Chapter 50, Article 14, Division 3: Architectural and Site Design Standards

Subdivision C: Traditional Main Street Overlay Areas

Section 50-14-432: Site design standards; building site relationship; placement and orientation

(a) The objectives of this section are:

(1) To line streets with buildings and/or other architectural site features in order to create a pedestrian friendly built-environment; and

(2) To create a pedestrian-friendly setting that directly relates buildings and active uses such as shopping and dining to the street, and maintains the continuity of street wall.

(b) To achieve the objectives of this section, the following standards shall apply:

(1) Notwithstanding the front yard setback requirements in Article XIII, Division 1, of this chapter, the front façade of buildings shall be placed on the lot line facing the Traditional Main Street. A setback, which does not exceed ten feet, may be provided for religious institutions, residential buildings, or restaurants with an outside dining area; the area between the façade and the lot line shall feature pedestrian-oriented space (such as plaza or widened sidewalk) or landscaping that consists of a combination of groundcover, shrubs and/or trees that provide seasonal interest; the landscaping shall be designed so that visibility is maintained between the street and the ground-floor windows;

(2) On corner lots, buildings shall be located at the corner, placed on the lot line of both streets. (See also Section 50-14-438 Building design standards: Corner Lot Buildings and Section 50-14-449 Parking Design Standards: Parking Areas).

(3) Rear Setback.

a. If a street or alley is to the rear of a single-story building, a minimum rear setback is not required. If no street or alley is present, single-story buildings shall have a minimum rear setback of ten feet.

b. Where a single- or two-family dwelling is located across a street or alley from the rear of a multi-story building, the multi-story building shall have a rear setback of ten feet: where a street or alley is not present to separate the rear of a multistory building from a single- or two-family dwelling, the multi-story building shall have a rear setback of 20 feet.

c. Buildings containing dwelling units, other than single- or two-family dwellings, shall have a rear setback of ten feet if a street or alley is present at the rear and 20 feet if a street or alley is not present.

Section 50-14-436: Building design standards — Façade and architectural details

(a) For purposes of this subdivision, the term “street level façade” means the first story of a multi-story building or the first 13 feet of the façade above grade plane;

(b) The objectives of this section are:

(1) To provide street level façades on Traditional Main Streets with maximum visibility and transparency between active interior uses and the outside;

(2) To create façades with ratios of solids (wall surfaces) to voids (openings for windows and doors) that express traditional fenestration patterns; and

(3) To require fenestration patterns, surface delineations, textures, material expressions and architectural details that relate to the human scale.

(c) To achieve the objectives of this section, the following standards shall apply:

(1) For all buildings located on lots abutting a Traditional Main Street that contain a commercial use and all other buildings located on the front property line, a minimum of 60 percent of the street level façade along Traditional Main Streets, major thoroughfares, or secondary thoroughfares between two and eight feet above the grade plane shall consist of transparent windows and doors; all other façades of buildings on lots abutting a Traditional Main Street that face a public street (other than a major or secondary thoroughfare) shall consist of transparent windows or doors covering at least 40 percent of the façade between four and eight feet above the grade plane. On the East Warren, West Warren, Van Dyke Street, and Grand River between Greenfield and Woodmont and between Evergreen and Lahser Traditional Main Street Overlay Areas, a minimum of 50 percent of the street level façade along Traditional Main Streets, major thoroughfares, or secondary thoroughfares between two and eight feet above the grade plane shall consist of transparent windows and doors;

(2) For all buildings, a minimum of 40 percent of the upper level façade along a Traditional Main Street shall consist of openings for windows or window wall system;

(3) Façades with a public entrance that do not face a public street shall consist of transparent windows or doors covering at least 30 percent of the façade between four and eight feet above the grade plane;

(4) Transparent doors and windows shall be defined as those having glass that can be seen through from the right-of-way into the establishment. The glass shall have a minimum visible transmittance rating of 0.68, according to the National Fenestration Rating Council. Glass that obscures visibility shall not be considered transparent. Reflective or mirrored glass and glass block are prohibited;

(5) Eighty percent of the transparent area required in Subsection (1) of this section shall be visually unobstructed by signs, advertisements, window screens, security grilles, and other permanent window coverings. The display of merchandise items in display windows is not restricted by this provision.

