Grayson › Zoning Ordinance
Article 10 — Building Design
§ 1000
INTENT AND PURPOSE
A.In an effort to maintain high quality, long-lasting and sustainable development within the City of Grayson, the City hereby adopts the following design guidelines and standards for all newly constructed and renovated buildings for the following purposes:
1.Maintain the historical look and feel of a turn of the century (1880-1930) Georgia village.
2.Foster architectural diversity and interest yet achieve and maintain a consistent, durable and pleasing aesthetic quality.
3.Protect and enhance the City’s attractions to tourists and visitors and thereby strengthen the economy of the City.
4.Encourage civic pride and promote the use of buildings for education, pleasure, and general welfare of the citizens of Grayson.
5.To establish a means of review for new development or redevelopment design plans for the purpose of protecting the architectural and historic integrity of the City.
§ 1001
MINOR DEVIATIONS
The elements mandated in this Article are intended to be followed as outlined below. In the event the intent of this Ordinance can be achieved with minor deviations which do not substantially impact the goals or intent of the mandates of these Sections, the City of Grayson Planning Department has the authority to modify the specific provisions.
If substantial modifications or changes are necessary, any person, firm, group or organization may apply for relief from these requirements to the City of Grayson Council. Any application for an alternate architectural arrangement shall be accompanied with proposed elevations, building materials, and/or renderings necessary for the Council to make a determination whether the alternate proposal meets the intent of these requirements. The Council, as part of an approval, may include conditions, modifications or requirements necessary to mitigate any part of their decision. The City may establish filing requirements, fees and deadlines as needed.
§ 1002
ARCHITECTURAL CHARACTER
A.The purpose of this section is to present an architectural vocabulary that will provide a general guideline for the development of commercial and public buildings. In general, Grayson requires turn-of-the-century (1880-1930) architectural styles, themes, massing and details.
B.Any literal transplant of architectural styles not indigenous or compatible to this area is not acceptable. Similarly, a structure, monumental in scale or unduly formal or modern in character, and any corporate signature buildings or structures are not acceptable within the City of Grayson.
§ 1003
NON-RESIDENTIAL APPLICATION
The following Building Design regulations shall apply to RM, C-1, C-2, C-3, OI, MH, and M-1, zoning districts.
§ 1003.1
REVIEW AND APPROVAL
A.All building plans for non-residential zoning districts shall be submitted to The City Architect for review and approval prior to being submitted for a building permit. The submission is to include the following:
1.Completed application form and design review fees paid to the City.
2.Two sets of all floor plans to a minimum of 1/8”=1’-0” scale. The plans should show all dimensions windows, doors, etc..
3.Two sets of all exterior building elevations to minimum of 1/8”=1’-0” scale. Drawings should indicate and label all building materials, features and exterior finish legend.
4.Project site plan to a minimum of 1”=30’.
5.One color drawings showing each exterior side of the building with all materials rendered correctly.
6.One material sample board with all exterior building materials used.
§ 1003.2
PROPORTION AND SCALE
A.Proportion: All development proposals shall indicate that the applicant has studied and reconciled the scale and proportions of buildings in the following situations:
1.Site.
2.Adjacent and neighboring sites.
3.Major streets from which the project will be accessed or viewed.
B.Horizontal emphasis: Building proportions with horizontal emphasis shall be minimized.
Vertical proportions that exaggerate building height shall instead be utilized wherever feasible.
C.Varied Facades: The spacing of elements in facades shall be varied rather than repetitive, with a high priority placed on the three dimensional interplay of light and shadow.
D.Scale.
1.Human Scale: Building elements and facades, especially at the ground or pedestrian level, shall be intimate and close to human size, so as to achieve a sense of human scale and interest.
2.Overall Scale: A mixture of scales shall be permitted in less pedestrian areas, with some elements scaled larger for appreciation from the street.
B.Building Massing: All new development proposals shall incorporate means of reducing the apparent size and bulk of the building. The following methods for reducing the apparent size and mass of larger buildings shall be required.
1.Continuous wall surfaces: Large or continuous wall surfaces shall be prohibited. Large building surfaces shall be relieved with a change of wall plane that provides strong shadow and visual interest. Pilasters and/or false windows shall be incorporated into the design so that horizontal walls are broken up at least every twenty (20) feet.
