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DCA18-0007eS:\Legal\Qur Uocumee�ts\Ordinances\1.9\DC�41.8-OQQ7e Square Desi�n Standards.docx •`' � ` i � ' i ��' ` , •' � • �' � �' • • . � 11 ! � • '' � , # � . �'' I ,,.. I!, .� � :,. '� , 1 . � � � ,� !. i � �� .. � : I � , ,. I ' # �!! • • I , �, � I �. � I � ,.: ' , / � `� � #�. � �. � R ..# ,' , � '�, � � ,. ,; .. �.. R � , .. � r I I ' � I. :. � ' � � , I / I 1 � '. �, ! �. ! a L � �I � ',,. . R ♦ �...... �.. � � i., ,' . . � . . * �'., .' 1 � ��... � .. + , � � �� ,. i I ,. �.... 1 I .T � . �,. I . ♦...., � . � � # � ' � ��. . ,.� / � �� , I �� L. # ��..., . � � L�. �' .. . �� '�, � 1 . �� :� � ,'� , � ��.., � .; /.. �� .... � : � .... , � � �...� � ... .� � . ��., � .. �. 1 : . 1 .,... � � ♦ � � R�.. � � ', � 1. .... ' ,... � '; ♦ R � .,.,. # R . � � , 1 �, , � �. ! : ! � /, .., � � R .�... � �' � ,�� :�. ��....... w . f � �' �.. � � '�, � !� � * ��,' I ..... � ! � . � R�. ! � .. R � � '�, 1 t�.. ! � ! 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WHEREAS, it is recognized that the City af Denton should continue to encourage development, restoratian, and preservation in the Dentan Square; and WHEREAS, the City af Denton desires to establish the 66Denton Square District" ta preserve historic resources, which is legally described in �{��i�:�mt ,� to this Ordinance, which is incarporated by reference herein ("The Square"); and WHEREAS, the City of Denton desires ta establish design standards for new constructian, certain exterior renavations, and demolition of property in the Denton Square District; and WHEREAS, the Dentan Square Design Standards are locally-enfarceable standards designed to encaurage pedestrian-friendly spaces, maintain the urban building edge, encourage street-level activity, support existing lacal businesses, preserve histaric buildings and building features, and encourage design creativity within a framework of consistent building character; and WHEREAS, the City has found it desirable to establish The Denton Square District ("The Square"), ta adopt the Dentan Square Design Standards, to require approval of a Certificate of Design Consistency far all new consiruction, demolitian, and certain exteriar renavations af praperty in The Square, to provide a process for appraval of Certificates af Design Cansistency for exterior alteratians to property within the District by staff ar by City Cauncil, and to provide a pracess for appeal of staff decisions regarding Certificates of Design Consistency to the City Council; and WHEREAS, the ordinance creating the Dentan Square District and Denton Square Design Standards was originally designed and numbered for inclusion into specific subchapters of the 2019 Dentan Development Code ("DDC") approved by City Council an April 23, 2019 with an effective date of October 1, 2019, but it was determined that the District and Standards are of immediate value and should ga inta effect as soon as possible, the ordinance was redesigned to codify the District and Standards as part of a new subchapter 25 of the 2002 DDC, while retaining the section numbering that will allow for smooth transition into the 2019 DDC on October 1, 2019; and WHEREAS, an May 29, 2019, the Planning and Zoning Commission, in compliance with the laws of the State of Texas, have given the requisite natices by publication, and have held due hearings and have recommended approval [vote] af the amendments to the DDC; and WHEREAS, on June 4, 2019, the City Council conducted a public hearing in accordance with local and state law and the City Council hereby finds that the subject amendments ta Subchapter 2 and to Suhchapter 4 of the DDC are consistent with the City's comprehensive plan, and federal, state, and local law, and are in the best interests of the citizens of the City of Dentan; NO VV 9 1 L1�10�r odt�' •�� . . �� . �� . , ��.. .. • • ��... i ,. , ♦ . � 1 t°'i" CC,)1"J,�1' , The findings and recitations contained in the preamble af this ordinance are incorporated herein by reference and found to be true. .. ; SECTION 2. Section 35.25.2.1.2.A of the Denton Development Code is hereby created to read as follows: 35.25.2.1.2 Organization of this 5ubchapter A. Section 35.25.2.10, Design Standards Review Procedures, describes the procedures for various applications related to properties in design overlay districts. SECTIONmm3. Table 35.25.2.10-A of the Denton Development Code, Summary Table of Review Procedures, is hereby created as depicted below: Table 35.25.2.10-A: Summary of Development Review Procedures R= Review/recommendation D= Decision A= Appeal [R/D/A] = Public hearing required <R/D/A> = Public meeting required 0 = Recommended ✓ = Required � ....�.W. .......... .. ..... . . . . . .. .... . �.. .... .... ....� ....._.— Publlc Notice Review and Decislon-Making Bodies DDC Procedure Refer ence De�rK°e 7aanVn� Pre-Applicatfon PS[Z City Conference AdvGsrar�« Director Commission Council ��'""�'�� of Cor��rr�'�tRee ,�cijusi�trent DEVELOPMENT PERMITS AND PROCEDURES STANDARDS REVIEW PROCEDURES __. — Certificate of Design Consistency - z.�o.� Administrative Certificate� of Consistency — Design Standards z.io.i 0 Review City Council ✓ J ✓ ✓ C R � f�l ! � ~ � �, . 11 !' '� !- - �� . •�- I'- • � i i, '.�� ,� � , _ -�i � -.� . •' � �I 1 + ,� � �� ' ' u •� 1 � 1 � � � � � ., PAGE 3 The Certificate of Design Consistency pracedure provides a mechanism for the city ta evaluate a proposed development or redevelapment prajects within a design overlay district in arder ta ensure that such praject meets the standards and/or principles established for that district by this DDC. B. Definitions. The words, terms, and phrases listed in Section 35.25.4.10.3, Definitions, when used in this subsection, shall have the meanings ascribed ta them in Section 35.25.4.10.3, except where the context clearly indicates a different meaning. C. Applicability. When an applicant is seeking ta undertake one of the actions listed in Sectian 35.25.4.10.5.A, a Certificate of Design Cansistency shall be applied far and be approved prior ta the issuance of any Building Permit, although a Certificate of Design Consistency and a Building Permit and other required permit review processes may be canducted simultaneously. A Certificate af Design Consistency shall be required in additian to, and not in lieu af, any required Building Permit. D. Pracedure 1. Step 1: Pre-Application Activities a. Pre-Application Conference. A Pre-Application Conference with the Director is recommended before an application is made for a Certificate of Design Consistency. The fallowing information must be provided to the Directar far discussion at the pre-application conference: i. Cancept Plan ii. Photographs of the site and adjoining properties 2. Step 2: Applicatian Submittal and Processing. a. The Certificate of Design Consistency application shall be submitted and accepted, and may he revised or withdrawn, in accardance with Subsection 2.4.4 of the 2019 Dentan Develapment Code as approved by City Cauncil on April 23, 2019. b. The application must cantain all information required far a Certificate of Design Cansistency application as detailed in the Application Criteria Manual. No application for a Certifcate of Design Consistency shall be accepted for processing unless it is accompanied by the required information. 3. Step 3: Determinatian af Pracedure. Upon receipt of a complete application for a Certificate of Design Cansistency, the Director must determine the appropriate review procedure prescribed by sections 35.25.2.10.1.D.3.a-d below. .. , �. Administrative Review. Applications for Certificates af Design Consistency may be reviewed by the Directar if the proposed work meets the following criteria: Ordinary maintenance. Ordinary maintenance shall be defined as the process of stabilizing deteriarated or damaged architectural feature (including but not limited to roofing, windows, columns, and siding), and will include any wark that does not canstitute a change in design, material, ar outward appearance, and include in-kind replacement ar repair; ii. Minar exterior alteration. Minor exterior alteratian shall be defined as the installation of or alteration to awnings, fences, gutters and dawnspouts; lighting iixtures; and restoration of original architectural features that constitute a change from existing canditions. b. C"it� �C.