Section 50-14-437: Building design standards — Drive-up and drive-through facilities

Drive-up and drive-through facilities (including, but not limited to, restaurants and banks) are prohibited on zoning lots abutting a Traditional Main Street except where the Planning and Development Department determines that the proposed development complies with all of the other requirements of the Traditional Main Street standards and is allowed by the underlying zoning designation or where located on the East Warren, West Warren, Van Dyke Street, and Grand River between Evergreen and Lahser or between Woodmont and Greenfield, or Lahser Road Traditional Main Street Overlay Areas. Driveways or vehicle stacking areas shall not be located between the building and the Traditional Main Street. No more than one driveway/curb cut shall be allowed on the Traditional Main Street.

Section 50-14-440: Building design standards — Materials

(a) The objectives of this section are:

(1) To reinforce durable and traditional building materials consistent with urban context; and

(2) To encourage the use of durable construction materials.

(b) The standards of Subsection (c) of this Section do not apply to the East Warren, West Warren, Grand River between Evergreen and Lahser or between Woodmont and Greenfield, or Lahser Road Traditional Main Street Overlay Areas.

(c) To achieve the objectives of this section, the following standards shall apply, subject to Subsection (b) of this Section:

(1) Within the West Grand River, Livernois/ West McNichols, East Jefferson, Woodward, Grand Boulevard, Michigan Avenue, and Vernor/Springwells overlay areas, a minimum of 80 percent of any building façade that faces a public street, excluding window and door openings, shall consist of the following building materials: masonry (preferably brick), stone, or porcelain;

(2) Within the West Seven Mile and the Bagley/Vernor overlay areas, a minimum of 30 percent of any building façade that faces a public street, excluding window and door openings, shall consist of the following building materials: masonry (preferably brick), stone, or porcelain;

(3) For buildings within the Traditional Main Street Overlay area, the following materials are prohibited on any façade facing a Traditional Main Street, major thoroughfare, or secondary thoroughfare: vinyl or plywood siding, corrugated fiberglass, non-corrugated and highly reflective sheet metal, corrugated metal panels
such as those used for roof decking or shipping containers, painted or unfinished concrete block, rough-textured concrete block, and split-face block;

(4) Exterior Insulation and Finish System (EIFS) and other similar troweled finishes shall be trimmed in wood or masonry and shall not be located within the first two feet of the grade plane;

(5) Building materials that are neither delineated in Subsection (b)(1) or (2) of this section nor prohibited in Subsection (b)(3) or (4) of this section may only be used upon consideration and recommendation of the Design Review Advisory Committee; and

(6) Accent building materials that may be used include, but are not limited to: architectural metals such as stainless steel, copper, clear or color anodized aluminum; other pre-finished metal; finished or painted exterior-grade wood.

Section 50-14-441: Building design standards — Color and finish

(a) The objective of this section is to reinforce traditional color palettes and analogous colors of permanent building materials; and to establish positive district character by achieving continuity and coordination in colors and finishes.

(b) The standards of Subsection (c) of this Section do not apply on the East Warren, West Warren, Van Dyke Street, Grand River between Evergreen and Lahser or between Woodmont and Greenfield, or Lahser Road Traditional Main Street Overlay Areas.

(c) To achieve the objective of this section, the following standards shall apply, subject to Subsection (b) of this Section:

(1) The following standards shall apply to the cleaning of all exterior masonry, including brick, stone, stucco, terra cotta, ceramic tile and cement exterior finish materials:

a. The application, by use of a stream of pressurized water or air, of abrasive substances such as sand, ground slag, volcanic ash, crushed walnut or almond shells, rice husks, ground corncobs, ground coconut shells, crushed eggshells, silica flour, synthetic particles, glass
beads, micro-balloons, or baking soda shall not be permitted;

b. The use of tools and equipment such as wire brushes, rotary wheels, power sanding disks, rotary sanders, or belt sanders, shall not be permitted;

c. Chemical cleaning is permissible provided that the cleaning method proposed is not one that is known to cause damage to the type of material that is being cleaned; and

d. High pressure liquid cleaning will be permitted if it is shown (by means of a test patch no greater than nine square feet and located in an inconspicuous area) that the proposed amount of pressure will not cause abrasive damage to the materials it is to clean.

(2) The exterior of every principal structure and accessory structure shall be maintained in good repair. All surfaces, with the exception of masonry, porcelain, architectural metals, brick or stone material, shall be kept painted or protected with approved coating or material. Masonry, porcelain, brick, or stone buildings that are not currently painted should be left natural and should not be painted. Buildings with painted brick prior to May 29, 2005, may be repainted or may have the paint removed as a means of maintaining the surface in good repair; and Applied finishes, such as concrete and stucco, shall be fine and smooth textured.

