(1)   Areas exhibiting substantial historical architectural significance and character;

      (2)   Areas exhibiting physical development features such as substantial public investment in public improvements or community plans that coordinate public and private investment along primary gateways and corridors in the city.

      (1)   The purposes of the Reading Design Review District regulations are intended to:

         (a)   Assist the development of land and structures to be compatible with a larger planning area beyond the immediate vicinity of individual sites;

         (b)   Protect or improve the quality of the built environment;

         (c)   Promote the general health, safety and welfare of the public in those locations where the characteristics of the environment or the amount of public investment are of significant public interest and are vulnerable to damage or loss of public opportunity by the cumulative effect of development in such planning areas permitted under conventional zoning regulations.

      (2)   Based on the purposes established above, the Reading Design District regulations are required to protect the public investment and property owners' investment in the District:

         (a)   From blighting influences that might be incrementally caused, extended or worsened by the application of conventional land use regulations to properties and areas of sensitive and special public interest;

         (b)   From significant damage to the economic value and efficiency of operation of existing properties and/or new developments due to the interdependence of their visual and functional relationships;

         (c)   From the detrimental cumulative effects of incremental development decisions in urban centers and commercial corridors on:

            1.   Conservation and correction of the character, integrity, safety, access and circulation.

            2.   Preservation and enhancement of pedestrian safety and views from the public right- of-way.

            3.   Balance of convenience and compatibility between residential and nonresidential areas.

            4.   Coordination of useful and attractive signage and streetscape elements.

            5.   Minimization of traffic congestion and coordination of land use intensity with local capacities and goals.

      (1)   Reading Design Review District standards adopted by City Council may relax or further restrict previously applied zoning district regulations for land use, lot area, coverage, density, floor area, setback, parking, height, fencing, landscaping or other specific development standards for the Reading Design Review District upon finding that conditions peculiar to such district and the achievement of adopted community plans require supplemental design regulations. Any such supplemental regulations shaft be set forth in the resolution establishing such Reading Design Review District or in an amendment thereto.

      (1)   No minor building improvements or major building improvements, as identified below, may be made to any property within a Reading Design Review District until a Zoning Certificate has been issued by the Zoning Administrator.

            1.   Minor demolition of non-significant parts of principal structures;

            2.   Roof, cornice, window, door, step and wall repair or replacement; unless work matches the original;

            3.   Painting, if there is a change in the colors from the original;

            4.   Curb cuts and driveways.

            1.   New construction;

            2.   Excavation or fill;

            3.   Demolition, except where it qualifies as a minor building improvement;

            4.   Signs, awnings and hardware;

            5.   Modifications to any facade that is visible from any public right-of-way;

            6.   Substantial expansion of existing principal structures (50% or more of the gross floor area);

            7.   All other improvements not determined to be minor building improvements by the Zoning Administrator.

      (2)   No building permit shall be issued for any improvements to properties within a Reading Design District unless a Zoning Certificate has been issued by the Zoning Administrator.

(Ord. 2010-58, passed 8-10-10)

         (a)   Office; limited to 7,500 square feet in floor area per half acre of lot area.

         (b)   Professional services.

         (c)   Personal services.

         (d)   Light industrial.

         (e)   Heavy industrial.

         (f)   Retail business; limited to 5,000 square feet in floor area.

 

         (a)   Required off-street parking shall not be located in the front yard on the eastern side of Reading Road.

         (b)   There shall be no more than one curb cut/driveway per lot, the width of which, shall not exceed 24 feet for one ingress and egress lane or 35 feet for one ingress and two egress lanes.

         (a)   Signage shall be limited to the following structural types:

            1.   Awning.

            2.   Ground.

            3.   Wall.

            4.   Window.

         (b)   The total sign face area shall not exceed 200 square feet.

         (c)   Signage shall not be internally illuminated.

         (d)   Signage shall be professionally manufactured or professionally hand-lettered by a sign company or by a company proficient in sign manufacturing.

         (a)   All buildings shall provide a primary pedestrian entrance that faces Reading Road.

         (b)   The front wall of the principal structure shall be parallel to Reading Road.

         (c)   All walls visible from the public rights-of-way shall include windows, doors or other architectural features to prevent blank walls on any story of the structure.

         (a)   Exterior colors of buildings and structures shall be harmonious with the existing surroundings within the District and shall be approved by the Zoning Administrator prior to development/ redevelopment. The property owner shall submit accurate color schemes to the city that are to be used as a part of the project for review and approval.

