mold, mildew, and defacement of every kind by painting, or other protective covering or treatment. Peeling or chipped paint shall be removed, and surfaces repainted. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust. Any surface with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.

3.

Stairways, decks, porches, and balconies. Any exterior stairway, deck, porch, balcony, and all appurtenances attached thereto, shall be maintained structurally sound, in good repair and with proper anchorage to support imposed loads and in accordance with the standards listed in Subsection 2 above.

4.

Accessory structures. All accessory structures, to include garages, storage buildings, fences, and walls, shall be maintained structurally sound and in good repair and in accordance with the standards listed in Subsection 2 above.

E.

Garbage, litter, and debris.

1.

Refuse accumulation. All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage, litter, or debris. Dumpster lids and doors shall remain closed when not in use. Garbage cans and receptacles shall be stored out of view from the street.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Applicability. The regulations and requirements of this section apply to all signs within the Auburn Downtown Overlay District and shall supplement the regulations of the underlying zoning district. Where applicable, signage in the Auburn Downtown Overlay District shall also comply with the requirements of Auburn's Zoning Code Chapter 17.120. Signs.

B.

General Design. The overall design of all signage including the mounting framework shall relate to the design of the principal building on the property. Buildings with a recognizable style such as Victorian, Arts and Crafts, Art Deco, et al., should use signage of the same style. For buildings without a recognizable style, the sign shall adopt the decorative features of the building or the elements of one of the aforementioned styles, utilizing the same materials and colors as the façade.

C.

Purpose. It is the purpose of this section to promote public health, safety, and general welfare through reasonable, consistent, and non-discriminatory sign standards unique to the Auburn Downtown Overlay District. Sign copy is permitted if all other guidelines are met (size and quality).

D.

Permit Required. A permit for any sign in this district shall be required before placement, erection, or installation. All signs are subject to review and approval through the Overlay Architectural Review (OAR) process.

E.

Prohibited Signs.

1.

Off premises signs are prohibited.

2.

Portable signs are prohibited except one A-frame "sandwich" sign will be allowed per business.

3.

Roof top signs are prohibited.

4.

Electronic message board signs are prohibited.

5.

Inflatable, moving, animated and revolving signs are prohibited.

F.

Measurements.

1.

Sign Area.

a.

Unless otherwise stated, "sign area" refers to the area of the sign face as defined in Chapter 17.120. Signs. For signs on background, the entire framework or background of the sign is calculated as the sign area, including any material or color forming the sign face or the background used to differentiate the sign from the sign structure against which it is placed.

b.

Permitted area may be divided up between a maximum of three signs. No single sign shall exceed eighty square feet.

c.

For double faced signs, provided only one side can be seen from the public right-of-way at any location, the sign area shall be computed by the measurement of the face with the largest sign area.

d.

The total maximum allowable sign area for all wall mounted signs is two square feet per linear front foot of the principal building on a public right-of-way including multi-tenant buildings. Signs affixed to awnings shall be considered a wall mounted sign.

e.

The total allowable square footage of display area, per side of a monument sign is thirty-six square feet.

f.

Signs projecting from the building face shall not exceed fifteen square feet or project farther than five feet or one-half the distance to the street curb, whichever is less.

g.

Changeable copy message boards shall not exceed twenty-five square feet and shall be counted toward the maximum square footage allowed for on-site signs.

2.

Sign Height (for Freestanding Signs).

a.

The height of the sign shall be measured from the finished grade, which shall not be raised so as to create additional sign height, or to the height of the roadway crown of the adjacent street which the sign faces, whichever is lower, to the highest point of the sign structure, including the bracket, supports, and any sign face surrounds.

b.

Freestanding signs shall not be taller than eight feet.

G.

Mounting and Placement.

1.

Signs shall be mounted or erected so they do not obscure the architectural features or openings of the building.

2.

Signs and/or sign structures shall not extend into or above or be anchored or placed in any portion of the right-of-way unless projecting from a building in conformance with this article.

3.

Any sign placed on a sidewalk, walkway, or other public right-of-way shall comply with the criteria of this section and applicable provisions of the Americans with Disabilities Act (ADA).

4.

No sign or portion of a sign shall extend above the cornice line at the top of the building face.

5.

Free standing signs must be located a minimum of ten feet from the public right-of-way.

6.

Ground-floor businesses in multi-story buildings cannot mount signs higher than fourteen feet above grade.

7.

The lowest portion of any sign projecting from a building face shall not be lower than eight feet above the finished grade of the pedestrian area (i.e., the sidewalk, if applicable).

H.

Materials. The structural materials of the sign shall match the historic materials of the building. Plastic, vinyl, or similar materials are prohibited. Resin simulating the appearance of wood, and fabric may be used as appropriate.

1.

Wall, awning, and projecting signs shall be made of solid wood, metal, stucco, or masonry (brick or stone).

a.

Wall signs may be painted directly onto the building façade.

2.