Codified by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019)
Amended by Ord. No. 2020-21 (JCC 11/26/2019, Passed 7/7/2020, Approved 7/8/2020, Published 7/31/2020, Effective 8/8/2020)

Section 50-14-442: Building design standards — Awnings, canopies and marquees

(a) The objective of this section is to enhance the scale and design of facades; complement the streetscape; and to contribute to district identity, integrity and visual continuity by achieving a comfortable and attractive pedestrian environment.

(b) To achieve the objectives of this section, the following standards shall apply:

(1) The bottom of any awning or canopy shall be at least eight feet, six inches above grade plane;

(2) Awnings and canopies shall not project more than one-half the width of the sidewalk, nor more than ten feet, six inches;

(3) All marquees, awnings, and canopies shall he supported entirely on the building on which they are erected, and there shall be no posts, brackets or other obstacles located on public property;

(4) Vinyl and plastic materials for awnings and canopies are prohibited: however, woven man-made materials that are similar to canvas may be used with the approval and review of the Design Review Advisory Committee;

(5) Internally illuminated canopies, marquees, or awnings are prohibited, including gas station canopies; and

(6) Continuous awnings along blank walls are prohibited.

Codified by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019); Amended by Ord. No. 2020-12 (JCC 2/18/2020, Passed 6/9/2020, Approved 6/15/2020, Published 8/21/2020, Effective 12/9/2020).

Section 50-14-443: Building design standards — Lighting

(a) The objective of this section is to improve the character and safety of the pedestrian environment.

(b) To achieve the objectives of this section, the following standards shall apply:

(1) Lighting fixtures shall be located, aimed, and shielded so as not to produce:

a. Light spill into the night sky;

b. Glare and spillage of light into residential areas, adjacent properties or rights-of-ways; or

c. Distracting reflections; (2) Flashing lights, such as strobe lights and LED “rope lights”, are not permitted.

(3) Neon tubing around windows is prohibited, except in the Vernor/Springwells and Bagley/Vernor overlay areas.

(4) Wall mounted decorative lighting, such as wall sconces, is encouraged.

Section 50-14-444: Building design standards — Blank walls

(a) In general. For purposes of this subdivision, a blank wall is a portion of a ground floor wall (including building façades 13 feet high from the grade plane) with a surface area of 300 square feet or greater that does not include a
transparent window or transparent door. Blank walls are only permitted where abutting an alley or along a side lot line that does not abut a right-of-way or parking lot.

(b) The objective of this section is to enhance the pedestrian experience through architecture by adding visual interest, character, and architectural details to otherwise blank walls.

(c) The standards of Subsection (d) of this Section do not apply to the East Warren, West Warren, Van Dyke Street,
Grand River between Evergreen and Lahser or between Woodmont and Greenfield, or Lahser Road Traditional Main Street Overlay Areas.

(d) To achieve the objectives of this section, blank walls (treated or untreated) on any building facing a Traditional Main Street are prohibited, subject to Subsection

(e) of this Section. All other blank walls adjacent to a public right-of-way or on a façade with a public entrance shall be treated with one or more of the following methods, subject to Subsection (c) of this Section:

(1) Architectural details and structural bay expression that provide vertical relief, such as a pier or pilaster spaced at a maximum of 20 feet; for large blank wall areas over 400 square feet, the architectural details shall be accompanied with landscape screening according to subsection (3) of this section;

(2) A horizontal band, 12 to 16 inches wide, such as a middle cornice or a reveal band at the façade’s mid-point of the same material as the façade; for large blank wall areas over 400 square feet, the architectural details shall be accompanied with landscape screening according to according to Subsection (c)(3) of this section;

(3) Landscaping that will obscure or screen at least 50 percent of the blank wall's surface within four years; landscaping shall include a combination of evergreen and deciduous trees and shrubs; vines can also be used to contribute to the landscape screening; turf or other groundcover are allowed, but will not contribute to the screening requirement; or

(4) Artwork such as mosaic, mural, sculpture, or relief over at least 50 percent of the blank wall surface; the artwork shall be subject to review by the Design Review Committee.

Section 50-14-445: Building design standards — Security roll-down doors and grilles

(a) The objectives of this section are:

(1) To promote the perception of main streets districts as safe commercial areas; and

(2) To deter crime, but foster pride and positive perception about main streets, by relying on discrete security measures such as security glass, alarms, lighting,
and police notification system.

