HomeMy WebLinkAbout2021-06-30-160_Site and Building Development Standards1
CHAPTER 160
SITE AND BUILDING DEVELOPMENT STANDARDS
160.01 Purpose and Scope 160.05 Lighting Standards – Definitions
160.02 Jurisdiction 160.06 Lighting Standards – Design Guidelines
160.03 Procedures 160.07 Site and Building Design Standards
160.04 Site Plan Requirements
160.01 PURPOSE AND SCOPE. This chapter provides for the administration and
enforcement of site plans by establishing minimum standards for site and building design.
The purpose of this chapter is to provide guidance and standards for development within the City
in order to guide development in a manner which is conducive to protecting the health, safety,
and general welfare of residents and property owners within the City. All development and
redevelopment of land or property within the City shall minimize the adverse effects placed upon
adjacent properties by maintaining or improving upon the aesthetic quality of the surrounding
area, and by providing adequate traffic safety, emergency access, water supply, sewage disposal,
management of storm water, erosion and sediment control. Site plan review and approval by City
Council shall be required of all principal structures other than individual single-family and
two-family residential dwellings in any zoning district.
160.02 JURISDICTION. No permit shall be issued for any lot or development requiring
the approval of a site plan except in conformity with this chapter. No development, except
where specified herein, may be created, substantially improved, converted, enlarged, or
otherwise altered without conforming to the provisions of this chapter, all applicable
provisions of the Code of Iowa, as amended, and all other applicable provisions of this Code
of Ordinances, as amended.
160.03 PROCEDURES. The property owner, developer, or other representing party on
behalf of a property owner interested in the development of land within the City shall adhere
to the procedures identified in this chapter, in accordance with all other applicable sections of
this Code of Ordinances.
1.Pre-Application Conference. It is recommended that prior to the submission
of any site plan application a meeting be scheduled with the administrative official
and other appropriate City department representatives. The purpose of this conference
shall be to discuss the feasibility of the proposal and to provide the owner with
information and guidance regarding applicable City ordinances, specifications,
standards, and procedures, before the owner enters into binding commitments or
incurs substantial expenses. In addition, the administrative official will identify a
development review schedule best suited to accommodate the applicant’s time
schedule and the City’s ability to effectively review the proposal.
2.Development Review. In order to properly review a site plan proposal, the
applicant shall provide the City with information determined to be applicable to the
project by the administrative official. Once the proposal has provided all of the
necessary information meeting the requirements of all applicable City ordinances, the
proposal shall be brought before the Planning and Zoning Commission in order to
receive a recommendation before being presented to the City Council. Action of the
Planning and Zoning Commission and City Council shall be approval, approval
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subject to conditions, denial, or table for further review. Action of the Council shall
be approval, denial, or table for further review. A site plan may be presented for
consideration by the City Council in the event of a recommendation of denial by the
Planning and Zoning Commission. In the event of denial of a site plan by the City
Council, the applicant would be required to resubmit and begin the review process
anew to have another proposal considered by the Planning and Zoning Commission
and City Council. Re-submittal of a site plan shall be subject to all applicable costs
associated with review of the documentation. Development review shall exist as a
measurement determined by the City to meet the objectives outlined by the Waukee
Comprehensive Plan.
3.Validity of Approval. A site plan shall become effective upon certification of
approval by the City Council. The City Council approval of any site plan required by
this chapter shall remain valid for one year, allowing one one-year extension with
approval of City Council upon recommendation of the Commission after the date of
approval, after which time the site plan shall be deemed null and void if the
development has not been established or actual construction commenced. For the
purpose of this chapter, “actual construction” means that the permanent placement of
construction materials has started and is proceeding without undue delay. Preparation
of plans, securing financial arrangements, issuance of building permits, letting of
contracts, grading of property, or stockpiling of materials on the site do not constitute
actual construction. At the time of site plan approval, the City Council may grant an
exemption on the time construction must begin after their approval is given for a
utility service structure.
