1213.01 GENERAL.

1213.02 DEFINITIONS.

APPENDIX C. - RECOMMENDED PLANTING LIST AND PLANTING SPECIFICATIONS

Core Submittal Requirements (as Applicable)

Pre-Application Review

Site Plan Review (Other than Minor Development)

Site Plan Review for Minor Development

Landscaping/Bufferyard Plan

Off-Street Parking and Loading

Exterior Lighting Plan

Minor Modifications

Preliminary Subdivision Plan

Final Subdivision Plat

Site Improvement Plans

Preliminary Planned Development (PD) Plan

Final Planned Development (PD) Plan

Development Agreements

Zoning Code Map Amendment

Zoning Code Text Amendment

Conditional Use Application

Variance

Appeals to the BZBA of Administrative Decisions

Enlargement, Extension, Replacement, or Substitution of a Nonconforming Use or Structure.

Architecture and Historic Board of Review

Introduction

Summary of IEI Metrics

Individual Metric and Composite IEI Scores for Undeveloped Areas

Section I-1. - Purpose

Section I-2. - Principles

Section II-1. - Approval and Discretion of the AHBR

   a.   Proposals which the AHBR determines comply with the Standards shall be approved. Without limiting the discretion of the AHBR to make judgements rendered in accordance with these Standards, in no case shall an applicant be required to make changes to a proposal which are not supported by these Standards. The AHBR may offer additional advice and suggestions, at its discretion; however, such advice shall be clearly stated as such.

   b.   In making architectural review decisions, the AHBR shall rely on the Standards and, where it is unclear that a project fulfills the Standards, the AHBR shall refer to the principles enumerated in Section I-2.

   c.   The AHBR may waive any requirement of these Standards in order to approve a proposed project, if the AHBR finds that the project fulfills the five principles enumerated in Section I-2, and meets one of the following conditions:

      (1)   The project is an exceptional design, meaning that it is either especially creative or it is designed in response to unique situation, such as a very difficult site or an unusual program requirement.

      or

      (2)   Exceptional and unique conditions exist that create a practical difficulty in complying with the requirements of these Standards. The AHBR should consider the factors enumerated in as defined in the Land Development Code in determining "practical difficulty".

   d.   The AHBR shall review only those elements of the building which contribute to its exterior appearance, including the massing, roof, facade, signs, siting of the building, and landscaping. Building materials and colors should be compatible within the design scheme and to surrounding buildings.

      (1)   All sides of a building will be reviewed for compliance with these Standards, however, the public faces of a building may be held to a different standard. Public faces shall be defined as the front facade and the two sides adjoining the front facade. (1) Rear facades will not be subject to Standards which are specifically directed at public faces.

      (2)   All permanent signs shall comply with the Standards enumerated in Part V.

         (i)   Signs that exceed two (2) square feet in area shall be reviewed by the AHBR to ensure compliance with these Standards.

         (ii)    Signs that are two (2) square feet or less in area shall be reviewed by the Department of Community Development to ensure compliance with these Standards

 

   e.   Applicants shall, when required pursuant to this section, submit a Sign Plan for review and approval by the AHBR.

      (1)   A Sign Plan shall be required for all multi-occupant buildings and shall be submitted by the owner of a multi-occupant building whenever:

         (i)   A new multi-occupant building is constructed; or

         (ii)   An existing building is renovated, or remodeled and after the renovation or remodeling, there is more than one occupant that occupies the remodeled or renovated building; or

         (iii)   When a replacement sign is proposed for an existing multi-occupant building.

      (2)   The Sign Plan shall create a set of specific standards for sign design and placement on the proposed building, and on the site.

      (3)   The Sign Plan shall contain the following:

         (i)   Building sections and elevations drawn at an appropriate scale.

         (ii)   Computation of the maximum total sign area and the maximum area of signs for individual storefronts or building units affected by the Sign Plan.

         (iii)   An accurate indication on the elevation/section drawings of the location of each existing and proposed sign.