         (b)   Recommended colors schemes include subtle earth tones or neutral colors as the primary color for buildings. Accents or trim can use bold or contrasting colors. Recommended primary colors include the following pallets or a similar pallet from another manufacturer:

            1.   Any Sherwin Williams color, with the exception of those in the “Energetic Brights” palette (swatches 121-139), shall be an acceptable color in this District.

         (a)   Mansard type roofs shall not be utilized within this District.

         (b)   Flat roof lines shall use varying treatments to break up linear lines.

(Ord. 2010-58, passed 8-10-10)

      (1)   Preventing the deterioration of property and the extension of blighting conditions;

      (2)   Promoting redevelopment activities to occur in such a fashion to complement the existing historic mixed use character and architecture of the District;

      (3)   Encouraging and protecting private investment which improves and stimulates the economic vitality and social character of the area; and

      (4)   Preventing the creation of influences adverse to the physical character of the area.

         (a)   Neighborhood business.

         (b)   Retail business.

         (c)   Personal services.

         (d)   Professional services.

         (e)   Commercial entertainment; excluding sexually oriented businesses.

         (f)   Residential dwelling; when located on the second or third floor of a structure.

         (g)   Office.

         (h)   Government and municipal services.

         (i)   Restaurant; excluding drive- through facilities.

         (j)   Institutional uses.

         (k)   Municipal parking lot.

         (a)   Tavern.

         (b)   Drive-through.

         (c)   Fences; however, fencing shall be limited to the privacy-type fencing and shall be limited to side and rear yards. Chain link, stockade, split rail and barbed wire fencing shall not be permitted in this district.

 

         (a)   No off-street parking or loading space should be accessed directly from Reading Road. Access should be provided by means of an alley or from the rear of the property.

         (b)   No off-street parking or loading space shall be located in any front or side yard.

         (c)   No off-street parking or loading space shall be visible from Reading Road unless approved by the Planning Commission. Municipal parking lots shall be exempt from this provision.

         (a)   Signage shall be limited to the following structural types:

            1.   Awning.

            2.   Canopy.

            3.   Projecting.

            4.   Wall.

            5.   Window.

         (b)   The total sign face area for buildings in this district shall not exceed 120 square feet. Total sign face area shall be determined by the following formula:

Building frontage x 1.25 = total sign face area

         (c)   No sign structure or sign face shall extend above the roof line of the structure to which it is affixed.

         (d)   Signage shall be professionally manufactured or professionally hand-lettered by a sign company or by a company proficient in sign manufacturing.

         (e)   Signage should integrate features that ensure its design compatibility with building fenestration, architectural features, color and materials of the principal building which it is serving.

         (a)   The exterior use of cinder block, vinyl siding or metal siding shall be prohibited in this District where viewed from the public right-of-way.

         (b)   The exterior facades of any building in the Downtown Mixed Use District shall be primarily brick or natural stone.

         (a)   All buildings shall provide a primary pedestrian entrance that is accessible directly from Reading Road.

         (b)   A building may be setback from the zero lot line if public or open space is established for outdoor dining, public plaza space or a similar use otherwise approved by the Zoning Administrator.

         (c)   Buildings erected at the corner of a street intersection shall provide a primary entrance that is visible from both streets.

         (d)   The front wall of the principal structure shall be parallel to Reading Road.

         (e)   All walls visible from the public rights-of-way shall include windows, doors or other architectural features to prevent blank walls on any story of the structure.

         (f)   Buildings incorporating flat roofs shall provide architectural features to break up the flat line created by the roof.

      (3)   Reuse of existing structures. The reuse of existing structures shall be preferred over the demolition and redevelopment of a parcel where the existing building architecture is compatible with the mixed use historic surrounding character of the district unless new construction ensures better design compatibility.

         (a)   Any Sherwin Williams color, with the exception of those in the “Energetic Brights” palette (swatches 121-139), shall be an acceptable color in this District.

(Ord. 2010-58, passed 8-10-10)

      (1)   Preventing the deterioration of property and the extension of blighting conditions;

      (2)   Encouraging and protecting private investment which improves and stimulates the economic vitality and social character of the area;

      (3)   Providing an environment which creates a common theme or sense of place;

      (4)   Providing support services for the livability of adjacent residential neighborhoods; and

      (5)   Preventing the creation of influences adverse to the physical character of the area.

