This article of the Zoning Ordinance sets forth design guidelines and procedures for enforcing the guidelines that apply to Zones 5 and 6, the Office and Commercial Zones of the City. The purpose of the design guidelines is to ensure that development in the Orchard Lake Road corridor is consistent with goals, policies, and visions set forth in the City's Master Plan. A primary goal of these standards is to upgrade the appearance of the commercial districts and preserve their relevance as commercial centers for area residents, while maintaining the viability of local-serving businesses. These design guidelines are intended to be a resource for the City Officials, property owners, and developers when approaching growth and development issues in the Orchard Lake Road corridor. Other specified purposes include:

A.

To implement standards that encourage the best and consistent quality design in a conservative and traditional manner.

B.

To achieve a harmonious character between building façades.

C.

To allow individual expression of a retail business within the scope of compatibility.

D.

To encourage property owners and proprietors to understand and appreciate the spirit and architectural enhancements that the guidelines are intended to promote.

E.

To encourage harmonious signage and illumination.

F.

To provide guidance to applicants so they understand the City's design vision and objectives when considering expansion or renovation of their establishments.

(Ord. of 2-21-2023)

Within this Article only, the following terms have the meaning ascribed to them in this Section:

Alteration. Modifications or adjustments that change the façade or other exterior elements of a building.

Cast Stone. A refined architectural concrete building unit manufactured to simulate natural cut stone, used in unit masonry applications.

Cultured Stone. Manufactured stone veneer made of lightweight aggregate materials cast in flexible molds and colored with iron oxide pigments. Cultured Stone is a trademark product manufactured by Owens Corning.

E.I.F.S. Exterior Insulation Finishing System, also known as synthetic stucco.

Fypon. Decorative urethane millwork, a trademark product. In this Article, Fypon is used as a generic name for decorative millwork made from polymers, such as urethane, poly-vinyl chloride, etc., for descriptive purposes. This Article does not endorse any specific brand.

Massing Model. A three-dimensional model of a building that is intended to show the height, width, depth, and basic features of the building, but typically does not show detailed features, such as façade material, colors, etc.

Natural Colored. A color that is present in or product by nature, particularly an earth tone color that draws from a color palette of browns, tans, grays, greens, and some reds. The colors in an earth tone scheme are muted and flat in an emulation of natural colors found in soil and rock.

Oil Canning. A perceived waviness across the flat areas of sheet metal panels, typically caused by uneven stress at fastening points.

Primary Opaque Surface. The predominant exterior finish material, excluding windows, constituting at least seventy-five percent (75%) of the exterior façade.

Renovation. To alter the exterior of a building to the standard of the Ordinance.

Secondary Opaque Surface. An exterior finish material, excluding windows, that constitutes less than twenty-five percent (25%) of the exterior façade.

Stucco. Stucco is made of Portland cement, sand and water. Stucco is usually applied over an expanded metal lath that is fastened with staples or screws through wall sheathing into studs. The material is generally applied in three coats - the scratch coat, the brown coat, and the finish coat. The finish coat is usually an integral color and is where texture is also achieved.

Traditional. As applied to building design, "traditional" refers to architecture that was predominate in the pre-WWII era, and was characterized by craftsman-like detail, human scale, and use of study materials.

(Ord. of 2-21-2023)

The design guidelines set forth in this Article apply to any alterations, renovations, or new construction of a building or place of business located in any Professional Office (Zone 5) or Local Business (Zone 6) district. It is intended that these guidelines govern only the exterior appearance of commercial buildings. It is intended that uses maintain conformity with Zone 5 and Zone 6 standards, as applicable, as well as the design guideline set forth in this Article. In the event there is a conflict between that design guideline and the zoning requirements, the design guidelines shall govern.

(Ord. of 2-21-2023)

The procedures in this section are intended to provide a consistent and uniform method of design review of proposed development plans, to ensure full compliance with the standards contained in this Ordinance.

A.

Application Forms and Documentation. The application for design review shall be made on the form and according to the guidelines provided by the Building Official. The application materials and twelve (12) copies of the site plan shall be submitted to the Building Official.

B.

Application Preparation. The application shall be prepared in the manner specified in the section and on the application form. The application shall include twelve (12) copies of the following information, at minimum:

1.

A colored illustrative site plan, drawn to scale, showing the location, type, size and dimensions of existing and proposed structures, including adjacent structures within seventy-five (75') feet of the site.

2.

Photographs showing the proposed building site and surrounding properties (within 150 feet of the site). Applications for renovations and/or additional structures shall depict existing structures to be renovated and their relationship to adjacent properties.