�wc��ar��iq'_„��v��w�r. Applications for Certificates af Design Consistency must be reviewed by the City Cauncil in the following cases: i. The proposed work daes not meet the criteria for either "ordinary IT1aII�IIPI�IC�I10Ei99 OT� 66mIYlOY eiXLeiYIOT� LiILeiYL�6IOYI999 a5 faund In �eCLl�n 35.25.2.10.1.D.3 af this subchapter. ii. The propased wark qualifies as "ordinary maintenance" and/or "minor exteriar alternatians," but, based on the significance af the proposed work ar its potential to impact The Denton Square District, the Director has requested that the application be placed on the agenda to be heard by the City Council. iii. The applicatian for a Certificate of Design Consistency %r the proposed work has gane through the Administrative Review process and been denied, and that denial has been appealed ta the City Cauncil by the applicant. c. Local Histaric Landmarks. Exteriar alterations ta lacal historic landmarks shall be governed by the procedures autlined in Sections 2.9 and 4.9 of the 2019 Denton Development Code approved by City Cat�ncil on April 23, 2019, unless otherwise provided for in this ordinance. d. Murals. Murals, as defined in Section 35.25.4.10.4, are subject to City Council review procedures in Section 35.25.4.10.7.D.6. 4. Step 4: Administrative Review and Decision. If the Directar determines that a Certificate of Design Consistency applicatian should be reviewed through the Administrative Review process, the fallowing procedure must be used: .� a. The Director must review the application in accordance with the approval criteria in paragraph 35.25.2.10.1.D.4.a.i below. Based on this determination, the Director must either approve or deny the Certificate of Design Consistency application, Administrative Review Approval Criteria: The Director may approve an application for a Certificate of Design Consistency if: The proposed work complies with the standards of the Denton Square District found in Section 35.25.4.10.7, and b. The proposed work is consistent with the Purpose and Intent for the Denton Square District found in Section 35.25.4.10.1. ii. While the Director may encourage compliance with the Design Guidelines for The Denton Square District (see Guidelines), in no case may the Director deny a Certificate of Design Consistency due to non-compliance with the Design Guidelines. b, Documentation of the Director's decision to approve or deny the Certificate of Design Consistency application must be issued to the applicant, and copies must be filed with the Department of Development Services. c. The applicant may appeal an Administrative Review Procedure decision by submitting to the Director a written request for appeal within ten (10) days of the decision. When the written request for appeal is received, the procedure for this type of application moves to Step 5: Scheduling and Noticing of Public Meeting 5. Step 5: Scheduling and Noticing of Public Hearing: a. Application Transmittal. If an application for a Certifcate of Design Consistency has been determined by T7irector's determination or by appeal to require review by the City Council, the Director must forward the application to the City Council for review not later than twenty-one (21) days after receipt of a completed application. b. Notice and Public Hearing. The Certificate of Design Consistency application shall be scheduled for a public hearing before the City Council and noticed pursuant to Section 2.4.6 of the Denton Development Code (2019) as adopted by City Council on April 23, 2019. 6. Step 6: City Council Review and Decision. The City Council shall review and may approve the application for a Certificate of Design Consistency as submitted, approve the application with conditions, or deny the application, in accordance with the approval PAG E 6 criteria in paragraph 35.25.2.10.1.D.6.a.i and, where applicable, in 35.25.2.10.1.D.6.b. b. City Council Approval Criteria. City Council may approve an application for a Certifcate of Design Consistency, not involving demolition of a structure or facade if either of the following criteria are met: a. The proposed work complies with the Design Standards for the Denton Square District found in Section 35.25.4.10.7, and is consistent with the Purpose and Overall Intent of the District as shown in Section 35.25.4.10.1 of this DDC. b. Proposed work achieves, or is an improvement on, the Purpose and Overall Intent of the District found in Section 35.25.4.10.1, but does not conform to one or more specific Design Standards in Section 35.25.4.10.7. b. Demolition Approval Criteria. City Council may approve a Certificate of Design Consistency for a project involving demolition of a building or fa�ade if one of the following two criteria has been met, in addition to the criteria in 35.25.2.10,1.D.6.a.i: i, Proposed work does not involve the demolition of a building or a fa�ade of a building that is a Contributing Building as depicted on the National Register for Historic Places' map of the Denton County Courthouse National Register District, and, in the case of a building, proposed work meets the standards in Section 35.25.4.10.7.L. ii. Proposed work does involve the demolition of a building or a fa�ade of a building that is a Contributing Building as depicted on the National Register for Historic Places' map of the Denton County Courthouse National Register District, and the project complies with the standards in Section 35.25.4.10.7.K.1. c. While the City Council may encourage compliance with the Design Guidelines for The Denton Square District (see Guidelines), in no case may the City Council deny a Certificate of Design Consistency due to non- compliance with the Design Guidelines. d. Documentation of City Council's decision to approve or deny the Certificate of Design Consistency application must be issued to the applicant, and copies must be filed with the Department of Development Services. 7. Step 7: Post-Decision Actions and Limitations. Provisions of Section 2.4.8 of the 2019 Denton Development Code as adopted by City Council on April 23, 2019 PAGE 7 shall apply to the Certiiicate of Design Consistency Process, with the following modiiications: a. Effect of ApprovaL• If the Director or City Council has approved a Certificate of Design Consistency, the following actions must be taken: i� Upon filing of the documentation of approval with the Department of Development Services, the Director shall issue the Certificate of Design Consistency to the applicant for the proposed work. ii. If all other requirements of the City's Municipal and Development Codes are met and a Building Permit is required for the proposed work, the Building Official shall issue a Building Permit to the applicant for the proposed work. b. Single Review. No applicant shall be required to come before the City Council more than once for the same project if approved. SECTION _ 5. Section 35.25.4.10 The Denton Square District of the 2002 Denton Development Code is hereby created to read as follows: 35.25.4.10.1 Purpose and Overall Intent A. Purpose. The purpose of the Denton Square District (66The Square") is to preserve historic resources and build upon the image of the Square as the historic, vibrant, small-town heart of a growing city by establishing design standards for new construction, certain exterior renovations, and demolition of property in The Denton Square that serve to protect and enhance the historic character of the area, preserve property values, and encourage high- quality, sustainable, pedestrian-friendly development. B. Overall Intent. The Overall Intent of the Denton Square District ("DSD99) and the Denton Square Design Standards ("DSDS") is as follows: Encourage creativity and architectural diversity, while ensuring that the overall historic character of the Denton Square is protected: The design review process is intended to be flexible, allowing for creativity while encouraging designs that are compatible with the historic character of the surrounding properties in the District. 