1. All buildings shall use one or more of the following durable materials as significant finish: architectural pre-cast concrete, architecturally treated concrete masonry units, brick cladding, natural and cast stone, architectural metals, and glazing. Architectural site-cast concrete may be allowed if designed, articulated, and colored for a finished appearance on all buildings. At least fifty percent of all buildings visible from State Street shall be composed of brick, brick cladding, stone, architecturally treated CMU, and/or architectural pre-cast concrete.

2. High standards for exterior materials, exterior building systems, and their application are expected. In particular, the design, and application of EIFS or synthetic stucco is expected to be of a high enough quality to allow for crisp detailing and substantial relief. The use of EIFS on ground floor walls shall be limited to the surface area three or more feet above finished grade. The wall area from finished grade to where the use of EIFS begins shall be clad by a hard durable material such as brick, stone, architectural pre-cast concrete, or architecturally treated concrete masonry units.

3. Buildings shall provide variation in the form of facades that adjoin streets. Variations should result from significant dimensional changes in plane, color or detail as accomplished by such devices as protruding bays, recessed entries, upper level step-backs, arcades, offsets in the general plane of the facade, changes in materials or color, bay windows, vestibules, porches, balconies, exterior shading devices, nonretractable canopies or awnings, projecting cornices, or eaves.

4. Primary public entry(s) shall be architecturally emphasized so that pedestrians can easily find them.

5. Use awnings or canopies to reduce glare on storefront glass and to shelter the pedestrians standing near the storefront. Cantilever awnings and canopies from the building face so as to keep sidewalks as clear and unobstructed as possible.

6. Drive-through windows shall be located at the side or rear of buildings. While not desirable, a drive aisle may be located between the building and the street so long as its width is minimized, any pedestrian crossings of it are clearly delineated with special paving treatments, no parking spaces occur off of it and a low wall, railing with landscaping, or a continuous hedge at least three feet high exists between stacked cars and the sidewalk.

7. Opaque (solid) storefront security closures (rolling doors, etc.) are not allowed.

8. Weather Protection. Weather protection features such as awnings, canopies, doors inset by at least three feet, or arcades shall be provided at all customer entrances.

9. Facade Features. All large retail building facades visible from public streets shall include architectural treatments that add detail and character, and reduce the appearance of massive blank walls. Techniques such as color and material changes, expression of structure, shifts in plane, offsets and projections, belt courses, reveals, pilasters, windows, doors, arcades, canopies, and other similar elements may achieve this standard.

10. Parapets. Large building roofs shall have parapets and enclosures concealing flat roofs and rooftop equipment from public view. Parapet and enclosure materials shall match the building in quality and detail.

11. Building Orientation. Building facades that face the street but do not have pedestrian entries shall be composed of high quality materials such as brick or stone, and shall provide variety and interest in the facade through the introduction of such elements as pilasters, recessed or protruding bays, changes in materials and/or colors, building lighting elements, display windows with products or product graphics, transparent windows or clerestories, and well-designed signs and graphics. Service areas, mechanical equipment, meters and trash containers shall be completely screened from the street.

12. Entryways. Each large retail building on a site shall have clearly defined, highly visible customer entrances featuring a combination of several elements such as:

1. Unifying Elements Required. Each development must contain elements that tie the development together with an overall theme or themes. Developers shall utilize public spaces, open spaces, the relationships between buildings, scale and architecture of the buildings, public art and statuary, trail systems, plazas, pedestrian crossings, lighting or lighting fixtures, benches, trash receptacles, bicycle storage, other site furnishings, way-finding markers and other community signage, landscaping, trees and other plantings to create a sense of place that unifies the site by creating a distinct identity. The theme should, to the greatest extent possible, be compatible with the look and feel of other developments created under this chapter. Locations for mail delivery, bus stops and other informal gathering places should receive special attention when providing elements that unify the development.

2. Planning Commission Evaluation. The planning commission shall evaluate the thematic ties within a development plan during the large scale master planned development phase of the approval process. The planning commission may withhold approval of the large scale master plan approval if they feel that the unifying elements within the development are inadequate to meet the intent of this chapter until an acceptable theme can be approved. Developments that have already been granted large scale master plan approval by the planning commission as of the date of adoption of the ordinance codified in this chapter shall be evaluated for compliance with this section by the department of community and economic development staff.

3. Final Site Plan Approval. The developer shall include these elements in the landscaping plans, development layout and other plans included in the site plan packages for small scale master plan approval. The planning staff shall evaluate each final site plan for compliance with the unifying elements as approved by the planning commission.

1. Main Entry. The main entry into multi-tenant and multi-family structures shall be redesigned through architecture and landscaping to create a prominent focal point directing people into the buildings.

2. Entry Doors. Entry doors must face the front yard or, if located on the building side, must be placed within three feet of the front facade. Entry doors must be covered by a roof and must be a primary element of the front of the structure.

3. Windows. Bay windows shall have from three to five sides.

4. Corner Buildings. Special attention shall be given to corner buildings that are highly visible, that may serve as landmarks, and provide a sense of enclosure at intersections. Special attention can be achieved by architecture, landscape, and public place.

1. Required Setbacks. A fence, hedge, wall, column, pier, post, or any similar structure or any combination of such structures is permitted in the required setback of a zone district if it meets the following conditions:

2. Height. No fence or wall may exceed seven feet in height, four feet in height from the front of the primary structure forward, nor three feet in the clear view triangle, measured as follows:

3. Athletic Facilities. Fencing around athletic facilities, including, without limitation, tennis courts, may be ten feet in height so long as all portions above six feet are constructed with at least fifty percent non-opaque materials.

4. Conformance with This Section. No person shall construct, alter, or maintain a fence, hedge, wall, column, pier, post, or any similar structure or any combination of such structures except in conformance with all of the requirements of this section.

1. For nonresidential and mixed-use structures, all roof-mounted mechanical and electrical equipment, communication antennas or dishes shall be screened from the view of a pedestrian at the far side of adjoining right-of-way or one hundred feet from the front property line, whichever is less, or designed and/or located as part of the overall architectural design.

2. For residential structures, roof-top mechanical equipment, vents, flues, fans and other pieces of equipment shall be screened and/or organized to leave sloped roofs as simple and uncluttered as possible, or, where roofs are flat, to be screened from view of a pedestrian at the far side of the adjoining right-of-way or one hundred feet from the front property line, whichever is less. Where such appurtenances are visible, they shall be painted a color that matches the roof color or other architectural features so that their visual impact is minimized.

3. Refuse containers shall be screened from view on all sides. Screen walls and fences shall be one foot higher than the object to be screened. An opaque gate shall be included where required to complete screening.

4. Loading docks and/or service areas shall be located to the side or rear of buildings. Where they are directly visible from streets, and nearby residential buildings, they shall be screened by walls at least eight feet high, or densely and continuously massed landscaping that maintains its screening capabilities in the winter. Raised planters, berms or other land forms may also be used in conjunction with landscaping or walls. A combination of dense, continuous landscaping and walls may allow the use of lower walls, but no lower than four feet high from finished grade.