Toledo City Zoning Code
CHAPTER 1109
Design Standards
1109.0404 Facade Materials.
No tent or air-supported structure shall be permitted with a vinyl coated polyester membrane (golf dome) or similar pliable material. All structures shall utilize durable building materials such as brick, stone, metal, or concrete. A tent shall be considered to be a temporary structure or enclosure, the roof of which and/or one half or more of the sides are constructed of silk, cotton, canvas, fabric, or similar pliable material. An air-supported (or air-inflated) structure is any building or structure that derives its structural integrity from the use of internal pressurized air to inflate a pliable material (i.e. structural fabric) envelope, so that air is the main support of the structure, and where access is via airlocks.
(Ord. 381-14. Passed 8-26-14; Ord. 435-16. Passed 11-22-16.)
1109.0600 Modifications and Waivers.
The Plan Commission or Planning Director may, upon proper application by the property owner and upon making findings of fact, modify and/or waive the requirements of this Chapter provided the existing or resulting design features of the development comply with the spirit and intent of this Chapter and other related Chapters.
(Ord. 443-20. Passed 11-4-20.)
1109.0101 Orientation.
Where a principal building has a wall facing a street or place, that wall must be parallel to:
A. The street or place if the street or place is essentially straight; or
B. The tangent, with the point of tangency at the midpoint of the front lot line between the side lot lines, if the street or place is curved.
(Ord. 170-04. Passed 3-23-04.)
1109.0102 Entranceways.
At least one main entrance within each building must face the street, place, or the main access drive within the development. Entrances must include architectural elements that emphasize the entrance, including but are not limited to front porches, transom and sidelight windows, decorative trim and moldings, and arches.
(Ord. 170-04. Passed 3-23-04.)
1109.0103 Connecting Walkways and Pedestrian Connections.
A. Connecting Walkways must be provided for internal pedestrian circulation within the site to connect to street or place sidewalks and to connect parking spaces with the main building entrance. Connecting walkways may cross parking aisles or driveways if distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, scored concrete or scored and painted asphalt to enhance pedestrian safety and comfort. Raised walkways may be installed if elevated 6 inches with tapered side slopes and meet ADA standards.
B. Sidewalks must be provided along the street or place property line, pursuant to Section 1107.1300. To the maximum extent feasible, provision must be made in the design of developments for connections with existing or future pedestrian systems on adjoining properties, including but not limited to connections to existing or future sidewalks, bikeways and walkways.
C. Where vehicles extend into or overhang any walkway a 5-foot walkway shall be installed. Other walkways may be 4 or 5 feet in width depending on location and usage.
D. The on-site pedestrian circulation system must be illuminated to a level where the system can be used at night by residents and visitors.
(Ord. 170-04. Passed 3-23-04.)
(Ord. 170-04. Passed 3-23-04.)
(Ord. 90-15. Passed 3-3-15.)
1109.0201 Purpose.
These standards are intended to promote the design of an urban environment that is built to human scale, encourage attractive street fronts, and accommodate pedestrians while also accommodating vehicular movement. It is desirable that there be a base level of quality architecture of scale, color and materials that will allow a project to blend into its setting and build upon the existing aesthetic identity of an area. Building shapes can be articulated to provide a sense of human scale at the ground level that is inviting to the public through the application of horizontal and vertical patterns expressed by architectural features such as cornices, columns, windows, doors or variations in massing.
(Ord. 170-04. Passed 3-23-04.)
1109.0202 Applicability.
The standards in this section apply citywide to all Commercial, Mixed Commercial Residential, and Institutional Use Type Buildings except for Large-Scale Retail Projects that have their own separate standards in Section 1109.0300. Where the standards in this section conflict with other standards or overlay districts adopted for a specific geographic area, the standards associated with the geographic area shall apply.
(Ord. 170-04. Passed 3-23-04.)
1109.0203 Review Procedures.
The Commercial, Mixed Use and Institutional Design Standards shall apply, as applicable, in the normal review process for rezonings, special use permits and site plan reviews as set forth in Chapter 1111, Development Approval Procedures.
(Ord. 170-04. Passed 3-23-04.)
1109.0204 Relationship of Buildings to Streets, Walkways and Parking.
A. Connecting Walkways.
1. At least one main entrance of any commercial, mixed-use, or institutional building shall face and open directly onto a 5 foot wide connecting walkway to the street sidewalk without requiring pedestrians to walk around buildings or around parking lot outlines which are not aligned to a logical route.
