Preston City Zoning Code
ARTICLE IX
Design Guidelines and Standards
§ 210-46 Lighting standards.
A.
Purpose and intent. The purpose and intent for establishing lighting design standards is to integrate lighting components into the design of all new development, redevelopment, and infill development applications. The Preston community expects every developer, large or small, to adhere to the design standards and guidelines manual and the following basic design provisions in Subsection D below.
C.
Applicability. The provisions of the lighting design standards apply to any development that involves subdivision approval or the addition of public streets, or any commercial development or redevelopment in any zoning district. An exterior lighting plan shall be submitted to the Town whenever subdivision or site plan approval is sought in order to determine whether the provisions of this section have been met and that adjoining property will not be adversely impacted by the proposed lighting.
D.
Design provisions. The Planning Commission will rely on the lighting design standards concerning design, preservation of neighborhood and community character, and compatibility, and to ensure light pollution is kept to a minimum.
(1)
General. In general, the following provisions apply to lighting proposed as part of any development set forth in Subsection C above:
(a)
Lighting shall be designed so as to prevent direct glare, light spillage and hazardous interference with automotive and pedestrian traffic on adjacent streets and all adjacent properties.
(b)
Light fixtures shall be designed as an integral design element that complements the design of the neighborhood through style, material, color, and creativity.
(c)
All utility lines shall be installed underground.
(d)
Street pedestrianway lights shall be decorative and blend with the architectural style of the neighborhood.
(e)
Flickering or flashing lights are prohibited.
(f)
Light sources shall not be located within buffer areas except on pedestrian walkways.
(g)
Lighting that unnecessarily illuminates and/or substantially interferes with the use or enjoyment of the surrounding area (including but not limited to both the ground lot as well as the air space above) is prohibited.
(h)
Lighting fixtures should not exceed the minimum height and power necessary to accomplish their intended function.
(2)
Residential. In addition to the general provisions set forth in Subsection D(1) above, the following provisions apply to lighting for residential uses and development:
(a)
Multifamily residential units shall be adequately lighted to ensure public safety and the security of the buildings.
(b)
Lighting on individual streets shall be designed consistent with the planned function of the street without excessive illumination.
(c)
Porch light and yard post lighting shall be incorporated into the streetlighting design in residential developments.
(d)
Lighting on pedestrianways, including sidewalks and mid-block pedestrian cut throughs, should not conflict with street trees.
(3)
Nonresidential. In addition to the provisions set forth in Subsection D(1) above, the following provisions apply to lighting used for nonresidential uses (including but not limited to commercial, civic, recreational, fraternal, and religious facilities):
(a)
All exterior lighting shall be shielded so as not to shine directly onto surrounding properties or public ways or rights-of-way, except as planned and approved for safety purposes. In addition, the globe, lens, bulb, or filament should be shielded to not be visible from adjoining properties.
(b)
Lighting shall be designed to provide uniform illumination of the property to prevent extreme contrasts between light and dark areas and to provide for adequate safety and security.
(c)
Lighting may be used to accent key architectural elements and/or to emphasize landscape features. Architectural lighting shall be recessed under roof overhangs or generated from concealed, low-level light fixtures.
§ 210-47 Parking design standards.
A.
Purpose and intent. The purpose and intent for establishing parking design standards is to integrate parking components into the design of all new development, redevelopment, and infill development applications. The Preston community requires every developer, large or small, to adhere to the design standards and guidelines manual and the following basic design provisions in Subsection D below.
B.
Specific goals and objectives. The goals and objectives of the parking design standards are to:
(1)
Balance the need for parking without compromising the village character of the community;
(2)
Provide for safe and secure pedestrian movement between parking areas and residential and nonresidential uses;
(3)
Integrate parking into the overall vehicular and pedestrian transportation system;
(4)
Minimize impact to the environment through innovative site design;
(5)
Ensure public safety and security; and
(6)
Facilitate access by emergency services and vehicles.
C.
Applicability. The provisions of the parking design standards apply to any development that involves subdivision approval or the addition of public streets, or any commercial development, residential development involving multifamily units, or redevelopment in any zoning district. A parking plan shall be submitted to the Town whenever subdivision or site plan approval is sought in order to determine whether the requirements of this section have been met. Parking standards are flexible and take into account off-site parking.