Awning signs shall be made of cloth, canvas, metal, or wood.

3.

Freestanding signs shall be made with a solid wood, metal, and/or masonry base. The base of the sign may not be narrower than the sign face.

I.

Lighting.

1.

Internally lighted signs are subject to review.

2.

Signs incorporating lighting (back illuminated, neon, etc.) shall be reviewed for appropriateness regardless of the above-mentioned size limitations.

3.

Lighted signs shall use focused, low intensity illumination. Such lighting shall not shine into or create glare at pedestrian or vehicular traffic, nor shall it shine into adjacent areas. Light fixtures mounted on the ground shall be screened by landscaping.

4.

Flashing, blinking, revolving, or rotating lights are not permitted.

5.

Exposed neon may be used but only if appropriate to the context as decided by the appropriate authority.

J.

Window Signs.

1.

Signs painted directly on window glass, affixed to the window, or hung in windows are permitted for business identification and logos only. They shall be counted toward the maximum size requirement and shall not exceed twenty-five percent of the window area.

K.

Multi-Tenant Buildings.

1.

Signage for the building and for the tenants shall be consistent in size and design.

2.

Square footage allocation between various tenant spaces shall be responsibility of the owner, but all tenants are permitted to have at least one building sign. To facilitate, more than one building sign is permitted per façade, provided the maximum aggregate sign area allowance is not exceeded for the building or the façade.

3.

Multiple individual free-standing signs are prohibited.

4.

Building signs not exceeding six square feet are permitted.

L.

Special Purpose Signs. Special purpose signs are not reviewed except as noted.

1.

On site construction signs or signs giving information about the construction or renovation of a building on the same site must be removed at the completion of the project.

2.

Directional signs, real estate signs or incidental safety signs such as "entrance" or "exit" or that give non-commercial information but do not contain advertisements are exempt from this article.

M.

Building Codes. All signs must comply with building code requirements.

N.

Non-Conforming Signs. A nonconforming sign is any sign permanently affixed to the ground or a building within the downtown overlay district on the effective date of this article, which is prohibited by, or does not conform to the requirements of these regulations. Temporary or portable signs shall not be afforded nonconforming status. Qualifying nonconforming signs may continue provided:

1.

The sign provided it is properly maintained;

2.

It is not structurally altered except as required to meet building code requirements;

3.

It is not expanded or altered in any manner except for a change of copy;

4.

Any damage does not exceed fifty percent of the estimated replacement cost.

(Ord. No. 24-018, § Exh. A, 11-21-24)

A.

Plans Required. Prior to the issuance of any land disturbance permit, building permit or sign permit, the applicant shall submit to the planning department, the following:

1.

An application;

2.

A site plan;

3.

A landscape plan;

4.

Building design including elevations and architectural details of proposed buildings, exterior materials and colors; and

5.

Plans and elevations of all signs, all of which shall demonstrate that the proposed design follows all requirements of this Auburn Downtown Overlay District.

6.

Requests for signs on zero setback properties fronting Fourth Avenue and Fifth Street shall be submitted for administrative review instead of the planning and zoning commission.

B.

Plan Review. The mayor and city council shall review each application for compliance with all requirements of the Auburn Downtown Overlay District based in part on the criteria outlined herein. Upon a decision by the mayor and city council that said plans comply with the requirements of the Auburn Downtown Overlay District, the applicant shall then be able to apply for land disturbance, building, sign, or other relevant permits.

1.

Review Criteria:

a.

Applicant submittal includes a project narrative.

b.

Applicant has submitted a conceptual plan showing all proposed buildings, site requirements, and other information pertinent to the development of the site.

c.

Elevation drawings submitted shall include dimensions of all sides of existing and proposed structures. Architectural elevations and treatments illustrating the architectural finish of the structures.

d.

Applicant has included exterior finish material selections for all relevant structures to comply with the requirements of Chapter 17.91 Auburn Downtown Overlay District.

e.

Applicant has submitted sign plans and landscape plans in accordance with this Chapter 17.91 Auburn Downtown Overlay District.

f.

Applicant submittal includes photos of neighboring properties to ensure compatibility with the proposed design.

g.

Applicant shall provide any other information deemed necessary by the city planner, or their designee to evaluate the appearance of the proposed site and its structures.

h.

Property owned by the city or any authority thereof shall be exempt from the plan and review process described herein.

C.

Variance Review. The Mayor and City Council may approve variances to the minimum or maximum requirements of this Chapter unless such variance is specifically prohibited within this Chapter. Variance applications shall be submitted and heard as part of the plan review process outlined in this Section.

D.

Appeals. Any appeal of the decision of the mayor and council may be appealed to the Superior Court of Barrow County.

E.

Violations. Violations of this chapter shall be returned to the Municipal Court of the City of Auburn for adjudication. Each and every day a violation continues shall constitute a separate offence for which a new citation may be issued.

(Ord. No. 24-018, § Exh. A, 11-21-24)