2. Connecting walkways may cross parking aisles or driveways if distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, scored concrete or scored and painted asphalt to enhance pedestrian safety and comfort. Raised walkways may be installed if elevated 6 inches with tapered side slopes and meet ADA standards.
3. Any building which has only vehicle bays and/or service doors for intermittent/infrequent nonpublic access to equipment, storage or similar rooms (e.g. self-service car washes and utilities) shall be exempt from the connecting walkway requirement.
B. Mandatory Build-to Lines. A specific build-to line setback based on a consistent relationship of buildings to street may be required by the Planning Director in all or part of an area where an Ordinance is adopted. Such an ordinance shall be adopted in accordance with Section 1111.0500 when petitioned by at least 50 percent of the property owners by count within the area and based on a commercial area or corridor plan amendment to the Comprehensive Plan recommending the creation of such specific build-to line setback.
1. Specific Building-to Line Setbacks Established. The following specific building line setbacks are established:
Street Name | Boundaries | Build-to-Line Setback |
(None at this time) |
2. Orientation of Buildings to Build-to Lines. Where build-to lines are required at least 30 percent of the total length of the building along the street shall be extended to the build-to line area. If a parcel, lot or tract has multiple streets, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building.
3. Exceptions to the Build-to Line Standards. Exceptions to the build-to line standards shall be permitted in the case of large retail establishments, supermarkets or other anchor-tenant buildings that face internal connecting walkways with pedestrian frontage in a development that includes additional outlying buildings at the build-to line.
(Ord. 170-04. Passed 3-23-04.)
1109.0205 Building Design Standards.
The intent of building design standards is to ensure a base level of quality architecture that is responsive to its context and contributes to the established architectural character of an area rather than a design solution that is based on a standardized formula or market prototype superimposed on the selected site. Not all buildings in the surrounding area contribute equally to the area character and each example shall be weighed against the balance of all other projects. In areas with little, no or poor immediate context, or under redevelopment, proposals should add to area character without rigid uniformity of design.
A. Variation in Massing. The design of a building shall reduce its apparent mass or bulk by dividing the building into smaller masses. The internal function of the building may indicate a logical hierarchy for breaking the mass of the building. The apparent mass of a building may be reduced by the following techniques such as:
1. Variations in roof form and parapet heights;
2. Incorporating clearly pronounced recesses and projections;
3. Introducing wall plane offsets (dimension established by building module);
4. Use of other reveals and projections and subtle changes in texture and color of wall surfaces;
5. Use of deep set windows with mullions;
6. Use of ground level arcades and second floor galleries/balconies; or
7. Other techniques that reduce the apparent mass of a building.
B. Character and Image.
1. Building design shall contribute to the uniqueness of established neighborhoods by harmonizing design elements of the adjacent architecture such as the following:
a. Scale and massing of structures;
b. Roof and parapet forms;
c. Door and window fenestration pattern; and
d. Materials.
2. In multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive sense of place.
3. Building design that is based on a standardized formula associated with a business or franchise shall be modified if necessary to meet the provisions of this section.
C. Building Facade Treatment.
1. Minimum Wall Articulation. Exterior walls shall be articulated in order to add architectural interest and variety and avoid the effect of a single, long or massive wall with no relation to human size. Articulation shall be visually established by using architectural features such as columns, ribs or pilasters, piers, and fenestration pattern. The following minimum wall articulation treatment standards shall apply:
a. Exterior walls over 50 feet in length that face a street or connecting walkway shall be divided and include at least two of the following within each successive articulation:
i. Change in wall plane, such as projections or recesses extending at least 20 percent of the length of the facade;
ii. Change in texture or masonry pattern;
iii. In. windows; or
iv. An equivalent element that subdivides the wall into human scale proportions.
b. All sides of the building shall include compatible materials and design characteristics consistent with those on the primary facade. The degree of consistency required will be in proportion to the visibility of the side to the public or to an adjacent Residential District.
2. Primary Facade. The primary facade shall be subdivided and proportioned using features such as windows, entrances, arcades, and awnings.
