HomeMy WebLinkAboutItem 10f - CMU Design Stds City of Oshkosh Zoning Ordinance Municipal Code
Section 30-245: Special Areas
(A) Central Mixed Use District (CMU) Design Standards. See Section 30-54 for
additional requirements for this district.
(1) Purpose. This district is intended to implement the urban design
recommendations of the Comprehensive Plan, by preserving and enhancing
the historical quality of the downtown, and by attaining a consistent visually
pleasing image for the downtown area, as defined by the mapped boundaries
of the Central Mixed Use District.
(2) Applicability. The regulations of this Section shall apply to new development
and changes to the exterior of any building within the mapped boundaries of
the Central Mixed Use District.
(3) Review and Approval.
(a) There are three categories of review in this district:
(i) Renovation Review (renovation of the exterior appearance of a
property such as repainting, re-roofing, residing or replacing with
identical colors, finishes, and materials) [revised 41241181
(ii) Design Alteration Review (change only in the exterior appearance
of a nonresidential or multi-family property such as painting,
roofing, siding, architectural component substitution, fencing,
paving, or signage)
(iii) Project Review (modification to the physical configuration of a
property such as the erection of a new building, the demolition of an
existing building, or the addition or removal of bulk to an existing
building) [revised 41241181
(b) Plan Commission review and approval may be required. The three
categories and procedural requirements for review and approval are
described fully in Section 30-386.
(c) Design standards for changes meeting the criteria for Project Review are
found in Section 30-245(A)(5), below. Design standards for changes
meeting the criteria for Design Alteration Review or Renovation Review
are found in Section 30-245(A)(6),below.
(d) Designated Historic Structures. These regulations are separate and in
addition to requirements related to changes to Local, State, and National
Landmarks and properties, and as regulated by the Historic Preservation
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Ordinance (Section 30-447). Prior to taking action, the Plan Commission
shall consult with the Landmarks Commission for all properties
designated as historic, contributing to a historic district, or considered by
a study or survey to be eligible for listing on a local, state, or national
register.
(4) Design Theme: The design theme for the Central Mixed Use District is based
on its historical, pedestrian-oriented development pattern that incorporates
retail, residential, and institutional uses. Building orientation and character
includes minimum setbacks at the edge of the sidewalk, multi-story structures,
use of alleys for access, and on-street or other off-site parking. The design
theme is characterized by a variety of architectural styles popular at the time,
including Italianate, Romanesque, and Neoclassical, in a 2- or 3-story format
with office, storage, or residential located over commercial. The fagades of
these buildings have a traditional main street storefront appearance, are
relatively small in scale, have street yard and side yard setbacks of zero feet,
have prominent horizontal and vertical patterns formed by regularly spaced
window and door openings, detailed cornice designs,rich detailing in masonry
coursing, window detailing and ornamentation, and are predominately brick,
stone, or wood. Exterior building materials are of high quality. Exterior
Figure 30-171a: Architectural Components
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City of Oshkosh Chapter 30-Page 393 Municipal Codes
City of Oshkosh Zoning Ordinance Municipal Code
appurtenances are minimal. Exterior colors are harmonious, simple, and
muted. Exterior signage blends, rather than contrasts, with buildings in terms
of coloring (complementary to building), location (on-building), size (small),
and number (few).
(5) Design Standards for Project Review(New Construction, Building Additions,
and Building Alterations).
(a) The design standards contained in this Subsection shall apply to all changes
meeting the criteria for Project Review (including all new buildings,
building additions, and new building appurtenances). Such activities
shall correspond to the following:
(i) Urban design guidelines as determined by the Plan Commission and
as evidenced by certain existing structures within the Downtown.
(ii) The following requirements for building setback; height; building
mass; horizontal rhythms (created by the placement and design of
fagade openings and related elements such as piers, columns);
vertical rhythms (created by the placement and design of fagade
details such as sills, transoms, cornices and sign bands); roof forms;
exterior materials; exterior surface features and appurtenances;
exterior colors; exterior signage; on-site landscaping; exterior
lighting; parking and loading area design; and the use of screening.
(b) Building Setback. Throughout the district, the setback of buildings from
street yard and side yard property lines shall be compatible with existing
buildings in the immediate area which conform to the design theme
described in Subsection(4) above, as determined by the Plan Commission.
(c) Building Height.
(i) Throughout the district, the height of buildings shall be compatible
with existing buildings in the immediate area which conform to the
design theme described in Subsection (4) above, as determined by
the Plan Commission.