4.Amendment. Any site plan may be amended in accordance with the standards
and procedures established herein, including payment of fees, provided that the
administrative official may waive such procedures for those minor changes hereinafter
listed. Such minor changes shall not be made unless the prior written approval for
such changes is obtained from the administrative official. No fees shall be required
for such minor changes. Minor changes include: (i) moving building walls within the
confines of the smallest rectangle that would have enclosed each original approved
building; (ii) relocation of building entrances or exits and shortening of building
canopies; (iii) changing to a more restrictive commercial or industrial use, provided
the number of off-street parking spaces meets the requirement of the Waukee zoning
ordinance (this does not apply to residential uses); (iv) changing angle of parking or
aisle, provided there is no reduction in the amount of off-street parking as originally
approved; (v) substituting plant species, provided a landscape architect, engineer or
architect certifies the substituted species is similar in nature and screening effect.
5.Existing Development. Any improvement or maintenance to any structure or
site feature must not cause the site or building to become non-compliant with the
regulations set forth in this chapter. If the site or building is already non-compliant,
the change to the building or site proposed by the owner must not cause them to
become more non-compliant. In such instances, improvements shall be completed in a
manner which makes the building, site, or related items more compliant with the
current provisions of this chapter than they were previous to the improvements. Any
improvement proposed to modify the size of a building, lot, parking area, etc. shall be
submitted for review by the City. If the proposed improvement modifies the size of a
building or lot by less than 25 percent, it shall be submitted for review by City staff
and approved or disapproved by City staff. The administrative official shall have the
authority to require such a project be reviewed by the Planning and Zoning
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Commission and City Council if they feel such review is warranted. If the proposed
change is in excess of 25 percent, it shall be submitted for full review and approval or
disapproval by the Planning and Zoning Commission and City Council.
6.Nonconforming Uses. Any site or building use permitted under a previous
zoning district’s regulation shall conform to the regulations of this chapter under the
current site and building design provisions determined to be most applicable to the
nonconforming use by the administrative official.
7.Violation and Penalty. Any person, firm, partnership, association or
corporation violating any of the provisions of this chapter shall be guilty of a
misdemeanor. The imposition of one penalty for any violation shall not excuse the
violation or permit it to continue; and all such persons shall be required to correct or
remedy such violation or defects within a reasonable time; and when not otherwise
specified, each 30 days that prohibitive conditions are maintained shall constitute a
separate offense. In addition, the City of Waukee may proceed in law or in equity to
restrain, correct or abate such violation, to prevent the occupancy of said building,
structure or land, or to prevent any illegal act, conduct of business, or use in or about
said premises.
160.04 SITE PLAN REQUIREMENTS. The following information shall be clearly
provided on the site plan. Site Plans shall be submitted in a 24 by 36-inch format and digital
format unless otherwise approved by the administrative official.
1.Name, address and telephone number of property owner. , including telephone
and fax number.
2.Name, address and telephone number of applicant, if different than property
owner.
3.Name, and address and telephone number of plan preparer.
4.Certification of architect and civil engineer licensed in the State of Iowa,
including seal, date, and signature on all applicable drawings prior to City Council
approval of the Site Plan. Other certification may be requested when appropriate by
the administrative official.
5.Certification of a registered land surveyor licensed in the State of Iowa,
including seal, date, and signature on applicable drawings prior to City Council
approval.
6.Current zoning of property, listing the property’s existing zoning consistent
with the City of Waukee’s Official Zoning Map and also including any overlay
districts the property may be within and the land use identified in the current City of
Waukee Comprehensive Plan where the property is located.
7.Legal description of site, including the plat name and lot number for all new
Site Plans. Building permits shall only be permitted on a platted lot of record.
8.Total area of the site, indicated in acres and square feet.
9.Open space, indicating the total area of the proposed site in square feet, the
area of open space within the site, and its percentage of the total site. The calculation
should include all open space pervious areas and permitted pedestrian plazas. The
total area of the site reserved for parking facilities, the open space within the defined
parking area, and its percentages of the total parking area should be calculated and
indicated in square feet.
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10.Pervious and impervious surface, indicating the total area of the proposed site
in square feet, the area of pervious surface and the area of impervious surface,
including all structures.
11.All proposed uses for the site and buildings, as known at the time of
application.
12.The total amount of parking stalls required based upon the proposed building
uses of the site. If more than one building use is proposed for the site, each individual
parking stall requirement should be indicated separate of the total.
13.If applicable to the proposed building uses of the site, the number of required
and provided queuing spaces should be indicated.
14.If applicable to the proposed building uses of the site, the number of required
and provided loading stalls should be indicated.
15.All setback requirements of the applicable zoning district within which the
proposed site is located.