D.
Design provisions. The Planning Commission will rely on the parking design standards concerning design, preservation of neighborhoods and community character, and compatibility.
(1)
All developments in all zoning districts shall provide adequate parking as approved by the Planning Commission.
(2)
Parking areas should be small scale, and highly landscaped.
(3)
Parking should not be a dominant site feature and should be screened, landscaped, and lit to assure public safety, and distributed around the sides and rear of commercial buildings to avoid a "sea of asphalt" appearance.
(4)
In Storefront Areas and Village Center Areas, parking should consist of ample on-street parking and small lots located to the side or rear of buildings and screened from the main commercial street.
(5)
Parking lots should not be located on street corners and intersections.
(6)
Parking lots should not be located at terminal vistas.
(7)
Parking lots should not be located near parks or public squares unless designed to serve the park.
(8)
Access to parking should be provided from rear driveways where possible.
(9)
All parking lots should be screened and oriented to minimize visual and noise impacts on adjacent residential properties.
(10)
Planted islands should be constructed at least every 10 parking spaces.
(11)
Parking areas in adjacent commercial uses should be interconnected to minimize traffic on adjacent streets.
(12)
Shared parking arrangements are encouraged.
(13)
Where parking lots cannot be interconnected, planting strips of at least 10 feet in width should be installed.
(14)
Landscaping shall not create a traffic safety problem either in the present or inevitably in the future.
(15)
Parking blocks should be oriented to buildings to allow pedestrian movement down and not across rows.
(16)
Through access should be provided within and between parking blocks; dead-end drives are strongly discouraged.
(17)
On-street parallel, angled, or head-in parking may be appropriate in commercial areas.
(18)
Parking areas should be designed so that vehicles cannot extend beyond the perimeter of such area onto adjacent properties or public rights-of-way. Such areas should also be designed so that vehicles do not extend over sidewalks or tend to bump against or damage any wall, vegetation, or other obstruction.
(19)
Parking areas for all development should be designed so that sanitation, emergency, and other public service vehicles can serve such developments.
(20)
Circulation areas should be designed so that vehicles can proceed safely without posing a danger to pedestrians or other vehicles and without interfering with parking areas.
(21)
Any lighting used to illuminate off-street parking areas should not be directed toward any adjoining residential zone or uses and any public or private right-of-way.
(22)
Adequate parking should be provided in residential areas through a combination of on-street and off-street parking.
(23)
Parking areas shall comply with state and county stormwater regulations. Use of innovative techniques and landscaping to meet the requirements is encouraged.
(24)
Parking areas shall consist of an all-weather surface. Dirt is not considered an all-weather surface.
§ 210-48 Street design standards.
A.
Purpose and intent. The purpose and intent for establishing street design standards is to integrate street design components into the design of all new development, redevelopment, and infill development applications. The Preston community expects every developer, large or small, to adhere to the design standards and guidelines manual and the following basic design provisions is Subsection D below.
B.
Specific goals and objectives. The goals and objectives of the street design standards are to:
(1)
Provide streets that create a positive visual image from the vehicle and a sense of focus and enclosure;
(2)
Design a permanent and functional street network;
(3)
Encourage use by vehicles, cyclists, and pedestrians;
(4)
Promote safety through traffic calming and street design; and
(5)
Ensure safe and efficient movement of all modes of transportation.
C.
Applicability. The provisions of the street design standards apply to any development that involves subdivision approval or the addition of public streets, or any commercial development or redevelopment in any zoning district. A street plan shall be submitted to the Town whenever subdivision or site plan approval is sought in order to determine whether the standards set forth in this section have been met.
D.
Design provisions. The Planning Commission will rely on the street design standards concerning design, preservation of neighborhoods and community character, and compatibility. Design provisions shall be consistent, in every way, with the specifications in Article IV of Chapter 175, Subdivision of Land. When unclear, it shall be determined by the Planning Commission and the Board of Zoning Appeals.
(1)
General.