(ii) Buildings shall not be more than 2 stories taller than the height of a
building of similar use on one of the immediately adjoining
properties. See Figure 30-171b. Taller building heights may be
approved by conditional use permit.
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City of Oshkosh Chapter 30-Page 394 Municipal Codes
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(d) Building Mass.
(i) Throughout the district, the mass of buildings shall be compatible
with existing buildings in the immediate area which conform to the
design theme described in Subsection (4) above, as determined by
the Plan Commission.
Figure 30-171b: Building Height Example
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(ii) The characteristic proportion (relationship between fagade height
and width) of the design theme shall be maintained.
(iii) Building mass for large structures (with a fagade area exceeding
5,000 square feet) shall be disguised through the use of fagade
articulations, or through the use of exterior treatments which give
the impression of directly adjoining individual buildings, as
determined by the Plan Commission.
(e) Horizontal Rhythms. The horizontal pattern of exterior building elements
formed by patterns of building openings for windows and doors, and
related elements such as piers and columns shall be spaced at regular
intervals across all visible fagades of the building, and shall be compatible
with those of existing buildings in the immediate area which conform to
the design theme described in Subsection (4) above, as determined by the
Plan Commission.
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City of Oshkosh Chapter 30-Page 395 Municipal Codes
City of Oshkosh Zoning Ordinance Municipal Code
(f) Vertical Rhythms. The floor heights on main fagades shall appear visually
in proportion to those of adjoining buildings. The rhythm of the ground
floor shall harmonize with the rhythm of upper floors. The vertical
pattern of exterior building elements formed by patterns of building
openings for windows and doors, and related elements such as sills,
headers, transoms, cornices and sign bands shall be compatible in design
and elevation with those of existing buildings in the immediate area
which conform to the design theme described in Subsection (4) above, as
determined by the Plan Commission.
(g) Roof Forms. Flat or gently sloping roofs which are not visible from the street
shall be used. Mansards or other exotic roof shapes not characteristic of
the design theme described in Subsection (4) above, as determined by the
Plan Commission, shall not be used. See Figure 30-171c.
Figure 30-171c: Roof Forms
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(h) Exterior Materials. Selected building materials shall be compatible with
those of existing buildings in the immediate area which conform to the
design theme described in Subsection (4) above, a determined by the Plan
Commission.
(i) Masonry. Stone or brick facing shall be of even coloration and
consistent size. Cinder block, concrete block, concrete slab, or
concrete panel shall not be permitted.
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City of Oshkosh Chapter 30-Page 396 Municipal Codes
City of Oshkosh Zoning Ordinance Municipal Code
(ii) Siding.
(aa) Wood, thin board texture vinyl, fiber cement, or textured metal
clapboard siding may be appropriate, particularly if the
proposed non-masonry exterior was used on a building which
conforms to the design theme described in Subsection (4)
above, as determined by the Plan Commission.
(aa) In certain instances clapboard, board and batten may be in
keeping with the design theme.
(bb) Class IV materials are prohibited.
(iii) Glazing. Clear, or slightly tinted glass or related glazing material
shall be used. Mirrored glass, smoked glass, or heavily tinted glass
shall not be permitted, unless needed in a special situation as
determined by the Plan Commission.
(i) Exterior Surface. Exterior surface appurtenances shall be compatible with
those of existing buildings in the immediate area which conform to the
design theme described in Subsection (4) above, as determined by the
Plan Commission.
(i) The traditional storefront design theme (characterized by strong
horizontal and vertical rhythms formed by building openings,
windows, and transom windows) shall be employed for all new
nonresidential buildings. Ground floors consisting entirely of
residential or office uses shall be exempt from this requirement.
(ii) Throughout the district, avoid cluttering building fagades with
brackets, wiring, meter boxes, antennae, gutters, downspouts and
other appurtenances. Unnecessary signs shall also be avoided.
Where necessary, such features shall be colored so as to blend in,
rather than contrast, with the immediately adjacent building
exterior. Extraneous ornamentation which is inconsistent with the
design theme described in Subsection (4) above, as determined by
the Plan Commission, is also prohibited.
(j) Awnings and Marquees. Awning and marquee size, color and placement
shall complement the architectural character of the building, as
determined by the Plan Commission.
(i) Soft, weather-treated canvas or vinyl materials which allow for
flexible or fixed installation shall be used for awnings.
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(ii) Aluminum or suspended metal canopies shall be prohibited.
(iii) Signage applied to awnings shall be simple and durable.
(iv) Backlit awnings are prohibited.