2.Building Base: The building base shall be a shaded element that establishes a strong connection to the ground and site. The base is often a different material and/or color as in a water table or could be a larger element that incorporates individual awnings or coverings. Continuous arcades shall be prohibited.
3.Breaking Up Building Mass: Every building shall reduce its perceived height and bulk by dividing the building mass into smaller scale components. Building wall offsets, including projections, recesses, and changes in floor level shall be used to add architectural interest and variety, and to relieve the visual effect of a simple long wall.
4.Variation in Building Silhouettes: Variation in the roofline of buildings is desirable.
Offsets in pitched roofs and gables are encouraged. Parapets in building masses exceeding fifty (50) continuous linear feet shall be varied in height and project and shall use decorative elements such as crown moldings, dental, brick soldier courses, etc.
§ 1003.3
VISUAL PATTERNS AND COLOR.
A.Shade and shadow: Recesses and projections shall be utilized to divide horizontal surfaces of buildings into smaller scale elements to produce strong shade and shadow.
B.Projections: Projections shall be permitted for use to emphasize important architectural elements such as stairs, balconies, entrances, bays, etc.
C.Reduce unrelieved Building Mass: The use of individual awnings, partial loggias (not full arcades), wide roof overhangs, etc., shall be permitted to be used to produce interesting shadow effects and reduce unrelieved building mass.
D.Color: Building colors shall be carefully chosen so that each building compliments that of its neighbor. An entire block of buildings should blend together even though each building will posses its own identity.
1.Main building: The main building color shall be of historic earth tones. Loud, bright, or contemporary colors shall be prohibited.
2.Trim: Historically, building trim was of a natural stone or in the case of painted elements was painted in a decorative manner in a contrasting shade lighter or darker than the main building. The palate of trim colors shall be historic in nature such as navy, sage, maroon, slate gray, fawn, gold, etc.
§ 1003.4
ARCHITECTURAL DETAILS [AMENDED 7-16-2007]
A.Surface detail, ornament, windows and doors that enrich the architectural character shall be required.
B.Integration of details: Details shall be carefully considered to add interest and human scale.
All visibly exposed sides of a building shall have and articulated base, course, and cornice.
C.Trim: The trim adds detail and character to the façade. Said trim shall include the eaves, pediments, friezes, lintels, sills, belt courses, balustrades, quoins. Windows shall have capitals, arches, jack arches with keystones, etc.
D.Windows and Glass:
1.Large Window units:
a.Historic window units of the size and character of the time period shall be required.
Said retail shop windows shall be limited to their glass size of approximately thirty six (36) square feet.
b.Window units shall be raised off of the floor.
c.Adjacent window units shall have a minimum of four (4) inch jambs separating them both horizontally and vertically.
2.Operable Window Units: Operable windows shall be double hung.
3.Mullions: If mullions are used then simulated divided lights (SDL) shall be required. The window unit is made with the mullions permanently affixed to the exterior and interior of the glass with a spacer bar placed between the two panes of glass.
4.Window Frames:
a.Head and jambs shall be of a historic color and profile.
b.Traditional storefront systems shall be prohibited unless they have a permanent surface applied trim such as a snap on aluminum decorative trim, such as an Ogee profile.
c.Aluminum clad wood windows with historic details shall be permitted.
d.Wide brick moldings around the windows shall be required.
5.Glass: Clear or slightly tinted glass shall be required. Mirrored, colored or highly reflective shall be prohibited.
E.Exterior Doors: Wood doors, or have the appearance of wood, with wide stiles, decorative hardware, raised panels, eight (8) feet or taller, shall be required.
F.Building Materials: Only the following building materials shall be used in combination so that a consistent, attractive, and long lasting building design can be created.