2. Encourage and support the preservation of historically signifcant buildings: The DSD includes historically significant buildings. The Denton Square Design Standards are intended to maintain the authenticity of the district by working in conjunction with the City's Historic Preservation Ordinance to encourage preservation, rehabilitation, and restoration of historically significant buildings, and to ensure that the integrity of any individual historic resaurce is preserved, as much as possible. PAG E 8 3. Support building designs and the use of design elements in new ar renovated buildings that maintain and cantinue the established historic design patterns faund in adjacent ar adjoining buildings, which contribute to the District's unique sense of place. Within the District, patterns and rhythms in exterior building qualities can be seen, including in setbacks, mass and scale, building form, exterior materials, placement and type af doars and windows, and use af key architectural design features. Where passible, these shauld be cantinued in new or renavated buildings and building facades. 4. Support the use of materials which protect structural integrity and preserve building langevity, while also maintaining the historic character af the Square through their similarity in appearance, quality, and type to the prevalent materials in use in adjacent buildings, and throughout the District. 5. Pramote urban vitality and livability that welcames residents and visitars af all ages by fostering a sense of community: The DSDS support pedestrian-oriented design within the Square, which includes a diverse mix of uses, creating engaging public spaces, and functional pathways to enable and encourage enjoyment by all, day and night, throughout the week. 6. Take inta account the importance af maintaining praperty values and supporting new and existing businesses in the Denton Square District; When applying the DSDS, the Directar and City Council should take into accaunt the importance of supparting the success of existing and new businesses in the District and pramoting reinvestment into one of the City's inost enduring spaces. 7. Encourage the integration of art into public and private development: Art shauld be integrated inta architecture, streetscapes, and public spaces. Art enhances the huilt environment and cantributes ta the area's success in attracting new residents and husinesses. � I ' • � + 1 • � � 1 ; � : , � � 1 The Denton Square District is a zoning overlay that supplements the primary underlying zoning district classificatian. The permitted uses af the property shall be determined by the use regulations set farth for the primary zoning district classification far the property. Development of prajects in The Denton Square District shall be subject to the Denton Square Design Standards in accordance with this section. In the event of any conflict between the design standards and the provisions of the Denton Develapment Code, the design standards shall contral. � I :i �, � 1,. � � 1 PAGE 9 The Denton Square District includes all land located within the area bounded by the following: Beginning at the intersection of Cedar Street and Pecan Street, running east along Pecan Street to Austin Street, running south along Austin Street to Walnut Street, running west along Walnut Street to Cedar Street, and running north along Cedar Street to Pecan Street. The area of the district shall include all properties adjacent to the boundary streets, though it shall only include the building exteriors, either existing or which may be built along the district boundary streets in the future. 35.25.4.10.4 Definitions The following words, terms, and phrases, when used in this subsection, shall have the meanings ascribed to them in this section, except where the cantext clearly indicates a different meaning: Administrative Review: Refers to the review process specifically described in Section 35.25.2.1.10.D.4. Antenna: Any exterior apparatus designed for telephonic, radio, or television communications through the sending and/or receiving of electromagnetic waves, excluding satellite dish antennas and antennas accessory to residential uses. Antennas ancillary to residential uses shall mean television antennas and amateur radio equipment not used for commercial purposes, including ham radio and CB equipment. Awning: A shelter extending from the exterior wall of a building and composed of nonrigid materials except for the supporting framework. Balcony: A platform which projects from the exterior wall of a structure, is exposed to the open air and remains unenclosed, is surrounded by a railing or balustrade, has direct access to the interior of the building, and is not supported by posts or columns extending to the ground. Basement: A story below the first story as hereinafter defined. See also "Story," Bays: Repetitive divisions into which a building is divided. Block: A piece or parcel of land entirely surrounded by highways or streets, other than alleys. In cases where the platting is incomplete or disconnected, the Director of Public Works shall determine the outline of the block. Building: A structure having a roof supported by columns or walls for the housing or enclosure of persons, animals, or chattels. Building Frontage: The linear dimensions of a building which faces upon a public street, projected along the street property line. Where a building faces two or more streets, the frontage containing the principal street address shall be designated as the building frontage. Building Permit: Authorization given by the City of Denton to erect, construct, renovate, maintain, or conduct any other specified activity on any building or structure, or on any installations or facilities therein. The term "building permit99 shall include but not be limited to building permits, electrical permits, mechanical permits, and plumbing permits. PAGE 10 Column: A vertical support normally consisting of a base, a round shaft, and a capital. The Greek Doric order is exceptional in that it has no base. Contributing Building: A building on a property which is depicted on the National Register of Historic Places' map of the Denton County Courthouse National Register District as a "Contributing Property," Cornice: A projecting shelf along the top of a wall, along the exterior trim at the meeting of a roof and wall, or at the uppermost division of an entablature. Construction: The erection of any on-site improvements on any parcel of ground located within The Denton Square District, whether the site is presently improved, unimproved, or hereafter becomes unimproved by demolition, destruction of the improvements located thereon by fire, windstorm, or other casualty, or otherwise. Context: The buildings, structures, landscape elements and features immediately surrounding a building. Design Consistency Certificate means a document demonstrating compliance with the Denton Square Design Standards and/or the Purpose and Intent of the Denton Square District and Standards in Section 35.25.4,10.1. Director means the Director of Development Services or designee. District means the area encompassed in The Denton Square District as established by and described above in Section 35.25.4.10.3. Design Standards as laid out in The Denton Square District Standards are objective, measurable regulations, sometimes illustrated through diagrams and sketches, with which all projects must comply. Unless noted as a guideline, all provisions in this document are standards. If a project of exceptional design is clearly consistent with the General Design Principles but does not conform to a certain standard, the City Council may vote to approve a Certi�cate of Design Consistency, citing the project's consistency with those principles. Design Guidelines are more subjective statements, through which the City proposes additional design strategies. The guidelines should be suitable for most projects, and developers should endeavor to ensure that guidelines are followed to the extent possible. City staff and the City Council will work with developers to explore design approaches that maximize conformance with design guidelines. City Council will not deny a Certificate ofDesign Consistency because a project fails to comply with design guidelines. Fa�ade Any exteriar building wall fronting on the public right-of-way. Fa�ade, Front-Facing: The fa�ade