      (4)   The Sign Plan shall specify one or more standards for consistency among all signs on the multi-occupant building(s) included in the Sign Plan with regard to and in the priority of the elements listed below:

         (i)   Uniform sign placement and/or sign height;

         (ii)   Uniform size and/or shape;

         (iii)   Type of sign construction (materials) and letter components (i.e. sign panel vs. raised letters) and framing;

         (iv)   Type of lighting, and the type of lighting fixtures, if any;

         (v)   Uniform background colors or harmonious use of a limited range of complementary background colors, and/or harmonious use of a limited range of complementary colors for the sign lettering.

      (5)   The complexity of the Sign Plan shall be based on the level of variety/cohesiveness of the building architecture and the surrounding area. When a building exhibits a high degree of architectural uniformity, the Sign Plan should require a high degree of consistency among sign elements and, therefore should specify standards for most or all of the elements set forth in subsection (4) above.

Section II-2. - Procedures for Building Type Standards

   a.   Building types. These Standards are organized around the idea of building types. A set of buildings which have similar massing and entrances are considered to be the same type. Buildings of the same type may be used for different purposes, such as apartments or office buildings. Types are also distinguished from the idea of "style". The same type of building may be many different styles.

   b.   How to identify a type. A building type is primarily identified by the number, shape, proportion, and relationship of the building masses. A secondary consideration is the location of the entrance(s). Architectural style, roof shape, material, building size, and land use are not indicators of type.

   c.   Hudson Types. In order to preserve the character of Hudson, all new buildings built in Hudson are required to conform to one of the Hudson types more specifically described in Section IV. (2) 

      (1)   Some building types are restricted for certain uses and in specific districts of Hudson. The Types/District Chart (Section II-3, below) lists these restrictions.

   d.   Use of type in these Standards. In preparing an application for review under these Standards, the applicant and the AHBR shall use the following procedure.

      (1)   Locate the project within its zoning district of Hudson.

      (2)   Determine what building types are allowed or prohibited in that district and under what conditions from II-3. Types/District Chart.

      (3)   Identify the building type that most closely resembles the building that will be altered or built. Once the type is identified, the building design will be subject to all applicable Standards in Part III and to the type Standards for that type which are enumerated in Part IV of these Standards.

Section II-3 - Type/Districts Chart

Section III-1. - General Standards for all buildings

All buildings, regardless of building type and historic status, shall conform with the following Standards.

   a.   Responsibility to contribute to the public realm. All buildings must contribute to the public realm in their design by presenting a well-designed public facade.

      (1)   The front door or main entrance to a building shall be visible from the street. An entrance to a public building shall be clear and visible from the street and not obscured by building masses or fences.

      (2)   Blank walls (without openings) are not allowed on public faces of any building. Trash and loading areas are allowed on side faces, if screened from the street.

      (3)   The design and massing of the building should acknowledge the primary direction of approach, in areas where one has been defined.

      (4)   Attached garages shall not face the street except for new development with a front yard depth of 130 feet or more.

      (5)   Principal Residential Structures on Corner Lots.

         (i)   The building shall face the corner if the approach to the corner places the lot directly in the line of sight. All other siting and orientation requirements shall apply.

         (ii)   An attached garage shall be sited so that its door is not visible from the primary direction of approach.

 

 

      (6)    The overall design of the building and the site should take into account the general placement of signs so that all permanent signs and their associated lighting fixtures complement the appearance and architecture of the building and site.

         (i)    All new buildings and alterations to existing buildings should be designed to create appropriate and clearly identifiable locations for occupants' signs.

         (ii)   If a new or renovated building facade does not include a clearly identifiable location for a sign, the owner and AHBR will determine the appropriate location.

         (iii)   If a specific sign proposal is submitted with the building plans and is therefore available during the architectural review process, the sign proposal should be used as a guide for making the above determinations.

   b.   Requirements for variety. Within a neighborhood or area, substantial variety in architectural style, types of ornament and detail, and materials is desirable.

      (1)   Single family or two family residential buildings in proximity to each other on the street shall not look alike. The property being reviewed shall be compared to the buildings on the three lots on either side of it, and to the building on the lot facing it across the street, and to the two lots on either side of that building. (3) In cases where this description is not conclusive in determining the referent properties, the diagrams will prevail. Notwithstanding the above, the referent properties will not include any of the following:

         (i)   Properties which face onto a different street than the proposed property, unless they are actually adjoining or directly across a street (as in a corner situation). (3C, and 3F)

         (ii)   Properties where all parts of the house are outside a 1,000 ft. radius from the front door of the proposed house. (3G) 

      (2)   The following shall determine whether buildings "look alike".