3.

Colored front and rear façade elevations and side façade elevations, where there are no adjoining buildings, showing types and colors of surface materials. The type of materials used on exterior surface must be filled out on the drawings. Adjacent buildings must be included in the elevations so that the Planning Commission can evaluate the scale and relationship of adjoining buildings.

4.

Building floor plans.

5.

Landscape plan, indicating the location, type, size and number of shrubs, trees and other live plant material, existing and proposed.

6.

Samples of exterior building material, including but not limited to:

a.

Bricks and mortar in the proposed color.

b.

Glass samples, but only if glass is to be tinted.

c.

Cross-section of window frame in the proposed color.

d.

Color samples of all exterior used colors.

e.

Awning fabric sample if awnings are to be used.

f.

Representative color pictures of exterior doors.

7.

Accurately colored and detailed three dimensional images of the proposed building from at least two vantage points. (For small projects, where the design changes focus primarily on alterations to a front façade, the requirements for computer images may be waived).

C.

Review Procedures.

1.

Coordination with Site Plan Review. It is intended that the design review described therein take place early in the design process, prior to formal site plan review as described in Section 4.33. However, this does not preclude an applicant seeking design review and site plan review simultaneously.

2.

Initiation of Design Review. The applicant shall initiate design review by submitting an application, which will be placed on the Planning Commission agenda by the City Clerk. The initiation of design review should occur early in the design process, at a point when the ideas of the Planning Commission will have the most beneficial influence.

3.

Review and Revision. The Planning Commission shall review the plans in relation to applicable standards and regulations, and in relation to the purpose of this Article. The applicant may request additional meetings with the Planning Commission as needed during the design process. Alternatively, the Planning Commission may advise the applicant that revisions are necessary to bring the plan into compliance with applicable standards. All additional meetings shall be scheduled through the City Clerk.

4.

Determination. The Planning Commission shall make a determination on a plan based on the requirements and standards in this Ordinance. By a majority vote of its members, the Planning Commission may approve, approve with conditions, or deny a proposed design as follows:

a.

Upon determination by the Planning Commission that the plans are in compliance with the guidelines, goals, and policies set forth herein, and that the proposed development would enhance the aesthetic appeal of the commercial corridor, the Planning Commission shall approve the plans.

b.

The Planning Commission may approve with reasonable conditions when the Planning Commission believes that the plans are largely consistent with the guidelines, goals, and policies set forth herein, but the Planning Commission has identified specific improvements that would achieve greater consistency with the urban design goals and policies of the City.

c.

Upon determination by the Planning Commission that the plans do not comply with the guidelines, goals, and policies set forth herein, that the plan would detract from the aesthetic appeal of the commercial corridor, and that no further revisions are forthcoming from the applicant, the Planning Commission shall deny the plans.

5.

Report. Upon completion of its review, the Planning Commission shall complete a report summarizing its findings and decision, a copy of which shall be sent to the applicant and to the City Council. The Planning Commission may delegate this task to the City Planner or the City Clerk.

6.

Professional Assistance. The Planning Commission may seek the services and input of the City Planner or other design professional to help evaluate proposals and formulate recommendation.

7.

Deviation from the Design Guidelines. It is intended that the Planning Commission shall have flexibility in the application of these guidelines to alterations and renovations. Accordingly, deviation from these design guidelines shall be permitted for alterations and renovations (but not new construction) by the Planning Commission where such a deviation would be consistent with the Purposes of this Article. and where, because of the specific circumstances, such a deviation would enhance the aesthetic appeal of the commercial corridor, to a greater extent than the application of conventional standards contained herein. In determining whether a deviation should be permitted, the Planning Commission shall consider the following:

a.

The extent to which the project advanced policies and provisions in the City's Master Plan.

b.

The extent to which the deviation permits greater conformity with the Zoning Ordinance standards.

c.

The overall positive effect the project will have on the area in which the project is proposed.

d.

The extent to which the deviation would alleviate undue burden upon the developer or property owner, taking into account current leasing, housing, commercial, or other market conditions.

e.

The extent to which the deviation would accommodate future uses contemplated by these design guidelines, the Zoning Ordinance, or the Master Plan.

f.

The extent to which the deviation accommodates requirements related to national, state or local historic designation.

g.

The project is an alteration or renovation of a building that largely otherwise conforms to the design guidelines.

(Ord. of 2-21-2023)

A.

Exterior Building Materials.

1.

Primary Opaque Surface.

a.