(a)
Streets shall be laid out in a hierarchical network: major collector, commercial, minor collector, local, minor local, alley, and service lane.
(b)
Streets should be designed to create the form and scale of the community and to accommodate the pedestrian, cyclist, and the vehicle, with particular emphasis on accommodating emergency vehicles.
(c)
Street layout should be composed of interconnecting narrow streets laid out in a modified grid.
(d)
Streets should connect to at least two other streets. Culs-de-sac and dead ends should be avoided.
(e)
Where applicable, streets should be designed for two-way traffic.
(f)
Streetscapes should be defined through the use of uniform setbacks along a build-to line (BTL). The streetscape may also be reinforced by lines of closely planted shade trees, and may be further reinforced by walls, hedges, or fences which define front yards.
(g)
Buildings should be located to front towards and relate to public streets both functionally and visually to the greatest extent possible. Buildings should not be oriented to front toward a parking lot.
(h)
Distinct (e.g., patterned) pedestrian crosswalks should be installed at intersections and any other location where pedestrian systems cross a street.
(i)
Traffic calming should be an integral part of the overall street design.
(j)
Street trees should be planted along all street rights-of-way.
(k)
Street widths should be the minimum necessary to maintain the desired design speed and traffic volume.
(l)
Development plans should address improvements to off-site roads that serve a project, including off-site pedestrian linkages.
(m)
Streets shall be paved with durable material acceptable to the Town's consulting engineer.
(2)
Major collector street. In addition to the provisions set forth in Subsection D(1) above, the following standards apply to major collector streets:
(a)
Speed limit shall be a maximum of 30 miles per hour.
(b)
Travel lane width shall be 12 feet.
(c)
Landscaped bump-outs should be provided in the parking lane to avoid the use of the parking lane as a travel lane.
(d)
A bicycle lane, separate from motor vehicle traffic, should be provided on collector streets. Bicycle lanes can be provided in medians.
(e)
Planting strip, or verge, between the sidewalk and curb should be a minimum of six feet.
(g)
Pedestrian bump-outs are required for undivided major collector streets.
(h)
Direct access onto major collector streets from residential property is discouraged.
(i)
Curb radii should be 20 feet with a clear zone radius of 30 feet.
(3)
Commercial collector street. In addition to the provisions set forth in Subsection D(1) above, the following standards apply to a commercial collector street, which is defined as a road which is designed to carry traffic to and through a commercial businesses area and to provide access to commercial shared parking facilities and local streets:
(a)
Speed limit shall be a maximum of 20 miles per hour.
(b)
Travel lane width shall be 10 feet.
(c)
Planting strip, or verge, between the sidewalk and curb should be a minimum of six feet.
(d)
Street trees and landscaping should provide shade, rest area and coverage, and shall comply with § 210-50, Landscaping and environmental standards.
(e)
Pedestrian bump-outs are required on corners and where pedestrian crossing is encouraged.
(f)
Direct access onto commercial streets is permitted.
(g)
Curb radii should be 15 feet with a clear zone radius of 20 feet. Curb radii may be greater on truck routes for deliveries.
(4)
Subcollector street. In addition to the provisions set forth in Subsection D(1) above, the following standards apply to subcollector streets:
(a)
Speed limit shall be a maximum of 25 miles per hour.
(b)
Travel lane width shall be 10 feet.
(c)
Planting strip, or verge, between the sidewalk and curb should be a minimum of six feet.
(e)
Pedestrian bump-outs may be required at appropriate locations.
(f)
Direct access onto minor collector streets is permitted.
(g)
Curb radii should be 20 feet with a clear zone radius of 30 feet.
(5)
Local street. In addition to the provisions set forth in Subsection D(1) above, the following standards apply to local streets:
(a)
Travel lane width shall be 10 feet.
(b)
On-street parking is permitted on both sides of the street with Planning Commission approval but with no parking within 30 feet of the tangent point of the curb.
(c)
Planting strip, or verge, between the sidewalk and curb should be a minimum of three feet.
(e)
Direct access onto local streets is permitted.
(f)
Curb radii should be 20 feet with a clear zone of 30 feet.