which contains the primary entrance for the building. For buildings fronting on the Square Proper, the fa�ade fronting on the Square Proper shall be the front-facing fa�ade. PAGE 11 Fiber-Cement Siding: A lightweight, salid material that is manufactured in similar sizes and shapes to wood products. First Floor: Far the purposes of this section, shall refer to the building story which begins at grade on the front-facing fa�ade of the building. For buildings fronting on the Square Proper, the first floor is the first building story on the facade facing the Square Praper. Fully Shielded: Attribute of a lighting fixture provided with internal and/ar external shields and louvers to prevent light pollutian. Glare: Excessive brightness in the iield of view that is sufficiently greater than the brightness to which the eyes are adapted, to cause annayance or loss in visual performance and visihility, so as ta jeopardize health, safety, or welfare. Grade: Ground level. Guidelines, The See 66Design Guidelines." High-Quality describes a material that, far the intended purpose, is above average, by relevant industry standards, in reliability, durability, and perfarmance of essential functions. High Intensity Discharge (HID) Lamps. Larrrps which praduce visible light directly by the electrical heating or excitation af a gas. Examples of such lighting include, but are not limited to, metal halide, high-pressure sodium, low-pressure sadium and mercury vapor. For purposes of this chapter, fluorescent lights are nat considered HID lighting. Historic Preservation: Historic preservatian, far the purposes af this sectian and far the Denton Square District, means to take the measures necessary to sustain the existing farm, integrity, and materials af histaric buildings, and also to ensure that new canstruction complements the adjacent histaric and architecturally significant buildings. Historic preservation includes ensuring that the character af histarically signifcant structures without local, state, or natianal designation is alsa respected. Historic preservation efforts may include the restoratian or rehabilitation of a historic property. Illuminated Sign: Any sign far which an artificial source af light is used in arder to make readable the sign's message, including internally and externally lighted signs and reflectarized, glowing, or radiating signs. Light Trespass: Light emitted by a luminaire that shines beyond the baundaries of the property on which the luminaire is lacated. Luminaire: A device or fixture containing a light saurce and means for directing and controlling the distribution of light fram the saurce. Mews Streets: Mews streets are the four smaller streets (Walnut, Austin, Pecan, and Cedar) lacated hehind the streets that front the Denton Courthouse. PAGE 12 Minor Alteration is wark that is propased to be done on a building in the DSD that meets the definition pravided in Sectian 35.25.2.10,1.D.3.a.ii of the Denton Development Code. Mural is a visual depiction and/or work af art, including mosaic or painting, applied, painted, or af�ixed directly anto the exteriar af any wall of a building. Ordinary Maintenance is work that is prapased to be done on a building in the DSD that meets the definition provided in Section 35.25.2.10.1.D.3.a.i of the Denton Development Cade. Overall Intent: The statements af Overall Intent, more fully described in Section 35.25.4.10.1, that serve as the basis for The Denton Square Design Standards. Parapets: The portion of a wall that projects abave an adjacent roof surface. Pilaster: A shallow rectangular feature projecting fram a wall, having a capital and a base and architecturally treated as a calumn. Pitch: The angle or slope af a raof. Rehabilitation: The process of returning a praperty to a condition that makes a cantemporary use possible, while retaining as many af its historic, architectural, and culturally significance features as possible. Restoratian: The pracess of accurately recovering the farm, features, and character of a praperty as it appeared at a particular period in history, which can include removal of features from later periods in histary and recanstruction af missing features from the "restaratian period." Roofing material: The outermast layer on the surface of a building raof. Sign: Meaning shall be as defined in Sectian 33-2 of the Code of Ordinances of the City of Dentan. Notwithstanding any language in this subchapter, all praposed signs are subject to the permitting requirements of Code of Ordinances Chapter 33 Signs and Advertising Devices. Pravisions related to signs in this subchapter are in addition ta, and not in place of, the pravisions af Chapter 33. Square, The See "District." Square Praper, The refers ta the area bounded by West Oak Street an the narth, North Locust Street on the east, West Hickory Street on the sauth, and North Elm Street on the west. Standards, The See 66Design Standards." Story: The space between the surface of any floor and the surface of the next floor abave it; or if there is no floor above it, the space between the floor surface and the top of the ceiling joists or roof rafters abave it. Theater Marquee: A marquee is a permanent raofed structure which is attached ta and supparted entirely by a building; no part ofwhich shall be used far occupancy ar storage; having the purpose of praviding protection from sun and rain or embellishment af a fa�ade. A Theater Marquee is a PAGE 13 marquee that is attached to a building which contains an area regularly used far theatrical performances or for shawing motion pictures. Uplight: A type of light pollution in which light is directed abave the horizontal plane of the luminaire, which can contribute to artificial sky glaw. � I � '.� ,, �. A. It shall be unlawful far any persan to do, or allow ar cause any other person to do, any of the follawing wark on property lacated within the district, without first applying for and receiving a Certificate of Design Cansistency under the terms of Section 35.25.2.10.1.D.3 of the Denton Develapment Cade: 1. Canstruction af a new building ar making an addition to an existing building. 2. Redeveloping, recanstructing, altering, changing, or restoring the exterior of any existing building 3. Demalition of an existing building or fa�ade 4. Canstructian or reconstructian af a parking lot. 5. New sign ar mural. 6. Ordinary maintenance ta the exteriar of an existing building, as defined in this Subchapter. Changes ta the interiar of buildings do not require a Certificate of Design Consistency. B. The requirements and pracedures faund in section 35.25.2.10 Design Standards Review Procedures will gavern the process of applicatian for and provision of any Certiiicate of Design Cansistency required by this subsection. C. All regulations applicable to the District as contained in the Code of Ordinances ar Denton Development Code shali continue to apply to the District, except as specifically modifed herein. � I' � ' �; •� All planning actions related ta The Denton Square Design Standards and Guidelines shall be processed by one of the following procedures: 1. Denton Square Design Standards and Guidelines Amendment: refer to 66Zaning Text Amendment" faund in Sectian 2.7.4 af the 2019 Denton Develapment Cade as approved by City Council on April 23, 2019. 2. Design Cansistency Certificate: refer to 66Certifcate of Design Cansistency Procedure" found in Section 35.25.2.10.1. PAGE 14 A. Intent: The standards pravide a framewark of basic design parameters ta guide the form and scale of buildings within the District, ensuring that the key attributes of the built environment af The Square are maintained. The standards pravide flexibility and allow for creativity within the framework, in order io enable and encaurage innovative, sustainable, high-quality development that preserves the histaric character of The Square while adapting to changing conditians over time. B. Building Orientatian, Setback, Frantage, and Height Standards Orientation: Buildings must have their primary entrance face the street or other public spaces. 2. Setback: Buildings must front on the property line. Frontage: 100% af all lot frantages an The Square must be occupied by a building, except for building entry or access canditions, ta a minimum height of the first story. 