16.The 100-year flood elevation, based upon the most recent FEMA Flood
Insurance Study or the on-site storm water management facility. Normal pool
elevation should be indicated if the on-site storm water management facility is a
retention pond.
17.General and survey information, as follows:
A.North Arrow. Included on Site Plan and all other applicable sketches,
drawings, and details.
B.Scale of Drawing. A minimum scale of 1 inch = 80 feet is required.
C.Vicinity Sketch. A minimum scale of 1 inch = 800 feet should be
used to indicate the properties within 600 feet of the proposed site location.
The boundary of the proposed site location should be clearly defined in
relation to other properties shown within the vicinity sketch.
D.Site Boundary. All property lines should be delineated with a heavy
line.
E.Bearing and Distances or Curve Data along boundary. Information
should be indicated as platted. Any measured information different than
platted should be identified.
F.Names of all Adjoining Property Owners. All property lines adjacent
to the proposed site or across street right-of-way should be indicated with the
owner and/or subdivision name(s), in addition to any adjoining lot numbers as
appropriate.
G.Existing Features. All existing physical features should be indicated
on the site plan including but not limited to plant materials, drainage ways,
structures, fences, and any encroachments. Projects involving numerous
existing features may be requested to submit a demolition, removal, or
relocation plan as determined to be most beneficial.
H.Soil Tests and Similar Information. If deemed necessary by the
administrative official, soil tests and similar information may be required to
determine the feasibility of the proposed development in relation to the design
standards set forth herein.
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I.Topography. The existing and proposed topography should be
indicated with a maximum of two-foot intervals. Spot elevations may also be
required at the request of the administrative official.
J.Limits of Phased Construction. If the site is to be developed in more
than one phase, the limits of each proposed construction/ development phase
should be indicated including all facets of the phasing proposed.
K.Additional Information. Drawings or other materials necessary to
describe a proposed project may be requested by the Planning and Zoning
Commission or administrative official. The applicant may include additional
information or materials such as sketches, videos, models, or photos, if they
help explain the proposal.
18.An accurate representation of the proposed building footprint, including
exterior structures incorporated into the building mass and proposed internal demising
walls known at the time of application.
A.Size. The total square footage of each proposed floor, the number of
floors, and the amount of finished area on each floor, including any proposed
basement area. For all multi-family and townhome proposals the total number
of units proposed for each building footprint should be indicated.
B.Entryways. The location of all proposed entries, service doors and
overhead doors.
C.Mechanical Units. The proposed location and type of all proposed
ground mechanical units, including air conditioning units, telephone pedestals,
transformers, coolers, or other similar units. For roof mounted mechanical
units, the proposed location and type of ladder to access the roof should be
indicated.
D.Trash Enclosures. The proposed location of all trash enclosures for
the site and a detail of the structure.
19.All proposed sidewalks, trails, and pathways, including the width, thickness,
and type of pavement. All sidewalks, trails, and pathways must be constructed to
Waukee Standard Specifications as applicable to the project.
20.Pedestrian corridors from any public street to all proposed principal buildings.
21.All proposed emergency exits where a sidewalk is not indicated shall provide
a stoop of an approved dimension, determined to be adequate in providing a safe exit
from the building.
22.All existing and proposed access drives to the site from a public street,
including appropriate spacing as determined by the Waukee Major Streets Plan.
23.All public improvements required of the developer. The amount of
improvements required shall be determined by the Waukee Comprehensive Plan, the
Waukee Major Streets Plan, a traffic impact analysis, or any other approved
documentation identifying the amount and type of improvements necessary to
accommodate increased activity to the site or to facilitate future development as it
relates to the development of said site.
24.The use of private streets shall be allowed if the proposed private streets meet
the following criteria:
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A.Proposed private streets are built to Waukee Standard Specifications
for public streets.
B.They are maintained by the property owners requiring the private
streets through a Homeowners Association or through an approved
development agreement between the developers and the City.
C.The width and thickness of the private streets as determined by the
City Engineer or a traffic impact study in accordance with the City
specifications.
D.Sidewalks should be installed on both sides of the private streets
unless additional landscaping or open space is incorporated into the site in an
amount approved by the City Council in relief of one sidewalk per street.
E.A public ingress/egress easement is provided over the private streets’
location.