(6)
Minor local street. In addition to the provisions set forth in Subsection D(1) above, the following standards apply to minor local streets:
(a)
Speed limit shall be a maximum of 15 miles per hour.
(b)
Travel lane width shall be 10 feet.
(c)
On-street parking is permitted on one side of the street with no parking within 30 feet of the tangent point of the curb.
(d)
Planting strip, or verge, between the sidewalk and curb should be a minimum of three feet.
(f)
Direct access onto minor local streets is permitted.
(g)
Curb radii should be 20 feet with a clear zone of 30 feet.
(7)
Alley. In addition to the provisions set forth in Subsection D(1) above, the following standards apply to alleys:
§ 210-49 Sidewalks, curbs and gutters.
A.
Purpose and intent. The purpose and intent for establishing design standards for sidewalks, curbs, and gutters is to integrate sidewalks, curbs, and gutter design components into the design of all new development, redevelopment, and infill development applications. The Preston community expects every developer, large or small, to adhere to the design standards and guidelines manual and the following basic design provisions in Subsection D below.
B.
Specific goals and objectives. The goals and objectives of the sidewalks, curbs, and gutter design standards are to:
C.
Applicability. The provisions of the sidewalk, curbs, and gutter standards shall apply to all new development, infill development, and redevelopment applications in all zoning districts. A sidewalk, curb and gutter plan shall be submitted to the Town whenever subdivision or site plan approval is sought in order to determine whether the requirements of this section have been met.
D.
Design provisions. The Planning Commission will rely on the Comprehensive Plan and the sidewalk, curbs, and gutter standards concerning design, preservation of neighborhoods and community character, and compatibility.
(1)
Sidewalks.
(a)
A continuous sidewalk system should provide pedestrian access from all residential units to all other land uses.
(b)
The sidewalks required by this section shall be at least five feet in usable width as measured from the back side of the curb and constructed according to the specifications set forth by the present building code, the county and the state (SHA) regulations. The Planning Commission may require the installation of walkways constructed with other suitable materials when it concludes that:
[1]
Such walkways would serve the residents of the development as adequately as concrete sidewalks;
[2]
Such walkways would be more environmentally desirable or more in keeping with the overall design of the development; and
[3]
Such walkways meet the requirements of the Americans with Disabilities Act.
(c)
The minimum pedestrian usage width for sidewalks in commercial areas is five feet. However, wider sidewalks may be necessary depending on the anticipated volume of pedestrian traffic or type of business use in a specific commercial area.
(d)
Pedestrian crosswalks should be located at all major pedestrian crossings.
(e)
Bump-outs should be provided at major pedestrian crossings on commercial streets and undivided major collector streets.
(f)
On major collector streets and in commercial areas, design features shall guide pedestrians to walkways and crosswalks by distinguishing pedestrianways from driving surfaces through use of specialty paving, bricks, landscaping beds and other features consistent with the community design.
(g)
Pedestrianways should be designed to discourage pedestrian traffic from walking through driving areas to access building entrances.
(h)
Utility structures and mailboxes should not be located so as to reduce the width of sidewalks.
(i)
Sidewalks should not be used for outdoor retail display area. However, if they are used for temporary displays a five-foot clear walking space must be provided.
(j)
Where appropriate, durable street furniture, trash receptacles, and other amenities should be placed along sidewalks without reduction of sidewalk width.
(2)
Curbs and gutters. Curbs and gutters are required on the entire street frontage of any parcel or lot, except alleys, unless alternative low-impact stormwater designs are approved by the Planning Commission.
(a)
Curbs and gutters shall be built to the construction standards and specifications currently in use by the State Highway Administration of Maryland or to Town standards and specifications, as determined by the Planning Commission.
(b)
Only one curb cut per street frontage should be allowed on residential lots that do not have alley access.
(c)
There should be a maximum of two curb cuts per commercial lot per street frontage.
(d)
In no case should over 60% of the street frontage per parcel be allowed as curb cuts for any entrances or exits into commercial uses.
§ 210-50 Landscaping and environmental standards.
A.