4. Building Height: The fallowing standards shall apply to all new facades and additions to facades, except that new or altered facades on existing buildings shall not be required to be higher ar lawer than the existing fa�ade. New building facades fronting an the Square Proper must be a minimum of two (2) stories in height. b. New building facades and additians to facades fronting an the Square Proper must not exceed a maximum af two (2) stories, nor exceed a maximum af forty-fve (45) feet in height. c. New buildings facades on the Mews Streets must he a minimum of twa (2) stories in height. d. New building facades and additions ta facades an the Mews Streets must not exceed a maximum of three (3) stories, nor exceed a maximum of sixty- five (65) feet in height. e. Building and Fa�ade Height Standards — Catastrophic Lass. In the event af partial or complete destructian of a building or building fa�ade in The Square by a fire, natural disaster, or ather catastrophic event, the following standards shall apply, if and when the subject building and/ar facade is recanstructed: i. The building or fa�ade must be reconstructed to a minimum of the existing height previausly. PAGE 15 i�. The building ar fa�ade may be recanstructed to a height higher than the previous existing height — subject to the Dentan Square District maximum building restrictians in Sections 35.25.4.10.7.B.4.b and 35.25.4.10.7.B.4.d. a. Such reconstruction must be cammenced within one year of such event and campleted within 18 months af such event, after which time District minimum height standard will apply. b. By written request from the property owner, City Cauncil may grant one extension, up ta six (6) months, of either the work commencement and/or the completion of work time period. C. Fa�ade Standards 1. Existing unpainted brick and stone facades must not be painted. 2. The ground flaor af buildings must include a minimum of three (3) elements af architectural relief at least every twenty-five (25) linear feet. These elements must comply with ather applicable Design Standards, and may include, but are not limited to, the follawing: a. Doors b. Change in depth c. Columns or pasts d. Windows e. Awnings f. Changes in materials g. Other elements of architectural relief may be appraved by the Director if they are determined to meet the Overall Purpose and Intent af the District. 3. All new buildings, or new floars added to an existing building, must create a clear visual differentiatian between the first and second flaor, using one or mare of the follawing etements, which must camply with all applicable Design Standards far such elements: a. Change in depth b. Calumns ar posts c. Transom Windows d. Awnings �,, Changes in materials, including a horizontal trim line of different material between the first and second floors. f. Other elements of architectural relief may be approved by the Director if they are determined to meet the Overall Purpose and Intent of the District. 4. A minimum of seventy-five percent (75%) of the building front of a new building, on the first floor, for a depth of at least twenty (20) feet from the building front, shall be occupied by a non-residential use. 5. Fa�ade Material Standards: New fa�ades must conform to the following material standards. Fa�ade projects that incorporate unlisted materials may be submitted for review; the Director shall approve or disapprove unlisted materials based on compliance with the Purpose and Overall Intent. a. Primary materials are limited to the following: i. Brick ii. Stone or stone veneer iii. Wood iv. Cement composite board v. Tile — terra cotta, porcelain, or ceramic vi. Stucco above the first (ground) floor b. The following material may be used as accents and trim: i. All primary materials listed above ii. Metal — galvanized, painted, or ornamental iii. Pre-cast masonry (trim and cornice only) iv. EIFS (exterior insulation and finish system) above the first floor v. Concrete fiber simulated wood siding c. Inappropriate materials i. Vinyl or aluminum siding PAGE 17 ii. Mirrored glass iii. Stucco above the first (ground) floor iv. EIFS on the frst (ground) floor D. Fenestration, Glazing, and Entry Standards 1. Fenestration and glazing must be provided in all new facades. 2. Ground floor windows must use clear glass (80% minimum Visible Light Transmittance). All window glass must allow a minimum 60% Visible Light Transmittance and must not exceed 15% Visible Light Reflectance when measured at a perpendicular angle. The use of Low Emissivity (Low-E) glass is permitted. 3. Windows, floors, stoops, and porches must open out to the street. 4. Primary building entrances must be clearly articulated, preferably with a covered- projected type of entry. Options, which must meet all applicable Design Standards, include: a. Awnings b. Canopies c. Recessed entry d. Other similar treatments may be may be approved by the Director if they are determined to meet with the Overall Purpose and Intent of the District. 5. Awnings, canopies, and other covered-projected types of building features are permitted to encroach partially into the public right-of-way, but do require completion and approval of a City of Denton Right-of-Way Use permit/application. 6. Awning, canopies, and other covered-projected types of building features must comply with the following: a. Must be placed so as to provide weather protection for pedestrians. b. Must be consistent in height with similar covered-projected features on adjacent or joining buildings. c. Must be mounted in locations that do not obscure ornamental features over storefronts, such as rooflines, arches, and banding. d. Must not exceed the width of the sidewalk PAGE 18 e. Must not be torn, frayed, ripped, faded, or stained, soiled or dirty. When not specifically addressed by this ordinance, provisions of the City of Denton property maintenance code shall apply. f. Must not have a dome or convex frame (see illustration). Illustration of prohibited awning or canopy frame designs o � �� ,�� 0 ,. � x .,„ � ��, � � � ,�� ' ��„"„ � �'�.. �� , V�� -��..� � � „ � � . m � �� a � ° � � ��, ^ �� a�ui��*� � �'��um w �..�n�°um� �'�� g. Colors of awnings, canopies, and other covered-projected types of building features must enhance and complement the building to which they are attached, rather than overwhelm the building scheme. Colors must not call more attention to the projected-covered building feature than the building. h. The frame structure of such building features must be finished to match the metal storefront system color or the fabric color of the associated projected- covered type of building feature. i„ Such building features are not prohibited from encroaching partially into the public right-of-way, provided that a City of Denton Right-of-Way Use permit/application has been completed and approved. E. Sidewalk Activity Standards Bringing restaurant and retail activities out to the sidewalk is not prohibited, provided that: a. Unobstructed pedestrian walking is maintained. b. A City of Denton Right-of-Way Use permit/application has been completed and approved for any private activity that extends into the public right-of- way. c. Permanent railings for outdoor dining must not extend into the public right- of-way without an approved City of Denton Right-of-Way encroachment permit/form or exceed a maximum four (4) feet from ground level F. Exterior Lighting Standards 1. All newly installed exterior lighting must comply with the standards of Section 6.11 of the Denton Development Code (2019) as adopted by City Council on April 23, 2019, except as those standards are specifically modified within this PAGE 19 section. Such lighting shall require a Certificate of Design Consistency (with the exception of temporary holiday lighting). 2. The following types of newly installed exterior lighting are prohibited within the District: a. High-Intensity Discharge (HID) or fluorescent lights (except fluorescent bulbs that screw into standard socket fixtures). b. Lights that blink, flash, or change intensity or color (except in the case of theater marquee lighting). 