3. Windows. For Commercial Use Types as listed in Sec. 1104.0100
, transparent windows shall occupy at least 40 percent of the area between two and ten feet at grade from the base of the primary elevation facing the right-of-way. For corner properties, transparent windows shall also occupy at least 20 percent of the area between two and ten feet at grade from the base of the elevation facing the side street. This window glass shall be transparent to permit views of activity and/or display areas within the building, and shall not be obstructed during business hours. Framing elements up to 4 inches in width may be included to meet this requirement.
4. Entrances.
At least one primary entrance shall be oriented to the street. This entrance shall open to a connecting walkway leading to the sidewalk, per Sec. 1109.0204
. Primary entrance(s) must be unlocked and accessible during business hours. Primary building entrance(s) shall be clearly defined and contrast with the surrounding wall plane using techniques such as the following:
a. Recessed or framed by a sheltering element such as an awning, arcade, portico or overhang;
b. Raised corniced parapets over the door or peaked roof forms;
c. Architectural detail such as tile work and moldings integrated into the building structure and design; and
d. Integral planters or wing walls that incorporate landscaped areas.
5. Base and Top Treatments. The design of a building shall reduce its perceived height by dividing the building mass into smaller scale components. One way to achieve this breakdown is to provide a well-defined base, middle and top to the building using the following techniques:
a. A solid building base may be achieved by elements such as low planters and walls, base planting, a base architectural veneer banding (wainscot) and treatments defined by a different material, texture or color.
b. A solid building base (and a more articulated building mass) may be achieved by the addition of covered walkways, or architectural awnings that provide deep shadow at ground level.
c. Using features such as distinct and multiple architectural roof forms, clearly pronounced eaves, and distinct parapet designs and cornice treatments may achieve a well-defined building top.
6. Exterior Building Materials and Color. See Section 1109.0500
, Building Facade Materials and Color.
(Ord. 170-04. Passed 3-23-04; Ord. 246-20. Passed 7-13-20.)
1109.0206 Design Assistance.
Applicants are encouraged to utilize design service assistance from the City's Facade Program for target areas, architectural firms, or the Toledo Design Center.
(Ord. 170-04. Passed 3-23-04.)
1109.0207 Exemptions.
The Plan Commission may exempt all or parts of the design standards in this section for commissioned buildings by an architect for a site when, in the opinion of the Plan Commission, the design constitutes a unique, one of a kind building that meets the intent of these design standards.
(Ord. 170-04. Passed 3-23-04.)
1109.0301 Applicability.
The standards of this section apply to all Large-Scale Retail Projects of over 50,000 square feet, including their expansion and redevelopment. When the standards in this section conflict with other standards or overlay districts for a specific geographic area, the standards associated with the geographic area shall apply.
(Ord. 170-04. Passed 3-23-04.)
1109.0302 Review Procedures.
A. Expansion to an existing large-scale retail project of under 25 percent in floor area shall be reviewed as a minor site plan in accordance with Section 1111.0800 and shall conform to the standards of this section to the extent feasible and appropriate.
B. Expansion to an existing large-scale retail project of over 25 percent in floor area shall be reviewed as a major site plan in accordance with Section 1111.0800 and shall conform to the standards of this section to the extent feasible and appropriate.
C. Any addition to a building which would result in a large retail establishment and which would increase the floor area of such building over 25 percent shall be reviewed as a major site plan in accordance with Section 1111.0800 and shall conform to the standards of this section to the extent feasible and appropriate.
(Ord. 170-04. Passed 3-23-04.)
1109.0303 Parking Lots.
A. Large-scale retail projects should recognize parking facilities as transitional spaces where users change modes of travel, from car, bus, or bicycle to pedestrian. The design of those spaces shall therefore safely and attractively serve all modes.
B. Parking areas shall be distributed around large buildings on not less than two sides in order to shorten the distance to other buildings and public sidewalks and to reduce the perceived scale of paved surfaces.
C. In order to reduce the scale of parking areas, no single parking area shall exceed 200 spaces unless divided into two or more sub-areas separated from each other by landscaping, access drives or public streets, pedestrian walkways, or buildings. Safe and clearly defined pedestrian walkways, leading to store entrances, must be provided within large parking lots.
D. Placing large amounts of parking between the front door of buildings and the adjacent street contributes to a formless arrival experience for users, and creates a detached relationship between the primary building and the street. If more than 65 percent of the total off-street parking spaces for the entire site are located between the front facade of the principal building and the Primary Street abutting the site additional landscaping, buffering and raised pedestrian walkway connection will be required as a condition of approval.
