Avon Lake City Zoning Code
CHAPTER 1228
ARCHITECTURAL STANDARDS
§ 1228.01 PURPOSE.
The purpose of this chapter is to encourage development that contributes to the city’s sense of place, reflecting the community’s vision for high-quality development. The standards of this chapter are intended to ensure that development and redevelopment contribute to the character and attractiveness of core districts, major uses, gateways and corridors in the city.
(Ord. 21-161, passed 12-13-2021)
§ 1228.02 APPLICABILITY.
The following principal buildings shall be subject to the standards of this chapter unless otherwise stated:
(a) New multi-family dwellings in all R-2, R-3, MUO and RPD Districts;
(b) New principal buildings in the B-1, B-2, B-3, I-1, I-2, and P-I Districts; and
(c) New nonresidential, principal buildings in any MUO District, including mixed-use buildings that contain residential uses.
(Ord. 21-161, passed 12-13-2021; Ord. 23-46, passed 3-13-2023)
§ 1228.03 ARCHITECTURAL STANDARDS FOR MULTI-FAMILY DWELLINGS.
The standards of this section shall apply to all multi-family dwellings.
(a) All siding shall be either horizontal or vertical in placement.
(b) Front facades shall incorporate variation in mass through one or more of the following methods every 50 feet of facade frontage:
(1) Wall offsets in the form of projections and/or recesses in the facade plane; wall offsets shall have a minimum depth of two feet;
(2) Bay windows;
(3) Facade color changes;
(4) Use of pilasters, columns or other detailing to articulate the facades; or
(5) Roofline changes when coupled with correspondingly aligned facade material changes.
(c) In addition to wall offsets, front facades and side facades on buildings on corner lots shall provide a minimum of three of the following design features for each residential unit fronting onto the street:
(1) One or more dormer windows or cupolas;
(2) A recessed entrance;
(3) A covered porch;
(4) Pillars, posts or pilasters;
(5) One or more bay windows with a minimum of 12-inch projection from the facade plane;
(6) Eaves with a minimum of six-inch projection from the facade plane;
(7) A parapet wall with an articulated design, which entails design variation rather than a simple rectilinear form; or
(8) Multiple windows with a minimum of four-inch-wide trim.
Figure 1228-A: Illustrative example of acceptable architectural design for multi-family dwellings.
Figure 1228-B: Illustrative example of unacceptable architectural design for multi-family dwellings.
(d) To the maximum extent practicable, all roof vents, pipes, antennas, satellite dishes and other roof penetrations and equipment (except chimneys) shall be located on the rear elevations or configured to have a minimal visual impact as seen from the street. See § 1228.04(e) and § 1232.05: Screening Requirements.
(Ord. 21-161, passed 12-13-2021)
§ 1228.04 ARCHITECTURAL STANDARDS FOR NONRESIDENTIAL BUILDINGS.
Any nonresidential principal building in the B-1, B-2, B-3, MUO, I-1, I-2, and P-I Districts shall be subject to the following standards, including mixed-use buildings that contain residential uses. Where a building or structure is considered a landmark or is located within a historic district, such buildings or structures shall be subject to the standards of this section and § 1228.05: Historic Preservation.
(a) Building orientation.
(1) Buildings shall generally be parallel to the street they front unless an alternate orientation is consistent with adjacent development.
(2) The primary entrances of buildings shall be oriented towards a public street.
(3) If the primary entrance is located on the side or rear of the building due to the location of parking, the facade located along the street frontage shall be identified and designed as the primary facade.
(b) Building materials.
(1) The structural frame of a building shall not be exposed to the exterior of a building.
(2) A combination of materials, textures, colors and finishes shall be utilized to create visual interest.
(3) Materials within three feet of the finished grade or sidewalk shall be of a durable material to withstand pedestrian and vehicular traffic.
(4) No stucco (commonly known as “dry vit” or E.F.I.S.) or similar materials shall be permitted within three feet of the finished grade.
(5) All rooftop equipment shall match the color of the structure or be visually compatible with the structure.
(c) Building facades.