3, The following types of newly installed exteriar lighting are not prohibited within the District, notwithstanding any restriction on them in Section 6.11: a. Fully shielded light fxtures (luminaires), except those containing directional lamps, which have an aggregate rated lamp output not exceeding 500 lumens. b. Decorative gaseous, light-emitting diode (LED), or other electrified or illuminated tubing or backlit "band" lighting, when used to: i. Accent one or more of a building's horizontal architectural elements (that is, along the rooflines including any peaks, arches, or bump- ups, or horizontally along the building's facade as lighted tubing or a backlit "band99� ii. Outline or decorate the outermost edges only af awnings, but not to outline the awning as a whole. G. Sign Standards All new signs installed in the District shall be required to comply with the standards of Chapter 33 of the Denton Municipal Code of Ordinances, including the requirement of an approved sign permit, when applicable. In addition, the following restrictions shall apply to all new signs within the District: a. Internally-lit acrylic cabinet signs are prohibited. b. Signs must not be installed in locations that damage or obstruct important architectural features. Signs must be compatible in scale, proportion, and design with the building's fa�ade. PAGE 20 H, Mural Standards: 1. All new murals, including those praposed far buildings designated as local histaric landmarks, shall require approval by City Council. a. If a mural on a separate panel is approved to be mounted anto a building, it must be mounted so as to prevent damage to the wall behind the panel. 2. A mural must be compatible with the architectural and aesthetic components of the building ar ather structure an which it is installed, 3. A mural must not detract from the character of the District, and not be detrimental to the public health, safety, and welfare 4. On facades fronting on the Square Proper, murals may nat caver more than 25% of the tatal area af the facade. 5. A mural must not be painted on existing unpainted brick or stone surfaces. 6. Measurement: For the purpases of this subsection, total area af the fa�ade will be the result of a calculation of height of the building multiplied by the width of the building. Total area of the fa�ade includes wall, fenestratian, doors, and parapets 25% of the total area (H x W) of a faqade facing the Square Praper may be painted with a mural. � �r �� °� ��P �i ��"�a� ��1� �r'c��t� � (See illustration). Total area of the fa�ade does not include decorative architectural elements projecting above the roofline which are less than one (1) foot in width. I. Roof Standards 1. Roof shape of new buildings, new facades, and new additions must appear flat. 2. Roof, including roofing materials, of new buildings, new facades, and new additions to existing buildings, must not be visible from street view. a. This standard shall not be construed to prohibit visible parapets, cornices, or other decorative architectural features which are typically installed along or atop the edge of a roof. J. Building Equipment and Service Area Standards 1. Building Equipment and Service Areas shall include the following: a. Mechanical and electrical equipment and conduits b. Elevator shaft c. Ducts d. Piping e. Fire equipment f. Water backflow devices g. Solid waste and Recycling facilities h. Utilities i. Satellite dishes j. Antennas (Excluding those types of macro cell telephone antennas for which local regulation is preempted by Federal regulation) k. Loading and unloading areas 1. Drainage facilities m. Grease traps, interceptors, and bins/dumpsters PAGE 22 2. Building equipment and service areas shall be designed and located so that they are not the primary building feature and do not interfere with pedestrian or vehicular circulation. 3. Solid waste and recycling facilities, as well as grease dumpsters, bins, barrels, or other grease storage devices shall not be visible from the public right-of-way. 4. Roof-mounted building equipment must not be visible from the street or from adjacent properties at the same level or below. Screening materials, in type and color, shall complement the building with which they are associated and shall not draw attention away from the building with which they are associated. K. Historic Preservation Standards: The following standards shall apply to projects involving Contributing Buildings as depicted on the National Register for Historic Places' map of the Denton County Courthouse National Register District ("National Register District"): Existing facades and buildings must not be demolished or removed without approval by City Council of a Certificate of Design Consistency authorizing the demolition or removal, unless the current condition of the existing fa�ade or building represents a life-safety issue as determined by the Building Of�icial. Certificate of Design Consistency for a project involving such demolition or removal may not be approved unless it includes a Post-Demolition Redevelopment Plan which complies with Section 35.25.4.10.7L.2. City Council may only approve a Certiiicate of Design Consistency for a project that includes demolition of a Contributing Building or fa�ade of a Contributing Building on one of the following bases: a. The applicant proposes, in their Post-Demolition Redevelopment Plan, to replace the structure or fa�ade with a new structure or fa�ade that is more compatible with the historic character of the Denton Square District. Applicant shall include the following in order to establish that proposed replacement will be more compatible: a. Records depicting the original construction of the structure or its appearance and condition during the Period of Significance of the National Register District (Period of Significance: 1$82-1949), including drawings, pictures, or written descriptions. b. Records depicting the current condition of the structure, including drawings, pictures, or written descriptions. c. Any conditions proposed to be placed voluntarily on the new structure that would mitigate the loss of the existing building or facade. PAGE 23 d. Any additional documentation determined by the Director to be necessary to establish the compatibility of the proposed replacement. b. The applicant can establish that an unreasonable economic hardship exists if required to maintain the current building or fa�ade. Applicant must establish proof of hardship in accordance with Section 35.25.4.10.8. The applicant can establish that the existing fa�ade did not exist during the Period af Significance for the National Register District (Period of Significance: 1882-1949), and it is being removed to reveal an older faqade underneath, which was in existence during the Period of Significance. The existence of the original fa�ade must be established with physical or documentary evidence in order to receive approval on this basis. 2. Existing facades may not be covered over with new fa�ade material. 3. Existing window openings must remain and must not be filled in or covered over. 4. New window openings shall not be added to existing facades unless proposed windows are reviewed and approved by City Council. a. To be eligible for approval, new window openings must be similar in number, style, and placement to existing window openings in the National Register District that date to the Period of Significance, as established by physical or documentary evidence. L. Demolition and Temporary Construction Standards: The following standards shall apply to all buildings within the District. 1. No building or fa�ade of a building in the District shall be demolished without approval of a Certificate of Design Consistency by City Council, except in cases when the Building Official has approved an Emergency Demolition and a permit has been issued for that Emergency Demolition. 