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Design Review in the Union Miles Business Revitalization District A Guide for Applicant

1. What is a Business Revitalization District (BRD)?

A BRD is a neighborhood commercial district (or another non-residential district), which has been designated under the Zoning Code as a district in which all new construction and exterior property alterations are subject to “design review” prior to issuance of a Building Permit.

“Design review” is a process in which new buildings, building renovation, and property improvements (such as parking, fencing, landscaping and site lighting) are reviewed to ensure that their design is compatible with the character of surrounding buildings. Design review considers such subjects as architectural style, building placement, color, materials, landscaping, signage, driveway locations, etc.

The City authorizes the establishment of Business Revitalization Districts to ensure appropriate design of buildings signage and property in business areas targeted for concentrated improvements. More specifically, the purpose of the BRD is to achieve the following objectives:

• To preserve jobs, tax revenues and local services through the upgrading of business districts;
• To safeguard the public investment in revitalization through prevention of inappropriate signage and property design in business areas targeted for concentrated public improvements and rehabilitation financing; and
• To protect residential and commercial property values, particularly for businesses and residents committing private funds to rehabilitation in designated revitalization areas.

One-family and two-family houses are exempt from design review in BRD’s. As well as interior alterations and the following normal exterior maintenance and repairs for all types of buildings.

• Replacement of window panes in existing frames;
• Masonry repointing or cleaning in areas not visible from any adjoining streets;
• Gutter and downspout repair or replacement with no change in color or location;
• Roofing repair or replacement except where roof surface is visible from any adjoining streets;
• Repaving of driveways, parking lots or walkways with like material;
• Repair or replacement of damaged or worn building elements or structures not visible from any adjoining streets;
• Emergency action requiring immediate attention as ordered by the Commissioner of Building and Housing;
• Activities not requiring a building permit; and
• Demolition activities required by the City pursuant to Section 3103.09 of the Codified Ordinances.

A local design review advisory committee nominated by the neighborhood’s community development corporation and approved by the City Planning Commission. The committee's 7 members are composed of community leaders and design professionals (architects, landscape architects, graphic artists, etc.). The local committee reviews each project and makes a recommendation to the City Planning Commission. In the case of a recommendation for approval, the City Planning Director may approve the permit application without action by the full Commission.

After submitting plans to Building & Housing your project is referred to the City Planning Commission. You will be scheduled to present your plan to the Union Miles Design Review Advisory Committee.

Our design review meetings are held twice per month (Dates and Times TBA). Meetings will take place at the offices of Union Miles Development Corporation, 9250 Miles Park Avenue, 2nd Floor, Cleveland, Ohio.

Because it is conducted concurrently with the required Building Permit review procedure coordinated by the Division of Building & Housing, design review typically will add only about two weeks to the approval process.

Applying for a Building Permit The applicant submits 4 sets of construction drawings to the Division of Building and Housing (City Hall, Room 505) and fills out a Building Permit Application.

Beginning the Design Review Process The Division of Building & Housing forwards drawings to the City Planning Commission. At that point, you will be notified of the date and time of the Union Miles Design Review Advisory Committee meeting. Applications will be placed on the Committee’s agenda.

The Committee Meeting So that the Committee can reach its decision in a single session, it is recommended that a complete submission package be presented—including signage, parking, landscaping, etc. At the conclusion of the presentation, the Committee will recommend either approval, approval with conditions, disapproval, or the submission of revised plans for reconsideration.

City Planning Commission Decision Based on the recommendation of the Design Review Advisory Committee, the City Planning Commission (or the Director acting on behalf of the Commission) makes a final decision on the proposal. In the case of a disapproval, the applicant will be told of the reasons for disapproval and be given an opportunity to submit a revised plan or may present plans to the City Planning Commission.

Issuance of a Building Permit The approved, signed plans will then be transmitted to the Division of Building & Housing, which issues the necessary Building Permits.

