The Downtown Design Overlay District is intended to implement the urban design recommendations of the Village of East Troy Comprehensive Plan by preserving and enhancing the aesthetic qualities (historical and visual) of the community and by attaining a consistent visually pleasing image for various portions of the Village. Any nonconforming situation (lot, use, structure and/or site) shall adhere to the provisions of Article IX.
A.Â
Overall design theme. The design theme for the Downtown Design District,
as determined by the Plan Commission, shall be based on the Village's
historic, pedestrian-oriented development pattern in the downtown
that incorporates retail service, residential, and institutional uses.
Building orientation and character include minimum setbacks at the
edge of the sidewalk; one-, two-, and three-story structures; a variety
of loading access arrangements, typically to the rear of buildings;
and a mix of on-street and other off-site parking.
|
Figure 510-77A: Sample Overall Design Theme
Â
|
B.Â
Residential construction. Proposed residential construction within
the Downtown Design District, including new structures, building additions,
building alterations, and restoration or rehabilitation, shall be
reviewed by the Plan Commission. The building setback, height, mass,
roof form, exterior materials, exterior surface appurtenances, exterior
colors, landscaping, and lighting shall be compatible and harmonious
with the overall design theme noted above.
C.Â
Nonresidential design standards. Nonresidential construction, including
new structures, building additions, building alterations, and restoration
or rehabilitation, shall correspond to the urban design guidelines
and the following requirements:
(1)Â
Building setbacks. 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
overall design theme noted above.
(2)Â
Building height. Throughout the district, the height of buildings
shall be compatible with existing buildings in the immediate area
which conform to the overall design theme noted above. In no instance
shall buildings be more than one story taller or shorter than the
height of the immediately adjoining properties, which conform to the
overall design theme.
(3)Â
Building mass. Throughout the district, the mass of buildings shall
be compatible with existing buildings in the immediate area which
conform to the overall design theme. The characteristic proportion
(relationship between facade height and width) of the overall design
theme shall be maintained. Building mass for large structures (with
a facade area exceeding 5,000 square feet) shall be disguised through
the use of facade articulations or through the use of exterior treatments
which give the impression of directly adjoining individual buildings.
(4)Â
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 facades of the building and shall be
compatible with those of existing buildings in the immediate area
which conform to the overall design theme.
(5)Â
Vertical rhythms. The floor heights on main facades 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 overall design theme.
(6)Â
Roof forms. Flat or gently sloping roofs which are not visible from
the street shall generally be used. For nonresidential buildings,
gable and hip roofs may also be appropriate in certain locations.
Mansards or other exotic roof shapes are not characteristic of the
overall design theme and are prohibited.[1]
(7)Â
Exterior materials. Selected building materials shall be compatible
with those of existing buildings in the immediate area which conform
to the overall design theme. In addition:
(a)Â
A traditional storefront design shall be employed for all new
nonresidential buildings. Traditional storefronts are characterized
by strong horizontal and vertical rhythms formed by building openings,
storefront columns, storefront cornices, upper cornices, kick plates,
sign bands, large display windows, and transom windows.
(b)Â
Throughout the district, avoid cluttering building facades with
brackets, wiring, meter boxes, antennas, 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 overall design theme
is also prohibited.
|
Figure 510-77B: Traditional Storefront Elements
Â
|
(8)Â
Awnings. Throughout the district, awning size, color and placement should complement the architectural character of the building. Soft, weather-treated canvas or vinyl materials which allow for flexible or fixed installation shall be used. Aluminum or suspended metal canopies shall be prohibited. Signage applied to awnings shall be simple and durable and shall meet the requirements in § 510-135A(4). Backlit awnings are prohibited.
[Amended 9-17-2012 by Ord. No. 2012-08]
(9)Â
Exterior colors. Selected exterior colors for structures and appurtenances,
including fixtures and signs, shall be compatible and harmonious with
those of existing buildings in the immediate area which conform to
the overall design theme. Specifically, throughout the district:
(a)Â
Fluorescent, day glow and/or neon colors shall not be permitted.
Where such colors constitute a component of a standardized corporate
theme or identity, muted versions of such colors shall be used.
(b)Â
High-gloss paints, lacquers, varnishes or other shiny nonglazing
surfaces shall not be used.
(c)Â
Color combination schemes shall be limited to no more than four
different colors for all the structures and appurtenances on a property.
Varying shades, tints or intensities of a color shall count as a different
color for this purpose.
(d)Â
Color schemes shall be used consistently throughout the property,
including on both the upper and lower portions of buildings, and on
all facades of a building or structure.
(10)Â
Exterior lighting. Throughout the district, on-site exterior
lighting shall be compatible and harmonious with the overall design
theme. Specifically:
(a)Â
The design, color, height, location, and light quality of on-site
pedestrian lighting shall be consistent with the pedestrian lighting
fixtures.