(b) The standards of Subsection (c) of this Section do not apply to the East Warren, West Warren, Van Dyke Street, Grand River between Evergreen and Lahser or between Woodmont and Greenfield, or Lahser Road Traditional Main Street Overlay Areas.

(c) To achieve the objectives of this section, the following standards shall apply, subject to Subsection (b) of this Section:

(1) For all projects that involve new construction, security roll-down grilles shall be designed and recessed into the interior of the window system;

(2) For retrofit projects, when it is not feasible to install a security grille into the interior of the window system, an exterior roll-down grille may be used. The roll-down grille box shall be as inconspicuous as possible, as follows:

a. An encased-type roll-down grille box shall be located on the exterior above the display windows and transom;

b. The exterior box shall be painted or finished a color to match the building's color scheme. The exterior box shall be concealed by an awning;

(3) At least 30 percent of the exterior roll-down grille area shall be decorative, open-slat and transparent; and

(4) Permanent grilles over the exterior of windows or doors are prohibited.

Section 50-14-448: Building design standards – Vacant structures

(a) The objectives of this section are:

(1) To translate vacant structures into an economic asset; and

(2) To improve the physical condition of vacant structures while unoccupied and inactive.

(c) To achieve the objectives of this section, and as provided in Section 50-11-385 of this Code, the Buildings, Safety Engineering and Environmental Department shall refer applications for demolition permits to the Planning and Development Department for review consideration.

Section 50-14-449: Parking design standards and reductions — Parking areas

(a) Surface parking.

(1) The objectives of this subsection are:

a. To line streets with buildings and/or other architectural site features to maintain a continuous street wall;

b. To promote a pedestrian-oriented environment, where building storefronts line the main streets rather than parking lots; and

c. To mask the visual clutter of parked cars and to provide uniform elements of screening.

(2) To achieve the objectives of this subsection, the following standards shall apply:

a. No parking area may be placed between the façade of a primary structure and the Traditional Main Street. Parking areas shall be located to the rear of the building, except as may otherwise be provided in this section;

b. Where it is determined that locating the parking behind the building is not feasible, as determined by the Planning and Development Department, the parking may be located on the side of the building; however, no more than 50 percent of the street frontage of the development on a Traditional Main Street shall be occupied by parking, aisles, or drives.

c. On corner lots, parking areas shall not be located at the corner;

d. Off-street parking areas that are adjacent to a public street shall include a landscape buffer strip with a minimum width of five feet between the off-street parking area and the street; the landscape buffer strip shall include the following:

1. A wall immediately adjacent to the parking area, forming a continuous screen at least 30 inches, but not more than 36 inches, in height. The wall shall be:

(i) A brick wall;

(ii) A masonry wall with brick facing;

(iii) A concrete wall with brick design;

(iv) A stone wall; or

(v) Other opaque screen which, in the determination of the Planning and Development Department, is both suitable for the site and compatible with, and similar to, the building frontages nearest the parking area.

2. A combination of evergreen and deciduous vegetation, including trees, shrubs, and groundcover, shall be planted between the wall and the sidewalk. At least one tree shall be provided for each 30 linear feet of landscape buffer. At least one shrub shall be provided per 20 square feet of landscaped area. Vegetation shall comply with the standards in Division 2 of this article.

3. In instances where the applicant can prove that the five-foot landscape buffer strip would prevent the applicant from being able to provide the minimum number of required parking spaces, the 30- to 36 inch wall from subsection (a)(2)d.1 of this section may be erected without the additional landscaping, subject to review and approval by the Planning and Development Department.

e. To protect the screen wall, wheel stops and curbs shall be placed in compliance with Section 50-14-233 of this Code;

f. To protect the screen wall at the parking entry and exit points, two 30-inch high bollards shall be placed on either side of the wall;

g. The minimum lighting levels for parking lots shall be provided in compliance with Section 50-14-236 and Section 50-14-413(3) of this Code;

h. Light fixtures shall be maintained in good operating condition and with the required light levels to provide illumination from dusk until two hours after the end of business hours; and

i. Lighting fixtures shall be located, aimed, and shielded so that they do not produce light spill into the night sky, onto adjacent properties, or onto adjacent right-of-way.

(b) Parking structures.

(1) The objective of this subsection is to enliven parking structures with active uses and to architecturally integrate them to their district.