Purpose and intent. The purpose and intent for establishing landscaping and environmental standards is to integrate landscaping and environmental design components into the design of all new development, redevelopment, and infill development applications. The Preston community expects every developer, large or small, to adhere to the design standards and guidelines manual and the following basic design provisions in Subsection D below.
B.
Specific goals and objectives. The goals and objectives of the landscaping and environmental design standards are to:
(1)
Assure a desired character along public streets and public rights-of-way.
(2)
Reduce nuisances between adjoining land uses.
(3)
Minimize negative visual and environmental impacts of future development on existing uses.
(4)
Prevent the appearance of large expanses of man-made features.
(5)
Improve air and water quality, soil conservation, and erosion control measures.
C.
Applicability. The provisions of the landscaping and environmental design standards apply to any development that involves subdivision approval or the addition of public streets, or any commercial development or redevelopment in any zoning district. A landscaping and environmental plan shall be submitted to the Town whenever subdivision or site plan approval is sought in order to determine whether the requirements of this section have been met. Notwithstanding any provision to the contrary herein, the Planning Commission may waive any provision(s) of this section, if applicable, to achieve consistency with the provisions of any state and/or federal regulatory approval.
D.
Design provisions. The Planning Commission will rely on the Comprehensive Plan and the following landscaping and environmental design standards concerning design, preservation of neighborhoods and community character, and compatibility.
(1)
Landscaping, general.
(a)
Landscaping should emphasize native species trees, shrubs, and flowers to reduce maintenance, to help ensure longevity, and to reinforce the natural character of the area.
(b)
Ornamental species may be used only for complementary plantings.
(c)
Species should be selected partly on the basis of their visual appeal during different seasons of the year.
(d)
Landscaping should consist of a combination of grass, shade trees, understory trees, evergreens, flowers, and shrubs arranged in such a manner as to complement the proposed structure or project and its adjacent neighborhood.
(e)
To the extent possible, existing trees should be preserved and can count toward landscaping requirements.
(f)
If landscape materials are removed, they should be replaced with material of similar size, shapeliness, function, hardiness, longevity, and appearance.
(g)
The developer shall be responsible to assure the survivability of landscaping for two years.
(h)
A change of use of an existing facility, with or without new construction, should require landscaping improvements consistent with the intent of this chapter.
(i)
The Planning Commission, at its discretion, may require additional landscaping in addition to the landscaping plan proposed by the applicant.
(j)
Landscaping should be designed to improve stormwater runoff and bio-retention.
(2)
Buffers and screening.
(a)
Buffers and screening shall be designed to ensure that they do, in fact, function as "buffers and screens."
(b)
Bufferyards should be required to separate incompatible zoning districts and/or land uses from each other in order to eliminate or minimize potential nuisances.
(c)
Existing mature woodlands should be used whenever possible to serve as a bufferyard.
(d)
Bufferyards shall be shown on all development plans and approved by the Planning Commission.
(e)
Bufferyards shall not be located within any portion of an existing or planned public or private street or right-of-way.
(f)
Bufferyards may be used for passive recreation and pedestrian, bicycle and equestrian trails provided the width and function of the bufferyard is maintained.
(g)
Bufferyards may not obstruct the view from motor vehicles.
(h)
Bufferyards may be owned by any group or individual provided survivability and maintenance of the vegetation are ensured.
(3)
Trees.
(a)
Deciduous shade street trees at two inches diameter at breast height (dbh) ("street trees") shall be provided, in a landscaped area between the sidewalk and curb, along both sides of all newly created streets, where required.
(b)
Street trees shall be planted along internal streets, with at least one tree for every 40 feet of street frontage in all residential areas. Additional shade trees may be required in nonresidential areas.
(c)
Street trees similar in species to existing street trees shall be planted for infill and redevelopment projects to ensure a continuation of a streetscape.
(d)
The quantity, spacing, and species of tree shall be designed to create a sense of enclosure along the street when the trees reach full maturity.
(e)
Trees planted as part of a nonresidential site should be designed to complement and enhance the function of the street trees.
(f)
Trees shall not obstruct the view from motor vehicles.
(g)
Every development should strive to retain all existing healthy trees and large and champion trees.