(Ord. 170-04. Passed 3-23-04.)
1109.0304 Pedestrian Circulation.
A. At least one continuous internal pedestrian connecting walkway for each primary street frontage, no less than 6 feet in width, shall be provided from the public sidewalk or right-of-way linking the principal customer entrance of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building and store entry points, and shall feature items such as adjoining landscaped areas that includes trees, shrubs, benches, flower beds, planters, groundcover, or other such materials for no less than 30 percent of its length.
B. Walkways, no less than 6 feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such walkways shall be located an average of 6 feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades, display windows, planters or entryways are part of the facade.
C. Customer entrances shall have weather protection features such as awnings, arcades, or vestibules.
D. All internal pedestrian walkways that cross parking aisles or driveways shall be distinguished from driving surfaces through the use of durable, low-maintenance surface materials such as pavers, bricks, scored concrete or scored and painted asphalt to enhance pedestrian safety and comfort. Raised walkways may be installed if elevated 6 inches with tapered side slopes and meet ADA standards.
(Ord. 170-04. Passed 3-23-04.)
1109.0305 Landscaping and Screening.
The Landscaping and Screening standards of Chapter 1108 shall apply.
(Ord. 170-04. Passed 3-23-04.)
1109.0306 Building Design.
The following standards shall apply to all building facades and exterior walls that are visible from adjoining streets or properties.
A. A wall surface longer than 100 feet will incorporate a series of recesses or offsets, at intervals of not less than 25 feet nor more than 100 feet, that vary the depth of the building wall by a minimum of 4 feet. Not less than 25 percent of the building wall shall be varied in this way. The required recess or offset need not extend to the roofline if an alternate design solution is used such as arches.
B. Ground floor facades that face streets shall have one or more features along no less than 60 percent of their horizontal length such as:
1. Variations in roof form and parapet heights;
2. Incorporating clearly pronounced recesses and projections;
3. Introducing wall plane off-sets (dimension established by building module);
4. Use of other reveals and projections and subtle changes in texture and color of wall surfaces;
5. Use of deep set windows with mullions;
6. Use of ground level arcades and second floor galleries/balconies; or
7. Other techniques that reduce the apparent mass of a building.
C. Buildings shall have architectural features fully concealing rooftop equipment, such as HVAC units from public view.
D. Each building shall have a clearly defined, highly visible customer entrance(s) featuring at least three of the following elements such as:
1. Canopies or porticos;
2. Overhangs;
3. Recesses/projections;
4. Arcades;
5. Raised corniced parapets over the door;
6. Peaked roof forms;
7. Arches;
8. Outdoor patios;
9. Display windows;
10. Architectural details such as tile work and moldings which are integrated into the building structure and design; or
11. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
E. Building height shall not exceed 35 feet for a one-story building.
F. See Section 1109.0500 for building facade materials and color.
(Ord. 170-04. Passed 3-23-04.)
1109.0307 Transit Stops.
Existing bus stops shall be integrated into the traffic and pedestrian circulation system on the site. The developer shall consult with TARTA on the need to provide one or more of the following:
A. Connection to future bus stops;
B. Bus turnout lanes for customers and employees; or
C. Other transit improvements.
(Ord. 170-04. Passed 3-23-04.)
1109.0401 Building Orientation for New Construction.
Along major streets buildings shall be sited so that at least 30 percent of the building frontage shall not consist of a blank wall.
(Ord. 170-04. Passed 3-23-04.)
1109.0402 Building Character and Color.
Facade colors shall be low-reflectance, subtle, neutral or earth tone colors. Building trim and accent areas may feature brighter colors, including primary colors, subject to the approval of the Planning Director.
(Ord. 170-04. Passed 3-23-04.)
1109.0403 Storage and Operational Areas.
To the extent reasonably feasible when buildings are along a major street or across from a residential district, side and rear yards shall be used for vehicle operations and storage areas, front yards shall be used for less intensive automobile parking. When a building has more than one major street frontage this provision shall apply to the most traveled street.
(Ord. 170-04. Passed 3-23-04.)
1109.0501 Applicability.
1109.0502 Requirements.
Building material standards apply to all facades that are visible from the right-of-way. Building color standards apply to all exterior elevations regardless of right-of-way visibility. Percentages apply to each facade individually.