      (1)   Serve as a principal business activity center for a neighborhood, community, or region;

      (2)   Is an area that has received or been approved for substantial public investment; and

      (3)   Is an area that is planned for unusual intensity or density of development.

         (a)   Neighborhood business.

         (b)   Retail business.

         (c)   Personal services.

         (d)   Professional services.

         (e)   Commercial entertainment; excluding sexually oriented businesses.

         (f)   Office.

         (g)   Government and Municipal services.

         (h)   Restaurant.

         (i)   Fast food restaurant.

         (j)   Restaurant.

         (k)   Institutional uses.

         (l)   Municipal parking lot.

         (m)   Tavern.

      (2)   Conditionally permitted uses. The following uses shall be conditionally permitted in this District:

         (a)   Automotive filling stations.

         (b)   Automobile sales and service of new vehicles.

         (c)   Automotive sales of previously- owned vehicles.

         (d)   Residential dwelling; when located on an upper floor of a building.

 

         (a)   There shall be no more than one curb cut/driveway per lot unless the lot frontage is greater than 150 feet, then one additional curb cut/driveway may be permitted. The width of the curb cuts shall not exceed 24 feet for one ingress and egress lane or 35 feet for one ingress and two egress lanes.

         (a)   Signage shall be regulated as established in Chapter 1290, Signs and Billboards.

         (b)   Signage shall be professionally manufactured or professionally hand-lettered by a sign company or by a company proficient in sign manufacturing.

(Ord. 2010-58, passed 8-10-10)

      (1)   Preventing the deterioration of property and the extension of blighting conditions;

      (2)   Encouraging and protecting private investment which improves and stimulates the economic vitality and social character of the area;

      (3)   Providing an environment which creates a common theme or sense of place; and

      (4)   Preventing the creation of influences adverse to the physical character of the area.

      (1)   A concentration of automobile oriented retail and service commercial establishments serving as a principal business activity center for a neighborhood, community, or region;

      (2)   Is an area that has received or been approved for substantial public investment; and

      (3)   Is an area that is planned for unusual intensity or density of development.

         (a)   Retail business.

         (b)   Personal services.

         (c)   Professional services.

         (d)   Commercial entertainment; excluding sexually oriented businesses.

         (e)   Office.

         (f)   Government and Municipal services.

         (g)   Restaurant.

         (h)   Fast food restaurant.

         (i)   Hotel or motel.

         (j)   Institutional uses.

         (k)   Automobile sales and service of new vehicles.

         (l)   Automotive sales of previously owned vehicles.

         (m)   Automotive filling stations.

 

         (a)   There shall be no more than one curb cut/driveway per lot unless the lot frontage is greater than 150 feet, then one additional curb cut/driveway may be permitted. The width of the curb cuts shall not exceed 24 feet for one ingress and egress lane or 35 feet for one ingress and two egress lanes.

         (a)   Signage shall be regulated as established in Chapter 1290, Signs and Billboards.

         (b)   Signage shall be professionally manufactured or professionally hand lettered by a sign company or by a company proficient in sign manufacturing.

      (1)   Orientation. All walls visible from the public rights-of-way shall include windows, doors or other architectural features to prevent blank walls on any story of the structure.

(Ord. 2010-58, passed 8-10-10)

      (1)   Preventing the deterioration of property and the extension of blighting conditions;

      (2)   Promoting redevelopment activities to occur in such a fashion to complement the existing historic mixed use character and architecture of the District;

      (3)   Encouraging and protecting private investment which improves and stimulates the economic vitality and social character of the area; and

      (4)   Preventing the creation of influences adverse to the physical character of the area.

         (a)   Neighborhood business.

         (b)   Retail business.

         (c)   Personal services.

         (d)   Professional services.

         (e)   Commercial entertainment; excluding sexually oriented businesses.

         (f)   Residential dwelling; when located on the second or third floor of a structure.

         (g)   Office.

         (h)   Government and municipal services.

         (i)   Restaurant; excluding drive-through facilities.

         (j)   Institutional uses.

         (k)   Municipal parking lot.

         (a)   Tavern.

         (b)   Fences; subject to design review. Chain link, stockade, split rail and barbed wire fencing shall not be permitted in this district.