At least seventy-five percent (75%) of the exterior opaque material on each elevation shall be brick or stone.

b.

Brick shall be a medium-dark warm earth tone. Painting brick is generally prohibited unless the existing brick color is prohibited and the alteration or renovation project is proposed to paint the brick to a conforming color.

c.

Recommended stone materials include fieldstone, limestone, sandstone, and cultured stone.

d.

Aluminum siding is prohibited as a primary, secondary, or trim material.

e.

The Planning Commission may modify the 75% exterior finish requirement for renovations/alterations, not new construction, if the proposed project is found to meet the objectives of this Article.

2.

Secondary Opaque Surfaces. Secondary opaque surfaces may include:

a.

Natural or cultured stone.

b.

Cast stone.

c.

Untreated copper.

d.

Stucco or E.I.F.S.-type material, provided that the stucco does not constitute more than fifteen percent (15%) of the opaque materials on each elevation. Stucco or E.I.F.S.-type material shall be natural colored.

3.

Accent Materials. The following materials are recommended for cornices, bases, and decorative accent trim:

a.

Stone (unpolished, cast or rock-faced).

b.

Untreated copper.

c.

Aluminum or painted steel structural shapes provided they are painted a dark tone.

d.

Wood trim, with mitered outside corners, consisting of premium grade cedar, redwood, mahogany or teak if left unpainted. A lesser exterior grade of wood may be used if it is painted.

e.

E.I.F.S. Synthetic materials such as fiber cement board, cultured stone, or Fypon-type materials may be used provided they are used to accurately resemble traditional building materials.

4.

Parapet, Flashing, Coping. The following materials are recommended for parapets, flashing and coping.

a.

Untreated copper. This material must be installed properly to minimize "oil canning".

b.

Brick.

c.

Stone (unpolished, cast).

d.

Wood trim with mitered outside corners, consisting of premium grade cedar, redwood, mahogany or teak if left unpainted. A lesser exterior grade of wood may be used if it is painted.

e.

Metal coping.

f.

All coping must be of a dark color, excluding natural color brick or stone.

5.

Awnings. Awnings are permitted subject to the following requirements:

a.

Fabric awnings must be heavy canvas fabric.

b.

Dark subtle colors are encouraged. Very bright "iridescent" colors yellow, pink, purple, etc. are prohibited.

c.

Backlit awnings are prohibited.

d.

Awnings with graphics or lettering are considered signs and are subject to approval as such.

e.

Striped awnings should have minimum contrast.

6.

Glass.

a.

Windows bring life to a commercial district, allowing passers-by and patrons to see the goods and activities within a business. Thus, widespread use of windows, particularly for the first floor front façade, is encouraged.

b.

Mirrored or reflective glass is prohibited. Brown or gray tinted glass not to exceed twenty percent (20%) tint is permitted.

c.

Blank building walls with little detail or variety along primary façade shall be avoided.

d.

Window framing shall be a dark tone.

7.

Roofs.

a.

Pitched roofs shall be covered with asphalt shingles, slate, or steel roofing. Roof colors shall be earth tones, grays, or deep red to complement brick color. However, the Planning Commission may approve another roof color which it determines is compatible with the color scheme for the commercial building or shopping center.

8.

Doors.

a.

At minimum, forty percent (40%) of the main entry door shall be composed of glass.

b.

If glass doors are inappropriate for a business, then well-detailed wood doors shall be used. Synthetic wood (polymer) doors are acceptable, provided they are of sufficiently high quality to resemble wood adequately and hold up to weather conditions well.

c.

Door framing shall be a dark tone.

B.

Compatibility between Adjoining Buildings.

1.

Height. A proposed commercial building should respect the scale of adjacent buildings, and, where desirable, provide an orderly transition to the different scale or development. Stair-stepping buildings' height, breaking up the mass of the building and shifting buildings' placement can mitigate the impact of differing building scales and heights. Buildings' height must comply with the requirements in Article XII, the Schedule of Regulation.

2.

Rhythm of Windows and Doors. Building rhythm relates to the horizontal and vertical patterns expressed by architectural features, such as window, doors, cornices, columns, or variations in massing. New developments should respect rhythm established by adjacent buildings. Examples of building rhythm include horizontal and vertical banding with different colors or materials, groupings of windows, regular or repetition of storefront details, or consistent sign design and placement.

3.

Relation of Building Masses and Spaces. Building mass should be balanced with an appropriate amount of well-designed, well-placed open space. Property owners are encouraged to provide well-designed, landscaped outdoor open spaces for the use and enjoyment of employees and customers.

C.

