Cortland City Zoning Code
ARTICLE X
Citywide Design Standards and Guidelines
§ 300-100 Purpose.
A.
These design standards and guidelines are intended to support the vision and goals of the City's Comprehensive Plan and to preserve and improve the design and character of Cortland's urban fabric. Well-designed buildings and sites encourage lively, safe, pedestrian-friendly and attractive streets and public spaces, protect and enhance property values, and promote urban vibrancy.
§ 300-101 Applicability.
A.
These design standards and guidelines shall apply to all newly constructed structures in all districts except for the Historic and/or Architectural Design District and single-family and two-family dwellings in any district.
B.
If existing structures are expanded by 30% or more of the existing building area, as defined by the Building Code, or are being repaired, remodeled, rehabilitated or otherwise improved to the point that the value of the repairs as determined by current rates, remodeling, rehabilitation, or improvements constitute at least 51% of the current assessed value of the structure, the entire structure shall be brought into compliance with these design standards.
§ 300-102 Standards versus guidelines.
A.
This code includes both standards that are required to be met as well as guidelines that are encouraged, but not required. As such, provisions designated as "shall" or "will" are required, while provisions designated as "should" are encouraged.
§ 300-103 Building placement, orientation, and frontage.
A.
To the maximum extent practicable, buildings shall be arranged to orient to the streets and to frame the corner at the intersection of two streets.
B.
Common wall buildings are encouraged.
C.
Frontage Width (this provision does not apply to the GB-1 District).
(1)
A minimum of 50% of the building shall be located within the build-to zone.
(2)
Prohibited design elements between building and front property line:
(a)
Motor vehicle parking;
(b)
Motor vehicle access drives, drive lanes or aisles, except those necessary to provide direct access to a public street.
 The Build-To Zone is a flexible area where the facade of a building must be located, measured as both a minimum and maximum setback distance from the property line/public right-of-way. The amount of facade that must be placed inside this zone is the frontage width percentage. |
D.
Building composition and massing.
(1)
The design of the structure shall be of a compatible architectural style and treatment with the surroundings.
(2)
Buildings shall exhibit a clearly defined base, midsection, and crown. This can be accomplished using a combination of architectural details, materials, and colors.
 A well articulated base, mid-section, and crown can be achieved in all building types and sizes including multi-story buildings, as depicted in the illustration to the right, and single-story buildings, as depicted directly below. |
(3)
The overall massing of buildings should have areas of noticeable 3-D relief or be broken down into smaller shapes to reduce the scale and avoid the appearance of a "large box." Varied building designs that avoid long, flat facades are required.
(a)
The vertical plane of the building facade shall be broken up with a high level of articulation (e.g., projecting entry or window features, recessed elements, transparent storefronts, identifiable retail spaces, and awning/entrance canopies) especially at ground level.
(b)
A repeating pattern of wall recesses and projections, such as bays, offsets, reveals or projecting ribs, which has a relief of at least eight inches is encouraged.
(c)
No facade shall exceed 60 feet in horizontal length without a change in facade plane. Changes in facade planes shall be no less than 1.5 feet in depth and no less than eight feet in length.
(d)
Any changes in exterior building material shall occur at interior corners.
(e)
All facades shall be designed to be consistent in regard to architectural style, materials, and details.
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E.
Facades.
(1)
All buildings shall have a prominent street level entrance visible and accessible from the public sidewalk.
(2)
Building entries shall be given prominence on the street frontage and sized appropriately for the scale of the building.
(3)
Building entries for mixed-use buildings shall distinguish entrances for residential and commercial uses.
(4)
Buildings located on corner lots should have a building entrance located on the corner that faces the intersection of two public streets, to the extent practicable.
(5)
Building entries to retail and residential mixed-uses should be provided on interval of 80 feet on average, with the exception of large-scale retail buildings, hotels or site constraints.
(6)
Windows should be greater in height than width or at least of equal proportion.
(7)
Mirrored, reflective, or darkly tinted glass, all-glass walls, or exterior roll-down security gates shall not be permitted.
(8)
Balconies, bay windows, cornice features, and open porches are encouraged and may extend up to five feet into the front yard setback, as long as they do not encroach a public right-of-way.
F.
Transparency.
(1)
A minimum of 60% of the street-facing, ground-floor facades for nonresidential uses shall be comprised of clear windows that allow views into the interior of the building.
(2)
Ground-floor facades for residential uses shall provide a minimum transparency of 25%.
(3)
Upper-floor facades shall provide a minimum transparency of 25%.
(4)
Ground-floor transparency shall be measured between two feet and 10 feet above the adjacent sidewalk.