(11)Â
Signage. All signage existing upon the adoption date of this chapter which does not comply with the standards of Article XV may be continued as long as it is well maintained. However, 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, message, and original appearance. Should a change in material, message, or original appearance be desired, the legal nonconforming sign shall be removed.
(12)Â
Cleaning. Structural components and exterior materials shall
be cleaned when necessary and with only the gentlest possible methods.
Low-pressure water and soft natural bristle brushes are acceptable.
Sandblasting is never acceptable. Other methods shall be preapproved
by the Plan Commission.
(13)Â
Rehabilitation and restoration. New projects, building additions, and new appurtenances and features shall comply with the provisions of Subsection C(1) through (12) above. The following standards shall apply where existing construction is proposed for rehabilitation and/or restoration:
(a)Â
Buildings shall be restored relying on physical evidence (such
as photographs, original drawings, and existing architectural details)
as much as possible and in keeping with the overall design theme.
(b)Â
Exterior materials and surface features identical to the original
shall be used. Where such knowledge is lacking, materials and features
in common use at the time of building erection, as determined by the
Plan Commission, shall be used. Significant architectural features,
including cornices, moldings, and coursings, shall be preserved or
replaced with identical features and materials where possible.
(c)Â
The size, proportion, and rhythm of original windows and doors
shall not be altered. Original window and door openings shall not
be blocked, except with a dark opaque panel placed behind the window
or door to preserve the appearance of the opening. Where now blocked
in another manner, blocked windows and doors shall be restored using
said method. Window and door features, including lintels, sills, architraves,
shutters, pediments, hoods and hardware, shall be preserved where
possible or replaced with identical features and materials. Dark frames
(i.e., anodized bronze) shall be used to replace storefront and upper-story
windows. Clear aluminum finishes and mill finish aluminum storm windows
are prohibited. Real shutters and awnings shall be used if there is
evidence that they were a component of the original building design.
Vinyl and plastic shutters and awnings shall be prohibited.
(d)Â
Shop fronts should fit inside the original shop front in terms
of all three dimensions (i.e., vertical, horizontal, and front to
back articulation).
(e)Â
Display windows should be restored to their original appearance,
if in keeping with the overall design theme.
(f)Â
Original porches and entrances shall be retained, except as
required to meet accessibility standards. Porches, steps, and related
enclosures which do not comply with the overall design theme shall
be removed.
(g)Â
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 weather vanes, shall be preserved if in keeping
with the overall design theme.
All design and/or development applications for proposals within
the Downtown Design District are subject to one of the following review
processes, as determined by the Zoning Administrator. These include
renovation review, design review, and project review, described below.
See Figure 510-78 for a summary of the process for proposal review.[1]
A.Â
Renovation review. Applications involving only a renovation of the
exterior appearance of a property (such as repainting, reroofing,
residing or replacing with identical colors, finishes, and materials),
as determined by the Zoning Administrator, may proceed with appropriate
building and related permits. No additional processes are required.
B.Â
Design review. Applications involving only a change in the appearance
of a property (such as painting, roofing, siding, architectural component
substitution, fencing, paving, or signage with different colors, finishes,
or materials) are subject to design review by the Zoning Administrator
and the Plan Commission. The Zoning Administrator shall facilitate
the thorough and expedient review of the application and shall ensure
that the technical and procedural requirements of this chapter are
met. The Plan Commission shall serve as the final discretionary review
body and shall focus its review of the application on compliance with
sound aesthetic, land use, site design, and economic revitalization
practices. In part, this effort shall be guided by the Comprehensive
Plan.
(2)Â
In addition to the application requirements for site plan review,
all applications for design review shall be submitted to the Zoning
Administrator. Applications shall be accompanied by a building permit
application and shall be accompanied by all of the following:
(a)Â
A clear depiction of the existing appearance of the property.
Color photographs are recommended for this purpose. Scaled and dimensioned
drawings of existing components such as windows, doors, railings,
fencing or other site components and/or detailed building elevations
which are proposed for alteration or replacement may be required by
the Village.
(b)Â
A written description of the proposed modification, including
a complete listing of proposed components, materials, and colors.
(c)Â
A clear depiction of the proposed appearance of the property.
Paint charts, promotional brochures, and/or clear color photographs
of replacement architectural components are recommended for this purpose.
Scaled and dimensioned drawings of proposed components such as windows,
doors, railings, fencing or other site components and/or detailed
building elevations which are proposed for alteration or replacement
may be required by the Village.
