(B)   Design requirements. Refer to Figure 1246.02-A. Design Requirements.

      (1)   Facade design.

         (a)   Hold the corner. A principal structure on a corner parcel shall locate the intersection of the structure's front and corner side facades within the area defined by the intersection of the front and corner side maximum front setbacks. Refer to Figure 1246.02-B. Hold the Corner Requirement.

         (b)   Defined base, middle, and top. Multi-story buildings shall be designed with a distinct base, middle, and top. A horizontal expression line shall define the base (ground story) of the building from the upper stories. An expression line is a decorative, three dimensional linear element protruding or indented at least two inches from a building facade.

         (c)   Vertical facade articulation. Architectural or structural elements shall be incorporated to vertically divide large flat planes along all street-facing facades in excess of 50 feet.

            1.   Architectural or structural elements. Architectural or structural elements may include color change, texture change, material change, or wall articulation change, such as an offset, pilaster, column, reveal, or vertical expression line, of no less than six inches.

            2.   Spacing. Facade articulation elements shall be incorporated at intervals of no less than 25 feet.

      (2)   Materials.

         (a)   Allowed materials. The following materials are allowed on the ground story facade: durable and natural materials, such as stone, brick, stucco, metal, concrete, burnished concrete masonry units, and non-reflective glass, unless otherwise prohibited in division (B)(2)(b) of this section.

         (b)   Limitation on materials. The following materials may be utilized for trim or architectural details but shall not exceed 20% of the total facade area: utility brick, vinyl or metal siding, metal wall panels, exposed aggregate (rough finish) concrete wall panels, exterior insulation and finishing systems (EIFS), fiberglass, plastic, untreated wood, non-burnished concrete masonry units, and mirror glass. EIFS is not allowed on the ground floor.

   Figure 1246.02-A. Design Requirements

   (C)   Explanation of table requirements. The following provisions explain and define the commercial design requirements established in Tables 1246.04-A, 1246.05-A, 1246.06-A, and 1246.07-A. Refer to Figure 1246.02-A. Design Requirements.

      (1)   Minimum street frontage. Proportion of street frontage that must be occupied by the principal building's front facade. The requirement in each table establishes the minimum percentage of the front lot line that must be occupied by the front façade of the principal building.

      (2)   Parking location. The yard in which an off-street parking lot is allowed.

      (3)   Minimum transparency. The amount of transparency (highly transparent, non-reflective glass) required as a percentage of the total area of the street-facing ground story facade. Tinting in excess of 20% is not allowed.

      (4)   Principal entrance location. The facade on which the principal building entrance must be located.

      (5)   Roof type. Roof types may include pitched roofs, parapet roofs, or flat roofs. If a parapet roof is constructed, it shall have a minimum height of two feet and maximum height of six feet, as measured from the top of the upper story to the top of the parapet.

(Ord. 17-31, passed 9-12-2017)

(Ord. 17-31, passed 9-12-2017)

 

   Table 1246.05-A. C-2 District Requirements, Figure 1246.05-A. C-2 District Requirements: Plan, and Figure 1246.05-B. C-2 District Requirements: 3-D establish bulk, setback, and design requirements for the C-2 District. See § 1246.02 (Design Requirements for Commercial Zoning Districts) for additional design requirements that apply to all commercial districts.

 

 

 

 

(Ord. 17-31, passed 9-12-2017)

 

   (B)   Standards for additions to existing bungalows. The following requirements pertain to second story additions to existing bungalows in the R-1 District.

      (1)   Minimum addition setback. The bungalow addition shall be set back a minimum of six feet from the front facade and shall maintain the existing front dormer, when applicable.

      (2)   Maximum height. After the six-foot setback, the maximum height of the bungalow shall be 30 feet.

      (3)   Roof pitch. The roof pitch of the addition shall be similar to the roof pitch of the bungalow.

      (4)   Materials. The exterior walls of the addition shall be clad with material that has an analogous color to the original bungalow. Shingles and vinyl siding are not permitted cladding materials for the exterior walls of any bungalow addition.

 

   (B)   Standards for additions to existing bungalows. The following requirements pertain to second story additions to existing bungalows in the R-2 District.

      (1)   Minimum addition setback. The bungalow addition shall be set back a minimum of 15 feet from the front facade and shall maintain the existing front dormer, when applicable.

      (2)   Maximum height. After the 15-foot setback, the maximum height of the bungalow shall be 28 feet.

      (3)   Roof pitch. The roof pitch of the addition shall be similar to the roof pitch of the bungalow.

      (4)   Materials. The exterior walls of the addition shall be clad with material that has an analogous color to the original bungalow. Shingles and vinyl siding are not permitted cladding materials for the exterior walls of any bungalow addition.

 

   (B)   Standards for additions to existing bungalows. The following requirements pertain to second story additions to existing bungalows in the R-3 District.

      (1)   Minimum addition setback. The bungalow addition shall be set back a minimum of six feet from the front facade and shall maintain the existing front dormer, when applicable.

      (2)   Maximum height. After the six-foot setback, the maximum height of the bungalow shall be 30 feet.

      (3)   Roof pitch. The roof pitch of the addition shall be similar to the roof pitch of the bungalow.

      (4)   Materials. The exterior walls of the addition shall be clad with material that has an analogous color to the original bungalow. Shingles and vinyl siding are not permitted cladding materials for the exterior walls of any bungalow addition.

 

   (B)   Standards for additions to existing bungalows. The following requirements pertain to second story additions to existing bungalows in the R-4 District.

      (1)   Minimum addition setback. The bungalow addition shall be set back a minimum of six feet from the front facade and shall maintain the existing front dormer, when applicable.

      (2)   Maximum height. After the six-foot setback, the maximum height of the bungalow shall be 30 feet.

      (3)   Roof pitch. The roof pitch of the addition shall be similar to the roof pitch of the bungalow.

      (4)   Materials. The exterior walls of the addition shall be clad with material that has an analogous color to the original bungalow. Shingles and vinyl siding are not permitted cladding materials for the exterior walls of any bungalow addition.

 

   The following components of a principal structure are permitted to encroach into required yards provided that all established conditions are met. Accessory structures are permitted to encroach into required yards in accordance with § 1244.04 (Accessory Structures and Uses).

   (C)   Balcony.

      (1)   Encroachment. Permitted to encroach up to five feet into the required front, corner side, or rear yard.

      (2)   Location. Balconies shall be located a minimum of two feet above ground in residential districts and eight feet in commercial districts.

      (3)   Right-of-way encroachment. In the C-1, C-2, C-3, and C-4 Districts, balconies may be permitted to extend beyond the front or corner side lot line and encroach upon the city right-of-way with Zoning Administrator approval.

   (D)   Bay window.

      (1)   Encroachment. Permitted to encroach up to three feet into the required front, corner side, or rear yard.

      (2)   Right-of-way encroachment. In the C-1, C-2, C-3, and C-4 Districts, bay windows above the ground floor may be permitted to extend beyond the front or corner side lot line and encroach upon the city right-of-way with Zoning Administrator approval.

   (E)   Chimney. Permitted to encroach up to two feet into any required yard.

   (F)   Eave or gutter. Permitted to encroach up to two feet into any required yard.

   (G)   Fire escape. Permitted to encroach into the required corner side, interior side, or rear yard.

   (H)   Porch (roofed or unroofed), stairs, and/or stoop. Permitted to encroach into any required yard but shall be no closer than five feet from any lot line.

   (I)   Window well. Permitted to encroach up to two feet into the required corner side, interior side, or rear yard.

(Ord. 17-31, passed 9-12-2017)