F.Street lights should be installed on all private streets unless an
alternative plan for providing lighting within the development is presented
and accepted by the Planning and Zoning Commission.
25.Any shared access drives. Any project where the development of townhomes
provides access to garages from a public street shall provide a shared access drive
between two or more units in order to minimize the amount of obstruction to the flow
of traffic along said public street. Any development of commercial property where
shared access is anticipated shall provide an easement and conceptual building
footprints for all proposed lots which are proposed to share the access drives.
26.All proposed parking and loading areas. Parking and loading areas shall meet
the requirements of Chapter 168 of this Code of Ordinances, and be in accordance
with the requirements of the City specifications and all other applicable State and
federal regulations.
27.A complete traffic circulation and parking plan, showing the location and
dimensions of all existing and proposed parking stalls, loading areas, entrance and exit
drives, sidewalks, dividers, planters, and other similar permanent improvements, in
addition to indicating traffic movements within access drives, in order to better
identify any potential traffic impediments based upon the proposed parking
configuration and access drives.
28.Individual parking stalls, as appropriate and differentiated from parking aisles.
Stalls intended to accommodate accessibility for persons with disabilities should be
indicated appropriately.
29.Proposed loading areas and queuing spaces, indicating traffic movements
where applicable to determine maneuverability within the site. Individual loading
docks and queuing spaces should be indicated on the site plan.
30.A lighting plan indicating the location, type, height, power rating, and any
shielding methods required of all existing and/or proposed lighting fixtures.
A.A manufacturer’s cut-sheet shall be provided for each type of lighting
fixture incorporated into the site layout including its materials and color.
Information required from the cut-sheet shall include the description of lamps,
supports, reflectors, and any other components of a particular lighting fixture.
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The site plan shall indicate all proposed lighting as depicted by the
manufacturer.
B.A photometric plan shall also be required identifying the horizontal
illumination of the site and the vertical light trespass along the perimeter of
the site. The photometric plan shall show point by point foot-candle reading
for the entire site at a minimum spacing of 10 feet between each point,
including 2 feet past the property line. .
31.The location and type of all existing and proposed signage. All signage shall
meet the requirements of Chapter 167 of this Code of Ordinances.
32.A landscaping plan, including the size and type of all proposed trees and
plantings and any existing trees larger than six inches in diameter proposed to be
removed. All landscaping necessary for fulfillment of requirements of this Code of
Ordinances shall be indicated on the site plan.
160.05 LIGHTING STANDARDS – DEFINITIONS. Unless the context clearly
indicates otherwise, the words and phrases used in this section shall have the following
meanings:
1.“Active” means those times when sales employees are employed on site for
the purpose of selling the merchandise located on the property to the general public
and does not include display of merchandise which is offered for sale at locations
other than the property.
2.“Display lot” means outdoor areas where active night time sales activity
occurs and where accurate color perception of merchandise by customers is required.
3.“Exterior lighting” means temporary or permanent lighting that is installed,
located, or used in such a manner to cause light rays to shine outdoors.
4.“Exterior lighting fixture” means the complete exterior lighting unit,
including: the artificial source of light, the parts required to distribute the light,
elements for light output control such as the reflector (mirror), or refractor (lens), the
housing that protects and holds the lamp in place, the connection to the power supply,
and the component that anchors the lighting unit to the ground or onto a structure.
5.“Floodlight” means a lamp that incorporates a reflector or a refractor to
concentrate the light output into a directed beam in a particular direction.
6.“Foot-candle” means the illuminance measured one foot from a one candle
source.
7.“Full cut-off” means a shielded light fixture that emits no light above a
horizontal plane touching the lowest point of the fixture.
8.“Glare” means the light in a direction near one’s line of sight that either
causes discomfort to the eye or impairs visibility.
9.“Horizontal and vertical foot-candles” means the illuminance, measured by a
light meter, striking a vertical or horizontal plane.
10.“Illuminance” means the intensity of light in a specified direction measured at
a specified point.
11.“Light” means a form of radiant energy acting on the retina of the eye to make
sight possible.
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12.“Light trespass” means unwanted light falling on public or private property
from an external location.
13. “Merchandise” means new and used vehicles owned by and actively offered
for sale to the general public by the property owner.
14.“Recreational facility” means football fields, soccer fields, baseball fields,
tennis courts, swimming pools, or any other special event or show area.