(h)
The dripline of any retained large or champion trees shall be protected during site development.
(4)
Environmental standards.
(a)
A 100-foot natural buffer from all perennial streams shall be required for all development.
(b)
Permanent or temporary stormwater and/or sediment control devices shall not be permitted in the 100-foot buffer.
(c)
Encroachment into the buffer for road crossings is allowed if disturbance is minimized.
(d)
The 100-foot buffer requirement may be reduced to no less than 75 feet by the Planning Commission for the following:
[1]
If evidence is provided that the design, construction and use of the site will provide the same or better protection of water quality as the 100-foot buffer, and if evidence is provided that said development will meet all other applicable requirements, as required.
[2]
Other public or community facilities provided disturbance is minimized insofar as possible.
(e)
A fifty-foot buffer from all intermittent streams shall be required for all development. Permanent or temporary stormwater management and sediment control devices shall not be permitted in this buffer.
(f)
The Planning Commission may require the 100-foot perennial stream buffer be expanded to include contiguous 100-year floodplain and non-tidal wetlands. In addition, the Planning Commission may require the 100-foot perennial stream buffer be expanded to include hydric soils, highly erodible soils and soils on slopes greater than 15% that are contiguous with the perennial stream.
(g)
A twenty-five-foot buffer from all non-tidal wetlands shall be required for all development.
(h)
No structure, impervious surface or land disturbance shall occur on steep slopes unless the Planning Commission determines that the structure, impervious surface or land disturbance is necessary for stabilization of the slope.
(i)
A minimum fifty-foot buffer shall be established between development and the crest of slopes in excess of 25%.
(j)
Development shall address habitat of rare, threatened, and endangered species areas as described by the Maryland Department of Natural Resources.
(k)
Habitat corridors should encourage continuity with existing habitat corridors on adjacent properties, if possible.
(5)
Landscaping alternatives.
(a)
Natural growth may be retained on the site to meet the requirements of this section. The Planning Commission may require additional supplemental plantings to obtain the effect intended by the purpose and intent of these requirements.
(b)
Landscaping consisting of a combination of architectural materials, including fountains, special bricks, interlocking paving, decorative features, statues, and other combinations of landscaping features, materials, or plantings, including street trees, is encouraged.
§ 210-51 Commercial and residential development design guidelines.
[Amended 6-6-2016 by Ord. No. 2016-06062016]
A.
Purpose and intent. The purpose of these guidelines is to:
(1)
Improve and protect the visual appearance along major highways and street corridors;
(2)
Improve access and circulation to and within new and existing commercial and business sites;
(3)
Improve sales and property values;
(4)
Encourage new and improve existing design linkages between sites; and
(5)
Require context-sensitive site planning and building design.
B.
General commercial and residential design provisions. The following standards apply to all commercial and residential developments:
(1)
Relationship to surrounding development.
(a)
New, infill, and redeveloped commercial sites adjacent to or in relatively close proximity to residential uses should relate well to surrounding development. Such development should respect adjacent residential uses and surrounding neighborhoods by ensuring intensive operations, such as loading areas, do not adversely impact neighbors.
(b)
Commercial uses should transition to residential uses within a single block and be designed to seamlessly blend in with the change from commercial to residential character.
(c)
The Planning Commission may impose conditions upon the approval of development applications to ensure that commercial development projects will be compatible with existing neighborhoods and uses, including, but not limited to, conditions on the following:
(2)
Building design.
(a)
The primary mass of structures should include secondary projections that reduce the apparent scale, create visual interest, and promote compatibility with adjacent uses.
(b)
Building size and mass shall not dominate required landscaped buffers on Route 331. Commercial development projects should be compatible with or complement the established proportions and building mass of adjacent developments.
(c)
Smaller and lower building mass should be located near edges of commercial development where adjacent buildings are smaller or residential in scale.
(d)
Commercial development should be compatible with or complement the established architectural character of the surrounding area in terms of consistency of rooflines, roof materials and roof colors; similar window and door patterns; and similar decorative elements.
(3)
Multistory buildings greater than two stories.
(a)
The composition of the building should present a clearly recognizable base, middle, and top, or a clearly defined alternative building composition.