2. Applications for Certificates of Design Consistency for Demolition must include a Post-Demolition Redevelopment Plan, which must propose a building or facade to replace the demolished building or fa�ade, and must include the following: a. Complete Architectural Drawings of proposed replacement building or fa�ade, or, in cases where an existing underlying fapade will be the replacement fa�ade, a rendering of the expected appearance of the underlying fa�ade, including any proposed restoration work; b. A guarantee agreement between the owner and the city that demonstrates the owner's intent and financial ability to construct the replacement building PAGE 24 or fa�ade, or restore an existing underlying facade. The guarantee agree ent ust: i. Contain a covenant to construct the proposed structure by a specific date in accordance with architectural drawings approved by the city through the Certificate of Design Consistency Process; ii. Require the owner or construction contractor to post a performance and payment bond, letter of credit, escrow agreement, cash deposit, or other arrangement approved by the Director to ensure construction of the new structure; and iii. Be approved as to form by the city attorney. c. When demolition of the entire Contributing Building is proposed, the Post- Demolition Redevelopment Plan shall also include the following: i. Site Plan for proposed replacement structure; and i�. Plan for Temporary Construction Fencing meeting the standards of Section 35.25.4.10.7.L.3. Plan shall include a depiction of any decorative elements that will be added to Temporary Construction Fencing. 3. Temporary Construction Fencing meeting the following standards shall be installed following any building demolition or creation of a vacant lot due to catastrophic loss: a. All temporary construction fencing requires application for and approval of a permit from the Department of Development Services. b. Temporary construction fencing must shield entire site from view and access from right-of-way. c. Temporary construction fencing must provide a cantinuous opaque screen along the front property line. d. Temporary construction fence may include decorative elements, such as a mural, but such decorative elements shall require a Certificate of Design Consistency approved by City Council. 4. Emergency Demolition or Vacant Lot Due to Catastrophic Lass: The following standards shall apply to an emergency demolition or a vacant lot caused by catastrophic loss of a building due to a fire or other act of God: a. Emergency Demolition requires approval by the Building Official and issuance of a Demolition Permit. PAGE 25 b. Temporary fencing meeting the standards of Section 35.25.4.10.7.L.3 must be installed within 30 days of the date of the emergency demolition or catastrophic loss. c. If building construction activity on the site is not begun within one (1) year of the date of the emergency demolition or catastrophic loss of the building, temporary fence must be replaced by one of the options below. One extension of up to six (6) months may be approved by Director if construction plans for the site have been submitted. i. Landscaped site, with nan-opaque fence, meeting the following standards: a. The applicant shall submit a scaled plan showing the vacant lot layout, the proposed landscaping and irrigation, and the proposed maintenance plan, which shall include provisions for trash removal, erosion management, and landscape maintenance. b. Surface shall include grass or ather living ground cover, in any combination, provided that the total site is covered. c. Irrigation shall be pravided consistent with the applicable standards for such systems as described Subchapter 7 of the Denton Development Code. ii. Minimum 6' tall screening wall constructed out of brick, stone, or brick or stane veneer. a. Wall must be aligned with front wall of adjoining buildings. b. Wall shall provide a continuous opaque screen along the entire length of the front property line. c. Property owner must provide for ongoing maintenance of the wall in compliance with the provisions of Section 17-80 of the City of Denton Code of Ordinances. Upon redevelopment of the site, the screening wall must be removed. iii. Alternative plan for beautification or activation of lot in line with the Purpose and Overall Intent of the District, as approved by City Council. PAGE 26 4.10.8 Establishing Unreasonable Economic Hardship A. Applicability. City Council may determine that an unreasonable economic hardship exists as a basis for approving a Certificate of Design Consistency for a project which includes a demolition of a Contributing Building or the fa�ade of a Contributing Building. B. Burden of proof. When a claim of unreasonable economic hardship is asserted, the applicant must prove the following by a preponderance of evidence: 1. The property containing the Contributing Building is incapable of earning a reasonable rate of return in its current or rehabilitated state, regardless of whether that return represents the most profitable return possible; 2. The property containing the Contributing Building cannot be reasonably adapted for any other permissible use, whether by the current owner or by a purchaser, which would result in a reasonable rate of return; 3. The property owner has demonstrated reasonable, gaod faith efforts to find a purchaser or tenant interested in acquiring or leasing the property containing the Contributing Building. C. Proof of hardship. The information to be considered as evidence of an unreasonable economic hardship must include, at a minimum, the following items, all of which must be submitted as part of a Certifcate of Design Consistency application asserting an unreasonable economic hardship. 1. The original purchase price of the Contributing Building; 2. The name and legal status (e.g., partnership, corporation) ofthe owner(s); 3. A signed building assessment report fram a licensed engineer or contractor, as to the structural soundness of either the Contributing Building and/or fa�ade of the Contributing Building, depending on what is proposed to be demolished, and the suitability for rehabilitation of what is proposed to be demolished, and including a cost estimate for repairs; 4. A cost estimate for demolition of the Contributing Building or fa�ade of a Contributing Building; 5. The past and current use of the Contributing Building; 6. The assessed value of the property cantaining the Contributing Building, according to the two most recent tax assessments; 7. The amount of real estate taxes on the property containing the Contributing Building for the previous two years; PAGE 27 8. The date of purchase or other acquisition of the property containing the Contributing Building; 9. Principal balance and interest rate on the current mortgage and the annual debt service on the property containing the Contributing Building, if any, for the previous two years; 10. All appraisals obtained by the owner or applicant within the previous two years in connection with the owner's purchase, f�nancing or ownership of the property containing the Contributing Building; 11. Any listing of the property containing the Contributing Building for sale or rent, asking price, and offers received; 12. Any consideration given by the owner to profitable adaptive uses for the Contributing Building or, in cases when only the removal of the fa�ade is proposed, for profitable adaptive uses that do not require removal of the fa�ade; 13. The Post-Demolition Redevelopment Plans for the property containing the Contributing Building or, in the case of removal of the fa�ade of the Contributing Building, the plans for a replacement farade or restoration of an existing underlying facade; 14. Proof that the owner's affirmative obligations to maintain the property containing the Contributing Building make it impossible for the owner to realize a reasonable rate of return on that property. 15. Additional requirements for an income producing historic property: a. Annual gross income from the property from the previous two years; b. Itemized operating and maintenance expenses from the previous two years; and c. Annual cash flow, if any, from the previous two years. 16. Additional information relevant to a determination of unreasonable economic hardship, as determined and requested by the Director. 