         (i)   Buildings which are different in type (as described in Part IV of these Standards) do not, by definition, look alike. (2) 

 

 

         (ii)    Buildings which are the same type must differ from one another in two of the following: A. wall material, B. architectural style, C. major features such as porches or turrets, D. organization and number of bays, E. wing configuration, or F. roof shape. These terms are defined in Appendix II.

      (3)    Except in the case of accessory buildings, historic buildings or buildings contributing to a historic district, no requirement of these Standards shall be interpreted to require a particular architectural style for any building.

   c.    Architectural character. 

      (1)    The main building of an institutional use shall have an architectural character consistent with its public nature. It shall be easily distinguished from residential buildings.

      (2)   The architecture of a commercial building may not act as a recognizable logo for a national corporation or franchise. The building architecture is deemed to be a "logo" when the specific business occupying the proposed building could still be easily identified if all the allowable signs were to be removed.

   d.   Accessory buildings (large). Accessory buildings greater than 79 square feet in gross area shall bear the following relationship to the main structure of the property.

      (1)   No accessory building may be larger in ground floor footprint or taller than the main body of the building, except for agricultural uses. The Planning and Zoning Code further restricts height in most districts.

      (2)   Enclosed accessory buildings shall incorporate some elements similar to the main body, for example similar corner boards, window types, or materials.

      (3)   The roof of an enclosed accessory building should be the same roof shape as the roof of the main structure.

      (4)   Open garden structures such as pergolas and gazebos, hoop houses, and enclosed greenhouses which are primarily glass, shall not be subject to the above restrictions.

      (5)   All facades (including the rear) over twelve (12) feet long shall have at least one window or door opening. Fenestration placement on the accessory structure shall be proportional to the house.

   e.   Accessory buildings (small). Accessory buildings less than 79 square feet in gross area shall be screened from view from the public way to the extent possible on the site.

      (1)   Accessory buildings less than 79 square feet in gross area shall be screened from view from the public way to the extent possible on the site.

      (2)   Small accessory structures shall not be constructed of prefabricated metal or synthetic panels.

   f.   Fences. 

      (1)   The finished side of all walls and boundaries must face the common property line boundary, or the public way.

      (2)   Except in District 8, only the following fence materials shall be allowed: wood (or vinyl closely resembling wood), wrought iron (or aluminum closely resembling wrought iron), stone, or brick. All other fence materials, including chain link and vinyl-clad chain link, are prohibited.

      (3)   Fence heights and materials shall be compatible with their site location and surrounding development. Fences in the front yard shall be more formal in design and lower in height when sited close to the street or sidewalk. Fences in the rear yard offer more flexibility with greater allowance for height and design.

      (4)   Fence materials for general agricultural operations may be more informal in design and include mesh wire and cable wire.

   g.   Details for New Residential Construction, Additions and Alterations. 

      (1)   All steps in front of doors must be the full width of the opening, regardless of whether all portions of the opening are functioning doors. All steps shall incorporate closed risers and double handrails, when handrails are proposed.

      (2)   All chimneys must match the foundation material. Fireplace vents, when incorporated, shall be located at the rear elevation.

      (3)   Exposed foundations and tie courses shall be of a consistent material on all elevations.

      (4)   All skylights must be flat, no bubble type.

      (5)   All decks and porches without a perimeter foundation exposing more than eighteen (18) inches between the facia and the grade must be screened with compatible materials or landscaping unless a full story is exposed below.

      (6)   Exposed exhaust or vent pipes shall not be evident on any of the facades of the building.

      (7)   Utility meters and equipment shall be located at the side and rear elevation.

      (8)   Large expanses of blank wall are to be avoided. Fenestration placement should be at a maximum of approximately every 12 feet.

      (9)   Enclosed porches and additions on existing decks shall incorporate skirting material compatible with the structure.

      (10)    Glass block windows shall only be permitted for side and rear elevation basement level windows located at or below the exposed foundation.