160.06 LIGHTING STANDARDS – DESIGN GUIDELINES.
1.Required Lamps – Generally. All lamps shall be LED, or others with similar
qualities to reduce glare and provide for improved color correct vision.
2.Required Exterior Lighting Fixtures – Generally. All exterior lighting fixtures
shall be full cut-offs. No portion of the lamp, lens, or diffuser shall be visible from
the side or top of any shield, or otherwise protrude from the bottom of the shield. No
exterior lighting fixture shall emit light at or above a horizontal plane that runs
through the lowest point of the shield.
3.Architectural and Decorative Lighting (Commercial and Industrial).
A.Limited building-mounted lighting may be used to highlight specific
architectural features or primary customer or building entrances. Floodlights
are only permitted provided all light emitted is contained by the building or by
an eave or protruding structure.
B.Lighting fixtures shall be located, aimed, and shielded to minimize
the glare that is emitted on objects other than a building’s façade or landscape
walls.
C.Building-mounted neon lighting may only be used when the lighting
is recessed, or contained inside a cap or architectural reveal.
4.Site and Parking Lot Lighting (Commercial and Industrial).
A.The mounting height for lighting fixtures shall not exceed 33 feet
from grade to the top of the lighting fixture.
B.The maximum average maintained foot-candles for a parking lot
lighting fixture shall be three foot-candles. The maximum lighting level for a
parking lot lighting fixture shall be ten foot-candles.
C.The maximum horizontal foot-candle measurement at any property
line shall be two foot-candles. The maximum maintained vertical foot-candle
at an adjoining property line shall be two foot-candles, as measured at five
feet above grade.
5.Display Lot Lighting (Commercial and Industrial)
A.The mounting height for lighting fixtures shall not exceed 33 feet
from grade to the top of the lighting fixture.
B.The maximum average maintained foot-candles for a display lot
lighting fixture adjacent to the public right of way shall be 25 foot-candles.
The minimum lighting level for a display lot lighting fixture adjacent to the
public right of way shall be one foot-candle. The maximum lighting level for
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a display lot lighting fixture adjacent to a public right of way shall be 30 foot-
candles.
C.The remaining rows intended for vehicle display as defined on the site
plan shall have a maximum average maintained foot-candle for display lot
lighting of 20 foot-candles and a minimum of one average maintained foot-
candle. The maximum lighting level for secondary rows of display lot
lighting shall be 25 foot-candles.
D.All customer and employee parking areas and other non-display areas
within the site shall conform to the site and parking lot lighting requirements
as defined above.
E.The maximum horizontal foot-candle measurement at any property
line shall be two foot-candles. The maximum maintained vertical foot-candle
at an adjoining property line shall be two foot-candles, as measured at five
feet above grade.
F.All display lot lighting fixtures shall meet the shielding and lamp
requirements contained in this section and adhere to all other requirements
imposed by the Waukee Municipal Code.
G.After 10:00 P.M. and until 7:00 A.M., all display lot lighting fixture
foot-candle levels shall be reduced so as to conform to the site and parking lot
lighting requirements contained in this section through the means of a control
system or systems.
H.The discontinuance of the use of the property for on-site vehicular
sales shall eliminate the authority of the property owner to operate the display
lot lighting at the levels set forth in this section. In the event of such
discontinuation of use, the lighting may only be operated in accordance with
other requirements of this section. It shall be the property owners
responsibility to notify its successors in interest or tenants of the obligations
imposed by this section.
6.Canopy Lighting (Commercial and Industrial). The average maintained foot-
candles under a canopy shall be 35 foot-candles. Areas outside the canopy shall be
regulated by the guidelines and standards outlined above. Permissible fixtures for
canopy lighting include:
A.Recessed fixtures that incorporate a lens cover that is either recessed
or flush with the bottom surface of the canopy.
B.Indirect lighting where light is emitted upward and then reflected
down from the underside of the canopy. Such fixtures shall be shielded to
ensure that no light is emitted at or above a horizontal plane that runs through
the lowest point of the canopy.
7.Street Lighting. All private street light fixtures shall measure no more than 30
feet from grade to the top of the lighting fixture, and shall be cobra-style, unless the
Commission and Council permit the installation of an alternative fixture. The
Commission and Council may approve an alternative lighting fixture only after a
determination has been made that the alternative fixture has been designed to avoid
glare and trespass. The use of lighting fixtures that direct light upward into the air is
strictly prohibited. All lighting on public streets shall conform to the current City of
Waukee Standard Specifications.