(1) Blank building walls, whether the primary or secondary facade, that are visible from public or private streets (including alleys adjacent to residential or mixed-use buildings) are prohibited. These requirements shall not apply to those walls that are not visible from a street or are completely hidden due to topography or natural features preserved as open space.
(2) Although the front facade of a building is expected to be the focal point in terms of the level of architectural character and features, all sides of buildings that are visible from a public street or an adjacent building shall incorporate architectural detailing on all facades that is consistent with the front facade and the requirements of the applicable zoning district. Any facade of a building that will be screened from view due to the buffering requirements of § 1232.05: Screening Requirements shall be exempt from this requirement.
Figure 1228-C: This figure shows two methods of using architectural features to create wall surface relief on wall elevations that are not the primary elevation.
(3) Ornamentation. All visible elevations shall include decorative features such as cornices, pilasters and friezes. Building recesses and protrusions are strongly encouraged on larger buildings to break long uninterrupted building walls. See Figure 1228-D.
Figure 1228-D: The above image illustrates a building that contains pilasters, cornices and a series of facade setbacks (recesses) to visually break up the appearance of the large facade.
(4) Facade offset required. Front facades 60 feet wide or wider shall incorporate wall offsets of at least two feet in depth (projections or recesses) a minimum of every 40 feet. Each required offset shall have a minimum width of 20 feet. See Figure 1228-E.
Figure 1228-E: Illustration of how the facade offset provisions may be applied.
(5) Offset alternatives. The following alternatives can be used in place of the required front facade offsets as shown in Figure 1228-E:
A. Facade color changes following the same dimensional standards as the offset requirements;
B. Pilasters having a minimum depth of one foot, a minimum width of one foot, and a minimum height of 80% of the facade’s height; and/or
C. Roofline changes when coupled with correspondingly aligned facade material changes.
(d) Roof styles.
(1) Height. The height of any pitched roof shall not exceed one-half of the overall building height.
(2) Roof line changes.
A. Roofline changes shall include changes in roof planes or changes in the top of a parapet wall, such as extending the top of pilasters above the top of the parapet wall.
B. When roofline changes are included on a facade that incorporates wall offsets or material or color changes, roof line changes shall be vertically aligned with the corresponding wall offset or material or color changes.
Figure 1228-F: Roofline changes shall be aligned with corresponding wall offsets and/or material or color changes.
(3) Flat roofs.
A. When flat roofs are used, parapet walls, three-dimensional cornices, fascia or other architectural features should be used to conceal them, particularly if mechanical equipment is located on the roof.
B. Thin parapets that extend more than two feet above the roof and have a depth of less than two feet from the facade surface, are prohibited.
Figure 1228-G: Parapet walls with cornice treatments are used to disguise flat roofs. The image on the right illustrates a tall, thin parapet wall that is prohibited.
(4) Asymmetric or dynamic roofs.
A. Asymmetric or dynamic roof forms allude to motion, provide variety and flexibility in nonresidential building design, and allow for unique buildings.
B. Asymmetric or dynamic roof forms shall be permitted on nonresidential buildings provided the criteria for flat roofs in division (d)(3) of this section are met.
Figure 1228-H: Examples of dynamic or asymmetric roof lines.
(e) Mechanical equipment.
(1) Wall mounted mechanical, electrical, communication equipment, downspouts, gutters, service doors, and other building-mounted utility fixtures, shall be painted and maintained to match the building or be screened from view.
(2) Mechanical equipment such as transformers and HVAC units shall not be located in front yards.
(3) All mechanical equipment, including both ground-mounted and roof-mounted equipment, shall be screened from view from adjacent public and private rights-of-way, as well as from all property zoned or used for residential purposes.
Figure 1228-I: Example of how parapet walls are utilized to screen roof mounted mechanical equipment.
(4) Screening elements shall include walls (same material and color as principal structure), landscaping, mounds, parapets or enclosures constructed of the same materials used on the majority of the principal structure or any combination or as otherwise approved or required during site plan review. (See § 1214.06: Site Plans.)
