A.
The purpose of this article is to protect and maintain the character
and architectural integrity of the Village of Hamburg while directing
the building style of new or infill nonresidential, mixed-use, and
multifamily development. These standards are intended to achieve building
treatments and modifications that are consistent with the traditional
character and walkable development pattern of the Village.
B.
While these standards do not mandate or prohibit any particular architectural
style, the community has expressed a preference for architectural
styles that relate to the original architecture found in the Village.
New construction within the Village shall strive to reinforce the
coherence of the development area while harmonizing with existing
historic character. This can best be achieved by varying the details
from building to building while emulating the range of building types
exemplified by the original structures and reinforced by these standards.
C.
The intent of this article is to improve resident quality of life
and promote the Village as a civic space where people are attracted
to work, shop and socialize. All nonresidential, mixed-use, and multifamily
buildings and structures in the Village shall be designed to achieve
the following objectives:
(1)
Improve the ambience and visual quality of the Village's
commercial and mixed-use areas by maintaining and increasing density,
encouraging compatible building forms, and promoting consistent streetscape
design;
(2)
Promote a sense of design continuity that appropriately relates
development and redevelopment to the historic context, integrity of
architecture, and traditional settlement pattern of the community;
(3)
Utilize elements, details, styles and architectural features
for buildings, sites, and public spaces that complement the surrounding
area and maintain a sense of place;
(4)
Utilize predominant building materials and architectural features
found in the community as a guide in determining appropriate materials
for structural or site modifications and new construction; and
(5)
Encourage the development of buildings consistent with the goals
of the Leadership in Energy and Environmental Design (LEED) program.
A.
Structures under regulation. These design standards shall apply to
all existing, altered, or newly constructed nonresidential, mixed-use,
and multifamily structures within the Village outside of the VCC District.
B.
Historic structures. For this purpose of this article, the term "historic structure" shall refer to all historic properties, local landmarks, and contributing structures identified in the Village of Hamburg Historic District as listed on the National Register of Historic Places. This shall also include all local landmark properties and properties within historic districts so designated by the Historic Preservation Commission under Chapter 44 of the Village of Hamburg Code.
C.
Supplemental building design standards. The guidelines and standards
provided herein are to be used in conjunction with the Village of
Hamburg Building Design Standards, which include illustrative examples
of the provisions set forth herein. Where there is a conflict in procedure
or regulation of property between this chapter and the Building Design
Standards, the requirements of this chapter shall take precedence.
D.
Property owner guidance. Property owners should refer to the guidelines
and standards of this article and the Village of Hamburg Building
Design Standards as a source of inspiration, innovation, and distinctive
solutions when undertaking changes, modifications, or adaptive reuse
of nonresidential, mixed-use, or multifamily buildings and properties.
A.
Site plan review. All exterior, environmental changes proposed for
nonresidential, mixed-use, or multifamily structures shall require
site plan review and approval as provided for by Article 44 of this
chapter.
B.
Architectural Review Committee (ARC) review. Review and recommendation
by the Architectural Review Committee shall be required upon referral
by the reviewing board, as outlined in Articles 43 and 44. ARC review
shall also be required for development within the LCR, NCC, GC, MU-R,
and MU-I Districts to ensure compliance with building design standards.
A.
Placement and orientation context. Placement refers to how a building
is situated on the lot. Orientation refers to the location of a building's
main axis, or primary facade. Building placement and orientation is
a crucial part of the interface of private building facades with public
thoroughfares, which shape a compact, walkable public realm.
B.
Massing and form context. Massing and form refer to the volume and
shape of a building. Buildings should provide visual interest that
engages pedestrians and others to promote activity and business vitality.
Wherever possible, new development should enhance the visual quality
of the site on which it is located, as well as the character of the
surrounding area.
C.
Design requirements. All nonresidential, mixed-use, and multifamily
buildings shall be in accordance with the following:
(1)
The placement of buildings shall follow the minimum and maximum
front yard requirements in Articles 20, 21, and 22 of this chapter.
(2)
All development shall be of a similar height and form to those
of historic structures on the block in which it is located. There
should be no abrupt changes in height from adjacent structures.