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8.Recreational Facilities. The lighting fixtures at all public or private outdoor
recreational facilities shall be designed to minimize the amount of light that is directed
upward into the air, glare, and light trespass. The illumination of any public or private
outdoor recreational facility after 11:00 p.m. is prohibited, except in order to conclude
a specific activity, previously scheduled, which is in progress under such illumination
prior to 11:00 p.m.
9.Exemptions. This section does not apply to the following exterior lighting
sources:
A.Airport lighting required by law.
B.Temporary emergency lighting.
C.Temporary lighting, other than security lighting, at construction
projects.
D.Governmental facilities where a compelling need for safety and
security has been demonstrated.
E.Lighting for flag poles, church steeples or other similar non-
commercial items provided they do not cause distraction within public rights-
of-way.
160.07 SITE AND BUILDING DESIGN STANDARDS. The following are applicable
for all structures and sites proposed in all zoning districts other than individual single-family
or two-family dwellings, which do not require approval of a site plan.
1.Review Process.
A.As part of the site plan review process, an applicant shall provide
colored architectural elevation drawings for each elevation of the building or
buildings proposed for new construction, addition, alteration, or the like.
B.The elevation drawings should be provided in 11 by 17-inch format
and digital format unless otherwise approved by the administrative official.
C.Each elevation drawing should include massing dimensions and
callouts of the proposed materials indicated on the elevation. A percentage
breakdown of proposed materials shall be provided.
D.In the event that accessory structures are proposed as a part of the site
plan review process, the administrative official shall have the ability to
request elevation drawings or colored details of said accessory structures to
ensure compliance with the provisions of this chapter.
E.At the time of site plan and elevation drawing presentation to the
Planning and Zoning Commission, and/or City Council, the applicant may be
required to provide material and color samples of all proposed exterior
finishes.
2.Architectural and Site Design Characteristics – General Provisions for All
Districts.
A.Connection and Circulation. Sites shall be designed with integrated
sidewalks, walkways, and paths to provide continuous circulation throughout
the site connecting principal structures, dwelling units, parking areas, parking
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garages, and other prominent features. Pedestrian connections shall be made
between the internal circulation system and the adjacent public sidewalk or
trail systems.
B.Screening. Ground mounted utility and mechanical units
(condensers, cooling equipment, generators, meter clusters, transformers,
ventilation units, etc.) shall be adequately screened from public view through
the use of walls, hedges, or other landscape treatment that provide year-round
screening. Walls shall be consistent in architectural style and material to the
principal building. Roof mounted utility and mechanical units (condensers,
cooling equipment, generators, ventilation units, antennas, satellite dishes,
etc.) shall be screened from public view by the use of an opaque screening
material compatible with and integrated into the overall design of the
building. Architectural metal paneling, roof parapet or a combination of the
two shall be considered. Garbage dumpsters and trash receptacles shall be
screened through the use of an enclosure comprised of materials consistent
with the principal building. Where possible an enclosure shall be integral
with a building. An enclosure shall be placed outside of a front yard.
C.Outdoor Storage and Display.
(1) Outdoor storage and display areas shall be approved as a part
of the site plan review process. In the event that a new or additional
storage or display area is deemed necessary by a property owner for
an existing site where a site plan has already been approved, a site
plan meeting the criteria of this section shall be provided for review
and approval by the administrative official.
(2) All outdoor storage and display areas shall be designed and
placed so as not to impede or pose a threat to existing or planned
pedestrian, automobile, and emergency access routes through a site.
(3) Outdoor storage and display areas shall not occupy any
portion of required open space, buffers, off-street parking areas, or
other such required site conditions.
(4) Outdoor storage areas shall be provided on a paved surface
with perimeter fencing, landscaping, or related treatment necessary to
secure and integrate the storage area with the remainder of the site.
An opaque screen shall be provided to adequately screen the storage
area from a public street right-of-way or an adjacent zoning district
different from the site. Wood privacy fence or chain link fencing
shall not be allowed for screening outdoor storage areas.