      (11)   Replacement wall and roof materials should be blended across a facade (rather than small patch areas) to ensure compatibility with existing materials.

   h.   Mechanical Equipment. All mechanical equipment must be screened from public view whether on the ground (with acceptable fencing or landscaping), or on the roof (with parapets). Mechanical roof screens are not acceptable. A Sight Line study must be submitted showing mechanical equipment is not visible from the centerline of surrounding streets and property lines.

Section III-2. - Alterations to existing properties - all types.

Section III-3. - Combination types

Section IV-1. - Single Story Simple Mass

   a.   Identifiers. This type has a simple mass main body and no subordinate wings, except for small wings which extend from the rear of the main body. The main body is a single story tall and it is rectangular in shape. There may be minor recesses or projections in the main body. (4) 

   b.   Mass. The main body must be the largest visible mass.

      (1)   Rear wings may not be larger or taller than the main body of the structure, but they may be the same height.

 

      (2)   For new construction, an attached garage may be located in the main body of the building only if it is entered from back yard or side yard.

      (3)   In order to avoid very large, simple blocks of buildings, this type may not be used for new construction where the first floor plan is larger than 2,000 square feet in gross area.

   c.   Roof. The roof of this type may be the following: gabled, hip, or gambrel; and any orientation (i.e. front facing gable). Flat roofs may be used for this type in specific districts only (see Chart).

      (1)   Single roof planes covering over 1,000 square feet must be broken up by dormers, cross-ridges, minor roofs, chimneys or similar features.

   d.   Materials. 

      (1)   The walls of the main body must be all one material, or an additional material may be used to call attention to the composition. For example a second material may be used on building projections gable ends, entrance recesses, or to emphasize the horizontal or vertical divisions of the building.

      (2)   The materials used in the main body must be applied consistently on that mass on all sides of the structure.

   e.   Openings. The openings (doors and windows) in a structure generally define the composition the structure.

      (1)   The main body may be symmetrical or asymmetrical, but must be designed to stand alone as a resolved composition.

      (2)   Doors and windows on the public faces of a building should be arranged so that they are regulated by a system of (invisible) parallel and perpendicular lines.

      (3)   The building shall have a typical window used for most windows.

      (4)   The main body may also have a special window type, to call attention to a special feature in the composition (e.g. centered over the door) or to use repetitively.

      (5)   Windows not on the public faces of a building may be arranged more informally and may vary in size.

   f.   Details. Details include window casings and surrounds, cornices, railings, corner boards, half timbers, foundation    walls, special brick coursing, quoins, shutters, and downspouts and gutters.

      (1)   Details in the main body must be consistently applied throughout all sides of the main body.

      (2)   Exposed foundation walls may not be constructed of unparged concrete block or concrete.

   g.   Projections. For the purpose of reviewing openings, materials and details, bays and other projections from the facade shall be treated as if they were part of the mass to which they are attached.

      (1)   Roofs on projections should match the roof material of the building, and to the extent possible, shall be same kind of roof. Natural finish metals such as copper, terne coated steel, or lead may be substituted for any roofing material.

      (2)   Projections which extend out from the mass to which they are attached more than five feet will be treated as wings, except for open porches, and single story additions off the rear of multi-story dwellings. If the roof line of the addition intersects the roof line of the existing dwelling, then the addition shall be classified as a wing. This guideline should not be construed to mean a masonry pier or continuous wall foundation is required upon the enclosure of an existing deck or porch.

      (3)   Materials used on an open porch or screen room need not be the same as other materials in the structure, but should be related to materials used in the details of the structure.

      (4)   Projections should be carried through to the foundation.

   h.   Additions. Additions to this type of building usually involve adding wings to the sides or the rear of the building.

      (1)   An addition of a side or rear wing to this type requires that the wing and its relationship to the main body comply with requirements for wings as stated in Section IV-3.

      (2)   Projections may be added to the main body as long as these follow the guidelines in Section IV-1 part g.

      (3)   Additions should be designed to be compatible with the main structure by incorporating materials and a foundation to match. This guideline should not be construed to mean a masonry pier or continuous wall foundation is required upon the enclosure of an existing deck or porch.

   i.   Alterations. Alterations made to this type structure shall be allowed if the effect is to produce a structure which would be compatible with these guidelines.