(3)
Main entrances shall face the street, be easily identifiable,
and scaled to the size of the street on which they are located. The
primary facade shall be oriented to the street or at the same orientation
as adjacent historic structures.
(4)
Buildings situated at street corners shall "wrap" the corner
by continuing certain facade elements (such as the cornice or horizontal
accent bands) on all street elevations (see Figure 31.1).
(5)
A single, large, dominant building mass shall be avoided. No
facade shall have a blank, uninterrupted length exceeding 40 feet
without including architectural features such as columns, pilasters,
piers, or changes in plane, in texture or masonry pattern, or an equivalent
element that subdivides the wall into pedestrian-scaled proportions
(see Figure 31.1). These changes in plane shall be at least eight
feet in width and 1.5 feet in depth.
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(6)
All buildings shall exhibit a clearly defined base, midsection,
and crown. This can be accomplished using a combination of architectural
details, materials, textures, and colors (see Figure 31.2). Buildings
which are "squat" in proportion or which have very strong horizontal
elements that dominate the facade are discouraged.
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A.
Facade composition context. A building facade serves as the interface
between the public realm and the interior space of the building and
should be compatible with the character and context of the surrounding
area. Proper facade composition creates visual interest and adds character
to a facade, providing visibility into the building interior, particularly
for retail uses, contributing to the pedestrian, bicyclist, and motorist
experience throughout the Village. The arrangement of facade elements
should be so designed to create a recognizable and consistent composition.
B.
Fenestration context. Fenestration refers to the area of the facade
or building exterior covered with openings, in particular windows
and doors, how transparent the enclosing glass in the openings is,
and how the openings are arranged and/or relate to each other with
respect to size, depth, location, etc.
C.
Corner buildings. Buildings that are located on a street corner are
considered to have two primary facades.
D.
First floor.
(1)
The first-floor levels of a facade shall provide the highest
amount of facade openings and articulation.
(2)
Along primary facades in the area between two feet and eight
feet from the ground the following shall be provided as minimum levels
of transparency (see Figure 31.3).
(3)
Newly constructed or redeveloped structures in the Neighborhood
Commercial Corridor District may have reduced transparency requirements
if it determined by the reviewing board that a more residential character
is necessary to be compatible with adjacent structures.
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E.
Windows and doors.
(1)
The use of opaque, mirrored, or tinted glass with less than
50% light transmittance is prohibited. If screening is necessary,
interior blinds or curtains are encouraged.
(2)
Doors that are comprised of an area of at least 30% transparent
glass shall be used for building entrances on the primary facade.
Opaque doors may be used for access to upper floors. Industrial structures
are exempt from this provision.
F.
Storefronts and entrances.
(1)
Primary entrances shall face the street and be so located to
afford direct access from the sidewalk, where applicable. Entrances
for upper floors shall be distinguished from entrances for first floor
uses.
(2)
Corner buildings may have two separate entry points or a single
entry point at the corner.
G.
Awnings and canopies.
(1)
Awnings are appropriate over entrances, storefronts and large
first-floor windows and over upper-floor windows.
(2)
Awnings and canopies shall be designed to fit the window, door,
or storefront openings that they are intended to cover. Placement
should be in a traditional position and should not conceal architectural
features.
(3)
Awnings should be made of low-sheen fabrics with a traditional
appearance such as canvas or acrylic. The use of rigid, reflective,
and translucent materials is prohibited.
(4)
Wood, metal, and internally illuminated translucent awnings
are prohibited. Awnings may be retractable or fixed. Fixed awnings
must be structurally capable of withstanding both high winds and winter
snow loads.
A.
Roofline context. A roofline is an architectural element, such as
a cornice, parapet or change in material, which creates a distinction
between the top of the building and the lower floors.
(1)
All structures shall have a roofline.
(2)
Rooflines shall be designed in proportion to the overall height
and width of the proposed building.
(3)
Longer buildings shall provide fluctuations in the roofline
which break up the long run of the facade and which attract attention
to key places such as entryways.
C.
Roof treatments.