• A site plan indicating (existing and proposed) buildings, lot lines, parking spaces, driveways, landscaping, lighting, fences, sidewalks, signs, surrounding buildings, curb cuts and pavement—drawn to scale and showing all relevant dimensions and noting such information as landscaping types, paving materials, etc.
• Building elevation drawings (all four sides where applicable) indicating design materials, colors, type of illumination, signs, etc.
• Color photos of the subject property in the context of adjoining properties within approximately 250 feet.
• Samples of materials and colors if such changes are proposed

In its review of applications subject to provisions of this chapter, the Local Design Review Advisory Committee shall follow the design guidelines set forth below as well as supplemental design guidelines specifically prepared for the District. If such guidelines have been recommended by the City Planning Commission and approved by Council. (See Section 303.09)

(a) Design Compatibility. Alterations, additions and new development should be compatible in scale, material, color, placement and character with the design of the subject property as well as the design of properties which are representative of the area's most valued architectural and environmental qualities. In evaluating compatibility, consideration shall also be given to the value of diversity and individuality in design.

(b) Contemporary Design. All buildings are recognized as products of their own time. Alterations, additions and new developments which have no historical basis and which seek to create an earlier appearance are not required. Conversely, compatible contemporary design is encouraged except where such design would clearly detract from the architectural unity of a grouping of architecturally significant structures.

(c) Preservation of Features. The distinguishing original qualities of a property should not be diminished through alteration or removal of distinctive architectural features.

(d) Replacement of Features. In the event that replacement of significant architectural features is necessary (as determined by the Local Design Review Advisory Committee and City Planning Director), the new material should closely match the original material in composition, design, color, texture and all other visual qualities.

(e) Cleaning. The cleaning of exterior wall surfaces should be undertaken by the gentlest means possible. Sandblasting and other cleaning methods that will damage facing materials and architectural features shall not be undertaken.

(f) Fences and Other Accessory Structures. Fences, walkways, area lighting, benches, landscaping and other accessory structures should be compatible in design with adjoining buildings and with the most valued aspects of the district's overall character. Use of chain-link fences along street frontages is discouraged unless otherwise specified in adopted plans or guidelines for the district.

(g) Parking Lots. Use of coniferous shrubbery and trees in combination with low fences is encouraged in screening parking lots from streets. Use of curbed, planted islands is encouraged to provide visual relief in large parking areas and to control traffic circulation. For districts characterized by buildings set along the street line, parking lots should be located behind or on the side of buildings whenever possible, with entrances located off of adjoining side streets.

(h) Signs. In addition to meeting Zoning Code, and Building Code requirements for signs in applicable zoning districts, signs within Business Revitalization Districts, shall also meet the design guidelines of this chapter and, in particular, those stated below.

(1) Placement. Wall signs should be designed to fit within the architectural space intended for signage. Similarly, wall signs should never cover distinctive architectural features.

(2) Compatibility. Signs to be seen as a series should be designed with compatibility in terms of location, size, shape, style, material, illumination and color. As a general rule, uniformity should be maintained in certain characteristics while other characteristics are varied to permit individual expression and identification.

(3) Color. The color(s) of a sign should complement the color(s) of the building facade to which the sign relates.

(4) Lettering and Symbols. The lettering and symbols on a sign should be large enough to be easily read but not overly large or out of scale with the building on which the sign is displayed. An excessive amount of information on signs, creating an image of visual clutter, should be avoided. Use of distinctive symbols or logos on signs is encouraged.

(5) Projecting Signs. Where permitted, projecting signs should be no larger than necessary for readability by nearby pedestrians and should contain no internal illumination unless otherwise specified in adopted plans or guidelines for the district. Spacing between projecting signs should be sufficient to prevent an image of clutter.

(6) Nonpanel Signs. For buildings lacking architectural spaces clearly designed for sign panels, it is often preferable that lettering be placed directly on the wall surface, on display windows or on the front piece of compatible awnings or canopies. Such signs are less likely to detract from a building's architectural character. However, letters placed directly on walls should be attached in a manner which will not require costly repair after removal.

(7) Billboards. Billboards or ``advertising signs'', as defined in Section 325.64(b) of the Zoning Code, shall not be permitted in a designated Business Revitalization District.
(Ord. No. 1684-88. Passed 10-3-88, eff. 10-6-88)

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