(2) To achieve the objectives of this subsection, the following standards shall apply for parking structures located within Traditional Main Street Overlay Areas:

a. Commercial space or other space oriented to pedestrian traffic shall be provided on the ground floor of a parking structure for at least 60 percent of the length of the ground facing a Traditional Main Street or a major or secondary thoroughfare. Where the parking structure abuts more than one street the priority shall be to place the ground floor commercial space facing the Traditional Main Street. The applicant shall determine whether the ground floor commercial space or other space oriented to pedestrian traffic, faces one or more than one street;

b. The parking structure façade shall be designed so that no ramp structure or sloping deck is expressed on building façades facing public streets; and

c. Parking structures are subject to the design standards for materials, as provided in Section 50-14-440 of this Code, and color and finish, as provided in Section 50-14-441 of this Code, and signage, as provided in Section 50-14-450 of this Code.

(c) Parking reductions. Parking reductions may be granted as provided for in Section 50-14-7 and Section 50-14-153 of this Code.

Section 50-14-450: Signage and communication elements design standards

(a) The objective of this section is to reach a visual balance between the objective of businesses to draw pedestrian attention and the goal of creating an attractive district free of visual clutter by integrating signage into the overall design of the storefront.

(b) To achieve the objective of this section, the following signage standards shall apply for all buildings with a commercial use on a lot abutting a Traditional Main Street, to the extent that such standards are more stringent than those set forth in Chapter 4 of this Code: Signage shall be designed to architecturally fit within the overall design of the building and the site;

(1) Signage shall be located so that it does not conceal architectural details and features;

(2) Signage material shall consist of, but is not limited to, painted metal, glass, finished wood or other architectural metal such as copper, bronze, stainless steel or cast aluminum. Unpainted, non-architectural metals or unfinished wood are prohibited;

(3) Signage, including design, material, painting and construction, shall be professionally made;

(4) Signage material substrate shall consist of, but is not limited to, aluminum, painted metal, weather resistant painted wood, or durable non-glare acrylic or composite material; unpainted or unfinished metals or unpainted wood are prohibited as signage material substrate;

(5) Dimensional letters shall be made of metal such as copper, bronze, stainless steel, cast aluminum, or durable nonglare acrylic;

(6) New pylon signs are prohibited. New ground-mounted monument signs shall be limited to a maximum height of 12 feet.

(7) New roof signs are prohibited.

(8) The bottom of any projecting sign shall be a minimum of eight feet, six inches above the sidewalk. The projecting sign shall not project more than one-half of the width of the sidewalk, or more than four feet from the wall of the building on which the sign is placed, whichever is less. Projecting signs shall be placed as close as practicable to the center of the building façade, and in no case shall adjacent projecting signs be closer than 15 feet.

(9) Each business shall be allowed one professionally-prepared window sign not exceeding ten square feet or 20 percent of the area of a window, whichever is less, for every 30 linear feet of transparent window or door area along the length of the building. Any such sign shall not require a permit and shall not count toward the maximum allowed sign area.

(10) Illumination of signage shall be provided by external lighting. Internal illumination of signs is prohibited, with the following exceptions:

a. One neon window sign shall be allowed per business, but shall not exceed the overall size allowed for window signs. The neon window sign shall require a permit. Neon lights shall not flash on and off. Neon signs shall not be used for advertisement purposes.

b. LED lighting shall only be allowed for gas station pricing signs.

c. Within the Grand River. Bagley/Vernor, and East Jefferson overlay areas, signs with internally illuminated channel letters are allowed.

d. Within the Woodward Avenue overlay area, neon wall signs may be allowed, subject to the review and approval of the Design Review Committee.

(11) Animated signs and signs that incorporate flashing or moving lights are prohibited.

(c) In achieving the objective of this section, satellite dishes and antennas shall be located in the rear roof space and away from public view, except where location is needed elsewhere to avoid obstruction of the satellite signal.

Codified by Ord. No. 28-19 (JCC 7/23/2019, Passed 9/10/2019, Approved 9/11/2019, Published 9/20/2019, Effective 10/1/2019); Amended by Ord. No. 2020-21 (JCC 11/26/2019, Passed 7/7/2020, Approved 7/8/2020, Published 7/31/2020, Effective 8/8/2020); Amended by Ord. No. 2020-12 (JCC 2/18/2020, Passed 6/9/2020, Approved 6/15/2020, Published 8/21/2020, Effective 12/9/2020).