D.Exterior Color. The use of bright, bold, or vibrant colors shall be
consistent with the City’s vision for the surrounding area and used primarily
in accent materials or similar applications that are not determined to conflict
with neighboring properties or circumvent the Sign Ordinance. This shall not
restrict the use of such colors on multiple material applications if deemed to
align with the City’s vision or plan for an area.
E.Conformance with City’s Intent for Design. All buildings, structures,
and sites shall be designed in conformance with the City’s intent for the level
of character and design desired for certain projects as illustrated in the
adopted Architectural Design Example Book or Downtown Design
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Guidelines as applicable to the zoning district. It is not expected that all
projects will be identical to the examples provided in the book, but shall
provide for the same level of detail, interest, durability in materials, and
scaling methods identified in the book. Where a question of interpretation
arises between a proposed project in relation to the examples provided in the
book, the administrative official shall provide for the determined
interpretation.
F.360 Architecture. All buildings shall be designed with a consistent
level of detail and interest on all sides.
3.Architectural and Site Design Characteristics – Arterial Overlay District. The
regulations specified under this district shall apply to all properties adjoining or
integrated with a property adjoining a street classified by the adopted Major Streets
Plan as an interstate, primary highway, major arterial, or minor arterial.
A.Used car facilities shall be permitted only in conjunction with a new
car facility.
B.Drive-thru windows, menu boards, and related items shall be
positioned or screened so as not to be visible from the corridor.
C.Overhead doors shall be designed with full glass giving the general
appearance of a storefront window when closed.
December 2, 2019 – Ordinance 2944
D.Interior self storage buildings shall be required to be placed a
minimum of 400 feet from an interstate, primary highway, major arterial or
minor arterial.
March 15, 2021 – Ordinance 2987
4.Architectural and Site Design Characteristics – Neighborhood Residential
Districts. The regulations specified under this district shall apply to townhome, row
dwelling, and multi-family dwellings within an R-3or R-4 District.
A.All townhome, row, and multi-family dwellings proposed within the
same development shall have a unified architectural theme. Sites where four
or more buildings are proposed shall provide slight differentiation in design
amongst buildings of the same size or number of units to provide for a higher
level of architectural design for the site as a whole.
B.Each townhome or row dwelling façade shall be divided into a
maximum of 20-foot linear sections. Multi-family façades shall be divided
into a maximum of 40-foot linear sections. This requirement may be
accomplished by the use of:
(1) Window bays.
(2) Articulation in roof lines through the use of dormers or
gables.
(3) Variation in building offsets.
(4) The division of continuous materials.
(5) The use of architectural accents such as chimneys, balconies,
pediments, columns, cornice lines, or moldings.
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C.Each building shall be designed with same level of architectural style
on all sides. For townhomes and row dwellings, a minimum of 20% of the
front façade shall be comprised of brick and/or stone. For multi-family
developments, a minimum of 35% of the total area of building elevations shall
be comprised of brick and/or stone. In calculating wall surfaces, windows
and doors shall not be considered within the calculation.
D.Exterior building materials along elevations which adjoin a public or
private street shall employ a variety of textures and colors as well as window
and door details.
E.Variation in building materials used shall take place with the change
in building plane. However, the change in materials shall keep with the
chosen architectural theme.
F.Any garage door proposed within a townhome, row dwelling, or
multi-family structure shall be integrated into the façade so as not to become a
prominent element of the dwelling. Garages proposed within a townhome,
row dwelling or multi-family development shall be integrated into the design
of the overall building and shall incorporate architectural details. This shall
be accomplished with the use of windows, decorative hardware, recessed
garage doors, roof canopies, trellises, columns, trim details, offsets between
garages of adjacent units and paired, single-car garage doors.
G.Detached garages shall be designed with materials consistent with
those used on the principal buildings within the development. Detached
garages shall not be located along a public street frontage. Detached garaged
shall be discouraged within townhome developments.
5.Architectural and Site Design Characteristics – Neighborhood Commercial
Districts. The regulations specified under this district shall apply to commercial
property zoned C-1A and nonresidential uses as principally permitted within a
residential district or agricultural district.
A.The architectural design of all buildings shall be similar in style and
sense of scale to the residential neighborhood it serves or is in proximity to.
B.Buildings shall be predominately brick, stone, or similar material that
provides for the appearance of permanency. The use of residential siding or
similar materials consistent with the surrounding neighborhood may be used
as a secondary material. Vinyl siding is prohibited.