Building Material | Building Color
| |
Predominant At least 80% of each elevation shall be comprised of these materials and colors. | Brick [A] Stone [B] Glass [C] Architectural Metal [D] Concrete Cladding [E] Terra Cotta [A] | Subtle, neutral, and earth-tone (browns; tans; grays; and colors which are desaturated or gray-toned) [J] [K] |
Accent Up to 20% of each elevation may be comprised of these materials and colors. | Stucco Wood [F] Architectural Concrete Masonry Units [G] Fiber Cement Board EIFS [H] Ceramic Vinyl or Composite Siding Glass Block | Any color, except for colors which are prohibited (see below) [L] [M] |
Prohibited | Unfinished Concrete Masonry Units Pre-engineered Metal Siding [I] Wood Sheet Goods Tent-like Materials Shipping Containers Highly Reflective Materials [N] | Neon / Fluorescent Colors [N] |
A. Brick shall be fired and subject to standards outlined by the American Society for Testing and Materials. Thin brick is permitted. Other brick-like masonry, such as Founder's Brick, is permitted, limited to a maximum height of 4 inches and subject to the approval of the Director. Masonry shall be tinted by integral colors; the painting of brick and masonry requires indefinite upkeep and is discouraged.
B. Natural stone, cut stone, field stone, and cast stone are permitted.
C. Glass, when located between 2 feet and 10 feet at grade from the base of the subject elevation, shall permit views of the building's interior to a depth of at least 4 feet. Non-transparent glass may only be used to conceal interior structural infrastructure or private spaces within the building, subject to the approval of the Director. Non-transparent or perforated window signage is limited to the ground floor and may cover up to 25% of ground floor glass, per elevation.
D. Architectural Metal includes metal composite materials, insulated metal panels, porcelain coated metal, rain screens, perforated metal, and Corten steel. Architectural metal shall meet the following standards:
1. Exterior surface shall be smooth flat or flat embossed. Striations, planking, ribbing, or variations in height or depth are discouraged and subject to the approval of the Director.
2. Exposed structural fasteners or seals shall be kept to a minimum.
3. Dimensional panels shall have extruded metal or mitered corner trim.
4. Insulated panels shall have a minimum 22 gage face sheet.
5. Metal composite materials shall provide a solid, polyethylene, fire- retardant core.
E. Concrete may be cast-in-place or pre-cast cladding. Unadorned tilt-up panels are not permitted.
F. Wood shall be primed and painted, or stained, and maintained as such indefinitely for weatherproofing. Wood may be permitted as a Predominant Material, subject to the approval of the Director.
G. Architectural Concrete Masonry Units include split-faced block and other concrete masonry units which are textured and tinted by integral colors.
H. Exterior Insulation and Finish System (EIFS) shall only be located at least eight feet above ground level, measured from the base of the subject elevation.
I. Pre-engineered Metal Siding includes rib panels, corrugated metal, sheet metal siding, and similar materials commonly found on pre-engineered metal buildings.
J. Exceptions
1. If the property lies in one of the Overlay Districts (See TMC §1103), then the more restrictive regulations shall apply.
2. Façade colors within Commercial Storefront (CS) districts shall be harmonious with the overall appearance, history and cultural heritage of the area.
K. Property owners are encouraged to choose colors that complement and are in character with the existing neighborhood.
L. Each building is limited to three (3) different accent colors.
M. Property owners are encouraged to select a lighter accent color when accompanying a shaded predominant color.
N. Fluorescent colors reflect ultraviolet light as visible light. Highly reflective materials may pose a public safety hazard. These create nuisance conditions for neighboring properties and may distract passers-by. Any materials or colors which create a public safety hazard are prohibited.
(Ord. 85-20. Passed 9-8-20; Ord. 443-20. Passed 11-4-20.)
1109.0503 Exemptions.
The Plan Commission acknowledges the continued development of new and existing building materials and methods. Materials which are not listed above, or which are desired to be used beyond the stated limits, shall be provided to the Plan Commission for proper vetting and consideration. When, in the opinion of the Planning Director or the Plan Commission, the design constitutes a unique, one-of-a-kind building that meets the intent of these design standards, the Planning Director or the Plan Commission may modify or waive these requirements.
(Ord. 85-20. Passed 9-8-20; Ord. 443-20. Passed 11-4-20.)