1.Walls: The main wall material shall be used on all four sides.
a.Brick: Only full thickness modular brick in earth tones shall be permitted. Thin veneer or painted brick shall be prohibited.
b.Stone: Natural stone veneer, Terra cotta or cast stone which simulates natural stone in chiseled, ground face, hammered, or smooth shall be required.
c.Stucco: Masonry hard coat or building code approved synthetic stucco (EIFS) is limited to three (3%) percent of the total wall area. Use is limited to decoration, trim, or where brick or stone cannot feasibly be supported such as in a dormer or second floor wall above a roof. Continuous EIFS banding around a building is prohibited.
d.CMU: Concrete masonry units shall be prohibited with the exception of colored split face CMU limited to three (3%) percent of the total wall area.
e.Siding: Wood, cementitious, or shakes shall be limited to upper floors only and not to exceed ten (10%) percent of total wall area. Metal siding either vertical or horizontal shall be prohibited.
2.Trim.
a.Painted wood or synthetic (Fypon, polymers) painted shall be permitted.
b.Cast Stone or EIFS shall be permitted.
c.Aluminum clad wood.
d.EIFS shall be permitted in certain applications, but not as a continuous band around a building.
3.Sloped Roof Materials: The following materials shall be permitted if visually seen from the ground.
a.Architectural random cut, shadow line and fiberglass asphalt shingles shall be permitted and shall have a minimum wind resistance of 110 mph.
b.Standing seam pre-finished metal roof in a historic color by this ordinance.
c.Copper standing seam metal roof.
d.Natural or artificial slate.
e.Wood shakes as permitted by this ordinance.
f.Cementitious or clay tile roof tiles.
G.Roof Requirements:
1.Flat Roofs: Flat roofs shall be of any material that meets the requirements of this ordinance as long it is not seen from the ground. All flat roofs shall have parapets on all four sides of sufficient height to hide to air handling equipment form the ground for a distance of one hundred (100) feet.
2.Pitched Roofs: Pitched roofs shall have a minimum pitch of 6:12. Gables and or dormers shall also be incorporated to add interest.
3.Mansard Roofs: Said roofs shall be prohibited.
4.Building mechanical and accessory features.
a.All ground mounted mechanical, HVAC and like systems shall be screened from the public street view (within one hundred (100) feet) on all sides by an opaque wall or fence made of brick, stucco or landscaping.
b.Back lit awnings, roof mounted lights, and/or roof mounted flag poles are not permitted. Satellite dishes shall be located and painted to blend with the background as much as practical.
c.For all commercial/retail buildings, roof mounted mechanical, HVAC and like systems shall be screened from the public right-of-way within one hundred (100) feet on all sides.
d.When building mechanical and accessory features are located on rooftops, they shall be incorporated in the design of the building and screened with building materials similar to the building.
§ 1004
RESIDENTIAL APPLICATION
The following Design Standards shall apply to the following zoning districts: R100, R100 Modified and the residential portions of any PUD.
§ 1004.1
Reserved.
§ 1004.2
R-100 DISTRICT DESIGN STANDARDS
The following regulations shall apply to the R-100 zoning districts:
A.Building Materials: The only materials to be permitted are brick, natural or cultured stone, hard coat masonry stucco, building code approved synthetic stucco (EIFS), board and batten wood siding, natural wood horizontal siding or cementitious wood grain horizontal siding.
B.Roof Requirements: Minimum pitch shall be 6:12.
§ 1004.3
R-100 MODIFIED DISTRICT DESIGN STANDARDS
The following regulations shall apply to the R-100 Modified zoning districts.
A.Building Materials.
1.Brick, natural or cultured stone, hard coat masonry stucco or building code approved synthetic stucco (EIFS), board and batten wood siding, natural wood horizontal siding or cementitious wood grain horizontal siding shall be permitted. The same material shall be used on at least the front and two sides.
2.The rear side shall be any of the above listed building materials.
3.Vinyl siding shall be prohibited.
B.Roof Requirements: Desired pitch shall be 10:12; however, pitch may be reduced if house plans are in keeping with surrounding houses. Any roof pitches below 10:12 are to be reviewed and may be approved / disapproved at the discretion of the Planning Director.
§ 1004.4
RESIDENTIAL PORTION OF PUD DESIGN STANDARDS
The regulations pertaining to any residential portion of a PUD are set forth in Section 1112.
§ 1005
MIXED USE AND MULTI-FAMILY APPLICATION
To be approved by special review and application of each individual development basis.