C.Â
Project review. Applications involving modification to the physical
configuration of a property (such as grading, erection of a new building,
demolition of an existing building, or the addition or removal of
bulk to an existing building) are subject to project review by the
Zoning Administrator and the Plan Commission. The Zoning Administrator
shall facilitate the thorough and expedient review of the application
and shall ensure that the technical and procedural requirements of
this chapter are met. The Plan Commission shall make a recommendation
to the Village Board, which will serve as the final discretionary
review body and shall focus its review of the application on compliance
with sound aesthetic, land use, site design, and economic revitalization
practices. In part, this effort shall be guided by the Comprehensive
Plan.[2]
(1)Â
Project review proposals shall follow procedures for conditional use permits (see § 510-157).
(2)Â
In addition to the application requirements for conditional use permits,
applications for project review shall be made to the Zoning Administrator.
Applications shall be accompanied by a building permit application
and all of the following unless specifically waived in writing by
the Zoning Administrator:
(a)Â
A clear depiction of the existing appearance of the property.
Clear color photographs are recommended for this purpose. Scaled and
dimensioned drawings of existing components such as windows, doors,
railings, fencing or other site components and/or detailed building
elevations which are proposed for alteration or replacement may be
required by the Village.
(b)Â
A written description of the proposed project, including a complete
listing of proposed components, materials, and colors.
(c)Â
A clear depiction of the proposed appearance of the property.
Paint charts, promotional brochures, and/or clear color photographs
of replacement architectural components are recommended for this purpose.
Scaled and dimensioned drawings of proposed components such as windows,
doors, railings, fencing or other site components and/or detailed
building elevations which are proposed for alteration or replacement
may be required by the Village.
(d)Â
For all projects involving a new building, or an addition exceeding
100 square feet of gross floor area, the following shall be required:
(e)Â
Written justification for the proposed alteration consisting of the reasons why the applicant believes the requested alteration is in harmony with the overall design and standards of the Downtown Design District (see § 510-77).
|
Figure 510-78: Review Process for Renovations, Redesign
and New Projects in the Downtown Design Overlay District
| ||||
|---|---|---|---|---|
|
Procedure
|
Renovation
|
Design
|
Project
| |
|
Optional meeting with the Zoning Administrator to confirm type
of proposal
|
Recommended
|
Recommended
|
Recommended
| |
|
Submittal of building permit application to Zoning Administrator
|
Not required
|
Optional
|
Recommended
| |
|
Color photos/drawings of existing property
|
Not required
|
Required
|
Required
| |
|
Written description of proposal
|
Not required
|
Required
|
Required
| |
|
Drawings/depictions of proposed changes to site/building
|
Not required
|
Required
|
Required
| |
|
Site plan
|
Not required
|
Not required
|
Required
| |
|
Landscaping plan
|
Not required
|
Not required
|
Required
| |
|
Written justification for proposal
|
Not required
|
Required
|
Required
| |
|
Review and action by Zoning Administrator
|
Not required
|
Required
|
Required
| |
|
Review and action by Plan Commission on site design
|
Not required
|
Not required
|
Required
| |
[1]
Editor's Note: Figure 510-78 is included at the end of this
section.
[Added 7-19-2021 by Ord. No. 2021-07]
A.Â
Demolition with plan for future development. Demolition of an existing building is permitted provided the property owner submits a detailed site plan and architectural plans for future development and obtains approval of the same as set forth in this article. In addition, the property owner must submit a landscape plan to the Plan Commission for review and obtain the approval of the same prior to the start of an authorized demolition. If work on the approved development project does not commence as anticipated, the property owner must implement the approved landscape plan in phases as set forth in Subsection D below.
B.Â
Demolition without a plan for future development. If an existing
building is deemed to be derelict or uninhabitable, and the property
owner does not have any immediate plans for development following
demolition, the property owner must submit a landscape plan to the
Plan Commission for review and obtain approval of the same prior to
the start of an authorized demolition.
C.Â
Removal of demolition debris and site restoration. If the demolition of a building is allowed, the property owner must obtain a razing permit from the Building Inspector within three weeks of approval and thereafter comply with the requirements set forth in § 210-10 of the Municipal Code.
D.Â
Landscape plan. A landscape plan must include specific standards based on the time the property remains undeveloped. Landscaping in Phase 1 consists of turfgrass or equivalent cover. Landscaping in Phase 2 consists of plantings around the perimeter of the site and/or planting beds with shrubs, perennial flowers, and/or ornamental grasses. Landscaping in Phase 3 consists of additional plantings around the perimeter and within the site interior including trees and decorative fencing if deemed appropriate by the Plan Commission. If a demolition is approved under Subsection A above, Phase 1 landscaping must be completed within 12 months of the start of the demolition if the authorized redevelopment does not commence. If a demolition is approved under Subsection B above, Phase 1 landscaping must be completed within three months of the start of the demolition. The approved landscape plan must include a timeline for completing landscaping in subsequent phases. The property owner has the ongoing obligation of maintaining the site and the landscaping consistent with the approved landscape plan and the Municipal Code.