Exterior Architectural Appearance.

1.

Roofs. Variations in the roofline are required to reduce the scale of the structure and add visual interest. Rooftop equipment shall be screened from view by parapet walls or other architectural elements which complement the overall building design. Pitched roofs shall be harmonious with adjacent buildings. Flat roofs shall have parapets that shall be used to conceal roof top equipment from view. Parapets shall feature three-dimensional cornice treatments. Pitched roofs shall be no shallower than 6:12 (6-foot rise for each 12 feet horizontal).

2.

Architectural Details.

a.

Architectural details shall be provided at the ground floor elevation to enhance the appearance and ambience of the pedestrian environment. Details shall include window and door trim, recessed entries, awnings, decorative lighting and other features.

b.

Architectural details, including signs, materials, colors, and textures, shall be compatible with architectural details on surrounding buildings, recognizing that dissimilarity can be mitigated by separation, a landscape buffer/screen, or other techniques.

3.

Facade Lines Shapes and Profile. The horizontal and vertical lines of the primary façade, as well as the overall shape and profile of the façade, shall be consistent with similar design elements on adjoining façade.

4.

Signs and Similar Advertising Features.

a.

The size, location, design, color, texture, lighting and materials of all permanent and temporary signs and outdoor advertising structures or features shall not detract from the building architecture or from the use and enjoyment of the building.

b.

Signs shall comply with the regulations in Article VI-A of the Zoning Ordinance.

c.

Signs shall be architecturally compatible with the style, composition, materials, colors, and details of the building. Signs shall be an integral part of the building and site design.

d.

A sign program (permitted dimensions, colors, placement, etc.) shall be developed for buildings that house more than one business. Signs need not match, but shall be compatible with one another.

e.

Signs consisting of individual letters shall be mounted on a raceway, consisting of a long sheet metal channel box, usually fabricated from aluminum, which contains the transformers and high voltage wiring for the sign.

5.

Energy Efficiency. Proposals are encouraged to utilize energy-efficient technology and renewable energy resources and adhere to the principles of energy-conscious design with regard to orientation, building materials, shading, landscaping and other elements.

6.

Parking. Off-street parking areas should be located to the side or rear of buildings when reasonably possible.

7.

Landscaping.

a.

Landscaping should be used to enhance the appearance and character of the building and site, to accentuate key building features, to achieve a transition between dissimilar building elements, and to screen unsightly features. Landscaping must comply with Article IV-B of the Zoning Ordinance.

b.

The use of window boxes, hanging flower baskets, planters, and other seasonal landscaping is recommended, particularly around the building entrances. Permanent landscape features should be illustrated on the plans presented to the Planning Commission.

c.

Off-street parking lots shall be screened from adjacent residential districts with an evergreen screen sufficiently dense to provide an opaque appearance, such as arborvitae, pyramidal yews, spruce trees, etc., or by a six (6') foot high brick wall. Off-street parking lots shall be screened from adjacent roads with a three (3') [foot] high hedge, or three (3') [foot] high brick wall, or some combination thereof. Brick used for walls shall match the brick used on the building.

8.

Building Colors.

a.

Colors used on the exterior façade of buildings should be from a range of medium-dark warm earth tones; the range of colors used within traditional Midwestern architecture. Natural stone or marble colors are acceptable. Loud, garish, or fluorescent colors, e.g., yellow, pink, purple, bright red, etc., are discouraged and shall be used sparingly and only as accents; such colors shall not be used as the predominant color on any wall or roof of any building and must be approved by the Planning Commission. Accent colors are defined as supplementary colors that typically compliment or contrast with the primary color. The developer should strive to select exterior building colors that are compatible and harmonious with the purpose of these guidelines and with the colors on adjacent buildings, when adjacent buildings comply with the guidelines set forth herein. Alternatively, dissimilar colors can be separated by a definitive building detail. All material or color changes shall be reviewed by the Planning Commission and authorization by the Planning Commission is required prior to any material or color changes.

9.

Franchise Architecture. Franchise businesses with standardized architecture and signage (building design and signage that is trademarked and identified with a particular chain or corporation) shall be subject to these design guidelines. Accordingly, adjustments to the types of exterior materials, the character and brightness of signs, and other architectural elements may be necessary to achieve compliance with these guidelines.

10.

Validity. Approval of building architecture by Planning Commission shall be valid for a period of one calendar year from the date of approval. The Planning Commission may, at its discretion, grant an additional year extension if the applicant demonstrates that they are working actively towards implementing the project and approved changes.

(Ord. of 2-21-2023)