2017-032 Ordinance - Laserfiche WebLink

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Business Districts B. Materials. All non-residential buildings shall be composed of high quality materials and, at a minimum, shall be comprised of 75% of the following: brick, stone (natural or cultured), architectural pre -cast concrete, glass, high-density stratified wood board, fiber reinforced concrete panels, stucco, or architectural metal panels. Up to 25% of the building may be comprised of the following: split face block, scored block, exterior insulation finish system (EIFS), wood, vinyl, metal and other similar quality materials. If EIFS is used, it shall not be within 36 inches of grade nor used in entryways or other high activity pedestrian or service areas. Plain concrete block, smooth -faced tilt -up concrete panels and wood sheet goods shall not be permitted. Building material requirements may only be modified with the recommendation of the Planning and Design Commission and approval by City Council. C. Massing. The articulation of a building shall reduce its perceived overall length and width by dividing the building into smaller masses. The internal function of the building shall provide the rationale for the division of massing. The overall mass of a building shall be reduced by incorporating building undulations of clearly pronounced recesses and; projections, wall relief, colonnades, pilasters, piers, fenestration patterns or other techniques as approved by the Planning and Design Commission and City Council. The articulation of a building shall reduce its perceived height by dividing the building into smaller scale elements to provide a "human scale" based on its location. The building design shall incorporate a distinct base, middle and top. Features to clearly define the top of a structure may be accomplished via a defined parapet or cornice elements; distinct eaves; corbeled brick, masonry or stone; architectural roof forms and other elements as approved 'by the Planning and Design Commission and City Council. Each building shall have a clear, highly visible customer entrance(s) defining the major entry points to the building., D. Mechanical Screening. Buildings shall have architectural features to fully conceal rooftop equipment, such as HVAC units, exhaust, vents, transformers, roof access, etc. from public view. Section 1139.11 Standards for B-4 Mixed-use Business Developments A. Applicability. This section applies to all properties within the B-4 District redeveloped and incorporated into an approved mixed' -use (multiple use) development. B. Qualifying Conditions. A mixed-use development established within the B-4 District shall satisfy the following minimum requirements: 1. The development site shall be no less than four (4) acres which may include a combination of existing contiguous lots or parcels; provided, the entire site is under single control and developed as an integral project. 2. The mixed-use development shall contain both residential and non-residential uses. 3. At least 20% but not more than 35% of the site area shall be devoted to non-residential uses. 4. The mixed-use development shall result in a project that meets the review criteria of Section 1126.07.8. C. Streets and Blocks. An interconnected street network with limited block size promotes walkability. It also enables the B-4 District to complement the nearby residential neighborhoods through a fine-grained development approach, sensitive to the context. 1. Connectivity of the internal street grid is required. Wherever possible, streets shall also connect to existing and planned City streets outside of the district. 2. No block face shall have a length greater than 300 feet without an alley, common drive Page 1139-11 City of North Olmsted Zoning Code