17. Claims of unreasonable economic hardship by the historic property owner must not be based on conditions resulting from the following: a. Evidence of demolition by neglect or other willful and negligent acts by the owner; b. Purchasing the property for substantially more than market value at the time of purchase; PAGE 28 c. Failure to take into account historic properties in the planning and design stage of development or proposed development; d. Failure to perform normal maintenance and repairs; e. Failure to diligently solicit and retain tenants; or f. Failure to provide normal tenant improvements. �� ,��1"�l ��, Having approved the substantive changes contained herein, the City Council authorizes the City Attorney to work with the codifier to integrate these provisions into the 2019 Denton Development Code, previously approved on April 23, 2019 in Ordinance DCA18-0009q (the "2019 DDC"), and in so doing, the City Attorney is hereby given editorial license to make nonsubstantive edits as necessary to integrate these provisions into the 2019 DDC, without necessity af further ordinance approval, with such changes to take effect on October l, 2019. �E�(.""1"l�:iN "�. The city's official zoning map is hereby amended to show the zoning overlay district created and referenced herein. ��mm�' 1 Ct�„N� �,., A copy of the current Design Guidelines referenced in this Ordinance is attached and incorporated into this Ordinance as ��i�ila�� I�, and is hereby approved for the limited purposes described herein. SECTION 9. Any person, firm, partnership, or corporation violating any provision of this ordinance shall, upon conviction, be deemed guilty of a misdemeanor and shall be punished by fine in a sum not exceeding $2,000.00 for each offense. Each day that a provision of this ordinance is violated shall constitute a separate and distinct offense. �1�,: �"I�1�)� 1 C;�e If any provision of this ordinance or the application thereof to any person or circumstance is held invalid by any court, such invalidity shall not affect the validity of the provisians ar applications, and to this end the provision of this ordinance are severable. SECTION 11. That an offense committed before the effective date of this ordinance is governed by prior law and the provisions of the Denton Code of Ordinances, as amended, in effect when the offense was committed and the former law is continued in effect for this purpose. �;�:� C,"I"i��;� _I,_�� In compliance with Section 2.09(c) of the Denton Charter, this ordinance shall become effective fourteen (14) days from the date of its passage, and the City Secretary is hereby directed to cause the captian of this ordinance to be published twice in the Denton Record- Chronicle, a daily newspaper published in the City of Denton, Texas, within ten (10) days of the date of its passage. PAGE 29 Y ..�� `��...��` � `�� ,� ,��,:.. � �� .as made by m�.�...�.�.....��,A ��"/�� .�"�� ......... and second d b motio�n to � prove t is or mance �'�' � the ordinance was passed and approved by �' the followmg vote [ ��¢�_ �� ; ��°�� Mayor Chris Watts: Gerard Hudspeth, District 1: Keely G. Briggs, District 2: Jesse Davis, District 3: John Ryan, District 4: Deb Armintor, At Large Place 5: Aye Nay Abstain �. Paul Meltzer, At Large Place 6: m mmmmmmm� W 1�''s"��1�°,1�� r'�l�fi"� �}�3'1:�4:)VI�WI:� i�ta�„ i�� .�'��,��_ c�w�� wl f y��'��:°:�. .�.......�w ��1'�� ATTEST: ROSA RIOS, CITY SECRETARY BY: �"� ��" � � �°"., � �` �� - � �. APPROVED AS TO LEGAL FORM: AARON LEAL, CITY ATTORNEY Absent ,�� ,� � ,�, �,�� -- — „� � .... .... .... ................_.......�___ '��"m"' CHRIS WATTS, ��1,��"OR �� .� �� , � � � � �„�� a.�� ,�� `� �� .*� BY /clTer!'� Emm�.1�?'�1��.Tr, ��......�...�.� PAGE 30 ID►:l:I1.�YII1 The boundary line of the Dentan Square District shall be as fallows: . .' - . . � �. - • . • . -• - * • - . + , � � , a . . - . . ' `.'. , . �.. • �. .... , ' ' ��. �. • . .:: � # �'. • , .... . 1 - r .: • i�� f'� . . • c # . � • . • � �'- ♦' - . ' . �- * • - �. � �. �-� , • •. .' , �• ; r- , . � -. ♦ . � . . . ♦ ♦ . -- . � � � _ _ � � . , _ � . , � _ � �� . . -� �� • - �� - � �� . � THENCE West, along the south line of said Walnut Street, a distance of 820 feet to a point for a corner at the southwest corner of the intersection of Walnut Street and Cedar Street and being the southwest carner of the herein described tract; • .• + . . -• .• -�. -- .� . -• : 1 '' •. �•' • . _ # � - , ' - �� . � . � . . . # � � . � � . . � # . . _ . �� . • �� -� • . � _ � - • - - - •- �-� � . . � + - � ` • . • '- ,, ... . • . - • ; 1 -- '• , r• • . �� . � . �� .� � . # �. - �- •� • '' . ��-- . r � --�� . � ��- + �. � .� , * . � . . . •- �'� . • . � * - -. . # . �-- . • . �� - � : � 1 --�� -� � , . # � r-, . • '. • . .r� � . - � , - • . � .. : : DENTON SQUARE DESIGN GUIDELINES A. Intent: To provide additional guidance for those engaging in exterior alterations of buildings in the Square District as to preferred design strategies for achieving high-quality, character-sensitive, sustainable development, redevelopment, rehabilitation, and restoration in the built enviranment of The Square. B. Fa�ade Guidelines: 1. New building facades and changes to existing facades should maintain a consistent ground floor height in relation to adjacent buildings. C. Fenestration, Glazing, and Entry Guidelines; 1. Heavily tinted windows on the ground floor of buildings are discouraged. 2. Corner entrances are encouraged for strong visibility at intersections. 3. Where office, retail, and entertainment spaces coexist, consider placing the retail entrances and prime exposure at the corners and the office entrances at mid-block locations. � 4. Operable windows are strangly encouraged. 5. Existing historic awning hardware should be repurposed where possible. D. Exterior Lighting Guidelines: 1. Building-mounted lighting on fa�ades, or other accent lighting on architectural features is encouraged. 2. Exterior lights should be compatible with their respective buildings in terms of design, material, use, size, scale, color, and brightness. 3. Light fixtures on historic buildings should be compatible with the design of the building. 4. Design of lighting for new construction shall strike a balance between aesthetics and functionality (i.e., balancing security needs with avoidance of light pollution). E. Sign Guidelines 1. Signs should be positioned to emphasize or accent building elements such as storefront openings or entrances. 2. Where possible and appropriate, signs shall be aligned with those on neighboring buildings to promote visual order on the block, to avoid visual clutter, and to enhance legibility. 3. Signs should be made of high-quality, durable material. F. Mural Guidelines: EXHIBIT ADOP710N DRAFT 6/4/2019 1 1. Generally, the hanging and/or anchoring of a mural should be reversible. 2. The installation of a mural should complement and enhance the building or wall upon which it is installed. The design of the mural should be sensitive to the character of the Denton Square District. 3. Due to the visual impact on the Denton Square District as a whole, particular care should be taken in the decision to install a mural on the front fa�ade of a building, in order to ensure that the mural does not detract from the character of the District. G. Building Equipment, Service Area, and Parking Guidelines 1. Storage of grease and oil from cooking should be accomplished on the interior of the building when possible. 2. Surface parking and parking garages, should, where possible, be located to reduce visual impact on the public right-of-way. H. Historical Preservation Guidelines 1. New stories on existing buildings should be set back from the fa�ade of the existing building, unless the prior existence of an additional story, since removed, can be established by physical or documentary evidence. 2. Reopening and reactivating existing historic doorways and fenestration, including transom windows, which have been covered over or filled in, is encouraged. 3. Existing building facades should not be re-sided with another covering material. 4. Existing historic windows, doors, and other original building hardware should be reused and/or repaired whenever possible. 5. Chemical or physical treatments of the building exterior should be undertaken using the gentlest means possible. I. Temporary Construction Guidelines 1. Screening designs should have elements or references to the associated building under construction, with the exception of art projects on the construction fence. Artistic/creative designs on the construction fence are encouraged, where appropriate. ADOPTION DRAFT 6/4/2019 2