(k) Exterior Lighting. On-building exterior lighting shall be compatible and
harmonious with the design theme described in Subsection (4) above, as
determined by the Plan Commission.
(i) On-Building Lighting. The design, color, height, location, and light
quality of all on-building light fixtures shall be consistent for all light
fixtures.
(ii) Ground-Mounted Lighting. The design, color, height, location and
light quality of ground-mounted lighting shall be consistent with the
design theme described in Subsection (4) above, as determined by
the Plan Commission.
(1) Signage. All signage existing upon the adoption date of this Ordinance,
which does not comply with the standards of Article X: Signage, may be
continued as long as it is well maintained.
(i) The maintenance of such legal nonconforming signs shall be limited
to repair of the sign structural or lighting elements, and to the
repainting or replacement of the sign face with identical new
material, and original appearance.
(ii) Should a change in material or original appearance be desired, the
legal nonconforming sign shall be removed.
(iii) Sign size, color and placement shall complement the architectural
character of the building, as determined by the Plan Commission.
(m) Cleaning. Structural components and exterior materials shall be cleaned
when necessary, and with only the gentlest possible methods.
(i) Low-pressure water, steam cleaning, and soft natural bristle brushes
are permitted.
(ii) Sandblasting and power washing (more than 400 psi) are prohibited.
(iii) Other methods shall be pre-approved by the Plan Commission.
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(6) Design Standards for Design Alteration Review and Renovation Review
(Changes to the Exterior Appearance of a Property).
(a) Applicability. The design standards contained in this Subsection shall
apply for the following changes to the exterior of a property:
(i) All changes meeting the criteria for Design Alteration Review
(including painting, roofing, siding, architectural component
substitution, fencing, paving, and signage)
(ii) All changes meeting the criteria for Renovation Review (including
repainting, re-roofing, residing, or replacing with identical colors,
finishes, and materials)
(iii) Any other instance in which existing construction is proposed for
rehabilitation and/or restoration. (New projects, building additions,
and new appurtenances and features shall comply with the Design
Standards of Subsection (5) above.)
(b) In General. Buildings shall be restored relying on physical evidence (such
as photographs, original drawings, and existing architectural details) as
much as possible, in keeping with the design theme described in
Subsection (4) above, as determined by the Plan Commission.
(c) Exterior Materials and Surface Features. Materials and features identical to
the original exterior materials and surface features shall be used. If
replacement with identical materials and features is not possible, other
features and materials may be used, provided they are compatible with
the design and style of the building, as determined by the Plan
Commission.
(i) Where such knowledge is lacking, materials and features in common
use at the time of building erection shall be used.
(ii) Significant architectural features, including cornices, moldings and
coursings shall be preserved or replaced with identical features and
materials where possible.
(d) Windows and Doors. The size,proportion, and rhythm of original windows
and doors shall not be altered.
(i) Original window and door openings shall not be blocked. Where
now blocked, blocked window and door openings shall be restored
where possible.
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(ii) Window and door features, including lintels, sills, architraves,
shutters, pediments, hoods and hardware, shall be preserved where
possible.
(aa) If preservation is not possible, as determined by the Plan
Commission, window and door features shall be replaced with
identical features and materials. If replacement with identical
features and materials is not possible, other features and
materials may be used, provided they are compatible with the
design and style of the building, as determined by the Plan
Commission.
(bb) Dark frames (i.e. anodized bronze) shall be used to replace
storefront and upper story windows.
(cc) Clear aluminum finishes and mill finish aluminum storm
windows are prohibited.
(dd) If shutters are proposed, real, functional shutters or shutters
that are the same dimensions as real, functional shutters (as
opposed to purely decorative shutters) shall be used.
(b) Storefronts. Storefronts shall fit inside the original shop front in terms of
all 3 dimensions (vertical, horizontal and front to back articulation).
(i) Display windows shall be restored to their original appearance.
(ii) The configuration of display windows shall be substantially similar
to the original configuration. This provision shall be construed to
prohibit garage doors and bay windows when they were not part of
the original building design.
(c) Entrances, Porticos, and Porches. Original porches, and steps shall be
retained, except as required to meet accessibility standards. Porches,
porticos, steps, and related enclosures which do not comply with the
architectural design theme, as determined by the Plan Commission, shall
be removed.
(d) Roofs. The original roof shape and character of visible materials shall be
retained. Original architectural features which give the roof its essential
character, including dormer windows, cupolas, cornices, brackets,
chimneys and weathervanes, shall be preserved if in keeping with the
architectural design theme described in Subsection (4) above, as
determined by the Plan Commission.
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