(1)
Mechanical equipment and permitted telecommunications facilities
shall be placed or screened in such a manner so as not to be visible
from the street.
(2)
The use of alternative energy materials and systems, such as
solar panels or shingles, is encouraged. Their installation shall
be incorporated into the design of the building so as not to detract
from the architectural style and detailing.
A.
General requirements.
(1)
Building facades shall be constructed of durable materials such
as brick, stone masonry, or fiber cement (panels, siding and trim
boards) or finishing wood.
(2)
No more than three exterior building materials should be used
on any one facade of a building. A single material should be used
as the dominant theme in the facade, with secondary materials used
only to highlight and accent the design.
(3)
Changes in materials shall occur at inside corners. Material
changes at the outside corners or in a plane shall be prohibited,
unless otherwise approved by the reviewing board.
B.
Prohibited materials. The use of stucco, vinyl siding, plastic panels,
sheet metal, clear-coated aluminum, stainless steel, mirrored glass,
plywood panels, concrete block, or smooth concrete is prohibited.
Finishes that are intended or designed to reflect light and glare
are not permitted. Florescent or day-glow colors of any shade are
expressly prohibited.
C.
Modern materials. The use of other modern and nontraditional materials
or textures may be permitted with approval by the reviewing board.
D.
Painted masonry.
(1)
Masonry that has not previously been painted shall not be painted
unless deterioration has progressed so far that a protective surface
coating is needed. In such cases, a breathable masonry paint or stain
shall be used. Masonry that has previously been painted shall be repainted
with a breathable masonry paint or restored to unpainted masonry.
(2)
If paint is to be removed from masonry surfaces, the gentlest
effective paint removal method available shall be employed so as to
avoid damage to historic masonry and mortar. Sandblasting and similar
methods shall never be employed.
The following additional regulations shall apply to the rehabilitation
and reuse of existing historic structures, unless it is so determined
by the Historic Preservation Commission that the restoration of any
such structure to its historic state would be inconsistent with the
purpose and intent of this article.
A.
Preservation of character.
(1)
Each property shall be recognized as a product of its own time.
Alterations that seek to create a false sense of historical development
are discouraged.
(2)
Changes to a building that have taken place over time are evidence
of its history and development. If those changes have acquired significance
in their own right, they should be recognized and preserved.
(3)
Where architectural or site features are determined to contribute
to the character of the property or the district, proposed alterations
or additions shall be designed to minimize the impact on those features.
(4)
New additions, exterior alterations, or new construction shall
not destroy historic materials or general features that characterize
the property. The new work shall be compatible with the massing, size,
scale and architectural features of the property and the surrounding
neighborhood, to protect the integrity of the property.
(5)
Additions or alterations to structures shall be constructed
in such a manner that, if removed in the future, the essential form
and integrity of the structure and the site would be unimpaired.
(6)
Design elements on historic structures shall not be altered
or covered in a manner that would adversely impact the facade and
architectural character of the structure.
B.
General repair and replacement.
(1)
Existing historic structure architectural elements and features
shall be retained to the greatest extent practicable. Removal of historic
elements must be approved by the reviewing board.
(2)
Existing historic materials shall only be replaced when it is
demonstrated they are deteriorated beyond repair. Repair or replacement
shall be done so in kind by either reusing historic materials or duplicating
the existing in form, profile, and texture.
(3)
In the event that historic structure architectural elements
or features have previously been removed or altered from their historic
state, subsequent efforts to repair or replace these elements shall
be done to return the structure to its historic specifications as
closely as possible.
C.
Preservation, repair and replacement of openings.
(1)
Original window, storefront, and door openings shall not be
reduced in size or covered. Transoms must be retained and uncovered.
(2)
Original window, storefront, and door openings that have been
covered or filled in on a building facade shall be restored.
(3)
Replacement windows shall fill the original size of each opening
and be of similar style (for example, double hung) and shall utilize
true divided lights or simulated divided lights when matching the
original mullion and/or muntin configuration. The use of interior-only
grids or grids between the panes of glass is prohibited.
(4)
Lowered ceilings shall have a soffit at each window that allows
retention of the full window height.