(5) The screening of mechanical equipment will be reviewed as part of site plan review based upon the following determinations:
A. Site location relative to adjacent properties and public rights-of-way;
B. Topography of the subject site relative to adjacent properties and public rights-of-way;
C. Whether the subject screening creates visual inconsistencies with surrounding areas; and
D. Whether the screening substantially meets the overall intent of these district architectural guidelines.
(6) Mechanical equipment is also subject to § 1232.05: Screening Requirements.
(Ord. 21-161, passed 12-13-2021; Ord. 23-46, passed 3-13-2023)
§ 1228.05 HISTORIC PRESERVATION.
(a) Purpose.
(1) The city hereby declares as a matter of policy the importance of safeguarding the architectural integrity of historic sites, buildings, structures, works of art and other objects having a special historical, community or aesthetic interest or value in the interest of the health, prosperity, safety and welfare of the residents of the city.
(2) It is the intent of this section to establish procedures whereby certain areas, places, sites, buildings, structures and objects shall be allowed the measure of protection afforded by a thorough study of alternatives to incompatible alterations or demolition before such acts are performed, so that the following objectives are achieved:
A. To promote the use and preservation of historic buildings, structures and sites which reflect the cultural, social, economic, political or architectural heritage of the city for the education and general welfare of the people of Avon Lake;
B. To protect and enhance the attractiveness of the city as it relates to residents, tourists and visitors, serving as a support and stimulant to business, and thereby strengthening the economy of the city and its residents;
C. To stabilize and increase the property values within the city;
D. To facilitate the reinvestment in and the revitalization of certain older districts and neighborhoods;
E. To enhance the visual and aesthetic character, diversity and interests of the city;
F. To preserve and further enhance the civic pride of the residents of Avon Lake in the beauty of the city and in the notable accomplishments of its past; and
G. To protect the property rights of owners whose properties lie within areas of historic architectural significance.
(b) Standards and guidelines. The HPC shall utilize the Secretary of the Interior’s Standards for the Treatment of Historic Properties developed by the U.S. Department of the Interior, and any other adopted guidelines related to historic preservation, when considering construction, expansion, or demolition (partial or complete) of all new or existing buildings and structures subject to COA review.
(c) Emergency remedies and routine maintenance. Nothing in this chapter shall be construed to prevent or delay the reconstruction, alteration or demolition of a structure or feature which has been ordered by the Code Administrator upon certification of an unsafe condition constituting an emergency. Similarly, nothing in this chapter shall be construed to govern or restrict routine maintenance activities which do not represent an alteration to the specified historical features or exterior appearance.
(d) Enforcement provisions and penalties.
(1) If it is found that any of these provisions or standards are being violated, all work shall cease upon notification, and no work shall be performed except to correct the violations. All work shall be corrected within a reasonable period of time and any violations not corrected within the specified time may be prosecuted.
(2) Whoever constructs, reconstructs or alters any exterior architectural feature or demolishes a substantial part or all of any building or structure within the historic district or any historic landmark not authorized by a certificate of appropriateness shall be deemed to be in violation of this section, the provisions of which are specifically intended to impose strict liability, and shall be punishable for a minor misdemeanor offense. A separate offense shall be deemed committed each day during or on which a violation or noncompliance occurs or continues. Whoever violates this section shall be required to restore and reconstruct such features in full detail. Restoration or reconstruction shall be in addition to any criminal penalty and not in lieu thereof.
(3) Whoever receives a certificate of appropriateness from the HPC and constructs, reconstructs or alters any exterior architectural feature or demolishes a substantial part or all of any building or structure within the historic district or any historic landmark other than in accordance with the requirements of the certificate of appropriateness shall be deemed to be in violation of this section, the provisions of which are specifically intended to impose strict liability, and shall be punishable for a minor misdemeanor offense. A separate offense shall be deemed committed each day during or on which a violation or noncompliance occurs or continues. Whoever violates this section shall be required to make all changes needed to comply with the COA. These changes shall be in addition to any criminal penalty and not in lieu thereof.
(Ord. 21-161, passed 12-13-2021)