 

         (a)   No off-street parking or loading space should be accessed directly from Benson Street. Access should be provided by means of an alley or from the rear of the property.

         (b)   No off-street parking or loading space shall be located in any front or side yard.

         (c)   No off-street parking or loading space shall be visible from Benson Street unless approved by the Planning Commission. Municipal parking lots shall be exempt from this provision.

         (d)   There shall be no more than one curb cut/driveway per consolidated parcel unless approved by the Planning Commission. The width of the curb cuts shall not exceed 24 feet for one ingress and egress lane or 35 feet for one ingress and two egress lanes. Municipal parking lots shall be exempt from this provision.

         (a)   Signage shall be limited to the following structural types:

            1.   Awning.

            2.   Canopy.

            3.   Projecting.

            4.   Wall.

            5.   Window.

         (b)   The total sign face area for buildings in this district shall not exceed 120 square feet. Total sign face area shall be determined by the following formula:

Building frontage x 1.25 = total sign face area

         (c)   No sign structure or sign face shall extend above the roof line of the structure to which it is affixed.

         (d)   Signage shall be professionally manufactured or professionally hand lettered by a sign company or by a company proficient in sign manufacturing.

         (e)   Signage should integrate features that ensure its design compatibility with building fenestration, architectural features, color and materials of the principal building which it is serving.

      (1)   Architectural design. In order to reflect the general architectural design of the West Benson Street Mixed Use District, the following architectural design guidelines are established:

         (a)   New building design shall be of the Italianate or Colonial Revival style.

         (b)   The design of any new development should reinforce the character of West Benson Street as a whole, not focus on the individual property.

         (c)   Primary emphasis should be on building form including, but not limited to: brick facades, single pane fenestration and defined cornices.

         (d)   Additions to existing buildings shall be in character with the architecture and style of the existing building.

         (a)   The exterior use of cinder block, vinyl siding or metal siding shall be prohibited in this District where viewed from the public right-of-way.

         (b)   The exterior facades of any building in the West Benson Street Mixed Use District shall be primarily of only brick or natural stone.

         (a)   All buildings shall provide a primary pedestrian entrance that is accessible directly from Benson Street.

         (b)   A building may be set back from the zero lot line if public or open space is established for outdoor dining, public plaza space or a similar use otherwise approved by the Zoning Administrator.

         (c)   Buildings erected at the corner of a street intersection shall provide a primary entrance that is visible from both streets.

         (d)   The front wall of the principal structure shall be parallel to Benson Street.

         (e)   All walls visible from the public rights-of-way shall include windows, doors or other architectural features to prevent blank walls on any story of the structure.

         (f)   Buildings incorporating flat roofs shall provide architectural features to break up the flat line created by the roof.

      (5)   Color. Exterior colors of buildings and structures be harmonious with the existing surroundings within the District and shall be approved by the Zoning Administrator prior to development/redevelopment. The property owner shall submit accurate color schemes to the city that are to be used as a part of the project for review and approval. Recommended colors schemes include subtle earth tones or neutral colors as the primary color for buildings. Accents or trim can use bold or contrasting colors. Recommended primary colors include the following pallets or a similar pallet from another manufacturer:

         (a)   Sherwin Williams Exterior Preservation colors.

         (b)   Sherwin Williams Essentials colors.

         (c)   Sherwin Williams Fundamentally Neutral colors.

         (d)   Sherwin Williams Interior Preservation colors.

(Ord. 2010-58, passed 8-10-10)

      (1)   Utility and other service distribution lines will be placed underground;

      (2)   An improvement in public safety will result;

      (3)   The use of creative site planning and design in order to provide for efficient use of land and an improved environment will result.

      (1)   The gross dwelling unit density and floor area limitations of any area proposed for development shall remain unchanged and conform to the basic overall density and floor area limitations of the supplemental regulations in the Reading Design District. However, lot dimensions, building height, building setbacks, parking requirements, front, side, and rear yard requirements or other specific development standards may be modified to provide for a more functional and desirable use of the property.

      (2)   Height limitations may be removed, provided such additional stories to dwelling structures shall not:

         (a)   Increase gross dwelling unit densities or floor area as set forth in the approved development plan;

         (b)   Such heights shall result in appropriate reduction in building coverage and adherence to the objectives set forth in this chapter; and

         (c)   Such heights shall not adversely affect surrounding structures.

(Ord. 2010-58, passed 8-10-10)