(b)
A recognizable "base" may consist of one or more of the following, but is not limited to:
(c)
A recognizable "top" may consist of one or more of the following, but is not limited to:
(4)
Architectural detail: facades and entrances.
(a)
Facades. Primary facades are defined as any side of a building that faces a public right-of-way or a noncommercial zoning classification.
(b)
Primary facades should be proportioned using features such as windows, entrances, arcades, arbors, and awnings along no less than 60% of the facade. A minimum of 25% of the entire such facade area should be composed of transparent materials, unless the Planning Commission finds that such transparency would be inconsistent with the operational requirements of the building. At least 1/2 of this amount should be provided so that the lowest edge of the transparent material is no higher than three feet above the street level.
(c)
The larger primary building facade should incorporate wall plane projections or recesses in order to break up the overall wall into smaller, appropriately scaled sections.
(e)
Building facades facing a primary access street should have clearly defined, highly visible customer entrances that include features such as the following:
(5)
Architectural detail: roofs. To the maximum extent practicable, where buildings are adjacent to residential uses, rooflines should be of a similar height or stepped down to a similar height to enhance the compatibility with nearby residential areas. In addition, roofs should include features such as the following:
(a)
Parapets concealing flat roofs and rooftop equipment such as HVAC units. Parapets should feature three-dimensional cornice treatments and should be the primary means of screening rooftop equipment.
(b)
Overhanging eaves.
(c)
Sloping roofs.
(d)
Three or more roof slope planes.
(e)
Downspouts should be incorporated into the facade design.
(6)
Architectural detail: awnings.
(a)
Awnings should be no longer than a single storefront.
(b)
Fabric awnings are encouraged; canvas awnings with a matte finish are preferred. Awnings with a high-gloss finish and illuminated or plastic awnings are strongly discouraged.
(c)
The rigid frame of an awning should stop at the top section and should not be included in the valence.
(d)
Awning colors should be compatible with the overall color scheme of the facade from which it projects. Solid colors or subtle striped patterns are preferred.
(7)
Building materials and colors.
(a)
Commercial development should use high-quality materials and colors that are compatible with adjacent commercial and noncommercial areas.
(b)
Building materials.
[1]
All buildings should be constructed or clad with materials that are durable, economically maintained, and of a quality that will retain their appearance over time, including but not limited to natural or synthetic stone; brick; integrally colored, textured, or glazed concrete masonry units; or glass.
[2]
Natural wood or wood paneling may be used as a principal exterior wall material, but durable synthetic materials with the appearance of wood may be used, provided that the approval required in Subsection B(9) is obtained.
[3]
Exterior building materials may include the following:
[4]
Field-painted or pre-finished standard corrugated metal siding shall not be used except by special exception.
[5]
Standard single or double tee concrete systems shall not be used except by special exception.
[6]
In selecting exterior building materials, consideration should be given to the appropriateness of the materials to the scale of building proposed and its surrounding properties.
(c)
Building color.
[1]
Color schemes should tie building elements and adjacent properties together, relate separate (freestanding) buildings within the same development together, and should be used to enhance the architectural form of a building.
[2]
All building projections, including, but not limited to, chimneys, flues, vents, gutters, and downspouts, should match or complement in color the permanent color of the surface from which they project.
[3]
Facade colors must be low reflecting, subtle, and neutral. Intense, bright, black, or fluorescent colors are prohibited.
(8)
Signage.
(a)
All commercial developments shall comply with the signage requirements set forth in § 210-44. Shared general freestanding informational signs, as part of an approved PUD plan, may exceed 80 square feet, as approved by the Planning Commission.
(b)
Signage should be scaled appropriately to appeal to both pedestrians walking on the adjacent sidewalks and to vehicles driving at reduced speeds.
(c)
On all street frontages, signage material should be integrated into the overall design of the building.
(d)
Signs should be located to complement the architectural features of a building, such as above the building entrance, storefront opening, or other similar feature.
(9)
All new structures and renovations to existing structures shall be reviewed by the Planning and Zoning Commission or the Commissioners to determine if the proposed structures or renovations are acceptable under the terms of this section.