G.
Roofs.
(1)
Reflective surfaces that produce glare are prohibited, except for solar panels or white roofs intended to radiate absorbed or nonreflected solar energy and reduce heat transfer to the building.
H.
All applications shall include a list of building materials with identified colors and dimensions to be approved by the Planning Commission.
§ 300-104 Storefront conversion.
A.
Residential use standards. The applicant for conversion of a commercial storefront to a residential use in an area that is predominantly residential shall have the option to either:
(1)
Retain the storefront features (for example, display windows, transoms, lintels, etc.). Retaining the original storefront design is not subject to the first-floor transparency minimum; or
(2)
Remove the entire storefront and redesign the facade to a residential appearance.
B.
Commercial conversions. When converting only one portion of a building, the entire commercial character of the storefront must be retained. In cases where demolition of a commercial addition to a house is proposed, the new facade shall approximate, as closely as possible, the original design of the house.
C.
Nonresidential use standards. The applicant for conversion of a commercial storefront to a residential use in an area that is predominantly commercial shall be required to maintain the commercial character of the storefront.
§ 300-105 Mechanical equipment and dumpsters.
A.
Air conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing, and other similar mechanical equipment and refuse storage containers and facilities shall be thoroughly screened from view from the public right-of-way and from adjacent properties. Screening shall be architecturally compatible with the style, materials, colors, and details of the building.
§ 300-106 Pedestrian access and circulation.
A.
An on-site system of pedestrian walkways shall be designed to provide direct access and connections to and between the following:
(1)
The primary entrance or entrances to each building, including pad site buildings;
(2)
Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with nonresidential development;
(3)
The public sidewalk system along the perimeter streets adjacent to the development;
(4)
Where practicable and appropriate, adjacent land uses and developments, including but not limited to adjacent residential developments, retail shopping centers, office buildings, or restaurants; and
(5)
Where practicable and appropriate, any adjacent public park, greenway, hiking trail, or other public or civic use including but not limited to schools, places of worship, public recreational facilities, or government offices.
§ 300-107 Multibuilding developments.
The following provisions are intended to ensure that traditional, "strip commercial" centers are avoided.
A.
Overall site layout and building orientation.
(1)
All primary and pad site buildings shall be arranged and grouped so that their primary orientation, typically the facade containing the primary customer entrance, complements adjacent development and frames and/or encloses on at least two sides:
(a)
The corner of an adjacent street intersection;
(b)
A primary pedestrian and/or vehicle access corridor within the development site; or
(c)
A public sidewalk, space or other public site amenity.
 In the development pattern above, out-buildings front directly on the street and define a clear edge. The pad sites on the corners make a strong architectural statement and provide a sense of arrival to the development center. Parking is on the interior of the block and does not dominate the street frontage. |
B.
Pad sites and buildings.
(1)
The number, location, and design of independent pad sites shall reinforce, rather than obscure, the identity and function of the primary development.
(2)
To the maximum extent practicable, pad sites shall be clustered together to define street edges and entry points or to enclose and create usable places between buildings. The even dispersal of pad sites in a widely spaced pattern within the development, even if along the street edge(s), is discouraged.
(3)
Wherever practicable, spaces between adjoining pad site buildings should be improved to provide small pockets of customer parking, pedestrian connections, small-scale site amenities, or focal points. Examples include but are not limited to:
(a)
A landscaped pedestrian walkway linking customer entrances between two or more pad site buildings;
(b)
A public seating or outdoor eating area;
(c)
An area landscaped with a variety of plant materials emphasizing four-season colors, textures, and varieties; or
(d)
Public art, fountains, or other special features.
(4)
Pad site buildings shall incorporate the same materials and colors as those on the primary building(s) in the development or center. Significant departures from "off-the-shelf" standardized building design may be required to meet this standard.
(5)
Pad site entrances are appropriate locations to express individual building character or identity. Customer entrances shall be emphasized through incorporation of a building recess, projection, canopy, or similar design elements.
§ 300-108 Freestanding kiosks and automated teller machine (ATM) structures.
A.
All kiosk-type buildings and structures shall be integrated with the overall commercial or center development, and shall be subject to the same guidelines as all other buildings within the development.
B.
Freestanding kiosks and drive-up ATM structures shall not be located along the primary access street frontage.
C.
Access to a freestanding kiosk or drive-up ATM structure shall not be from the adjacent public streets. Access shall be from drives and streets internal to the development.
D.
Freestanding kiosks and drive-up ATM structures shall comply with the building design standards applicable to pad sites set forth in § 300-107B.