C.The use of building materials shall follow principles of tripartite
architecture where a defined base, middle, and top (roofline) are established.
6.Architectural and Site Design Characteristics – Community Commercial and
Office Districts. The regulations specified under this district will apply specifically to
the C-1, C-1B, and C-4 Districts.
A.Buildings constructed in a Community Commercial or Office District
shall be designed to sustain interest throughout the entirety of the building’s
exterior and reduce the appearance of a box or cube.
B.Individual buildings within a planned retail center, office park, or
similar environment shall be designed with a compatible architectural style or
theme.
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C.In order to ensure the longevity and future usability of retail buildings
in excess of 50,000 square feet (e.g., big box retailer, anchor of a strip mall,
etc.) additional articulation and structural offsets shall be provided to ensure
future reuse of the structure by smaller user groups. This shall be
accomplished by visually separating the building into masses conducive to
such reuse.
D.Buildings within the Community Commercial or Office District shall
incorporate a blend of various Primary Materials including: (i) aluminum
composite materials; (ii) brick; (iii) cast stone; (iv) cultured stone; (v) glass;
(vi) plate cladding system; and (vii) precast concrete panels. The primary
material shall be the dominant material of façades facing a public street right-
of-way. Secondary materials shall include but not be limited to: (i)
architectural metals (insulated metal panels, corrugated metal panels or other
similar materials); (ii) copper flashing; (iii) EIFS; (iv) fiber cement siding; (v)
glass block; (vi) structural composite sandwich paneling; (vii) tile; and (viii)
those materials listed as primary materials. Secondary materials shall be used
to further define and accent the architectural characteristics of a proposed
structure and shall not comprise of more than 25% of the proposed structure.
The City Council, after receiving a favorable recommendation from the
Planning and Zoning Commission, may consider an alternative material not
specifically listed above if the overall design is determined to provide a
unique use of the material and meets the intent of this section in creating an
appearance of permanency and sustained interest throughout the entirety of
the building.
E.Common ribbed metal panels shall not be permitted as an allowed
principle or secondary material within the Community Commercial and
Office Districts.
F.Principal buildings shall be oriented and located in a manner which
allows for shared access drives and/or parking with adjacent principal
buildings.
G.Automobile and pedestrian corridors should be clearly defined
throughout the proposed site. This should be accomplished through the use
of:
(1) Landscaped medians and islands within proposed parking
areas.
(2) Defined pedestrian corridors provided through or around
parking areas between principal buildings.
(3) Brick, stone, or similar pavement accents at critical
pedestrian and automobile crossings.
(4) Automobile and pedestrian lighting located along primary
corridors within the site.
H. Interior Self Storage Buildings shall be designed and constructed so
that they are compatible with adjoining commercial buildings. In addition,
the following performance standards shall also apply to the design and
development of interior self-storage units:
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(1) All storage units shall gain access from the interior of the
building, no individual unit doors may face the street or be visible
from an adjoining property.
(2) One entrance and one exit overhead door shall be allowed.
Whenever possible, these features shall be located on facades, which
face non-residentially zoned or developed property or the public
street. In no case will these features appear on the front façade or
public façade where other commercial business takes place.
(3) Commercial tenant space(s) shall be included in the first floor
design, which may include a retail space for the self-storage office.
Tenant spaces shall extend at least 50% of the length of the façade
which faces a main parking field or the public street where parking is
available between the building and the public street. The intent is to
emulate tenant and multi-tenant retail storefronts commonly
associated with building within commercial zoning districts.
(4) Ground floor and upper floor facades shall be designed to be
compatible with expected four-sided commercial design in the city’s
commercial districts. Examples of such architectural and design
features include varied massing, proportion, façade modulation,
exterior building materials and detailing, varied roof line, pedestrian
scale, windows, repetition, etc. Views of storage units through
windows shall be mitigated. The building shall look like a retail or
multi-tenant commercial space.
March 15, 2021 – Ordinance 2987
7.Architectural and Site Design Characteristics – Downtown Village District.
The regulations specified under this district will apply specifically to the C-2 District
and take precedence over any conflicting provisions of this chapter. All buildings and
structures within the Downtown Village District shall be designed, oriented, and
planned consistent with the adopted Downtown Design Guidelines.
8.Architectural and Site Design Characteristics – Industrial District. The
regulations specified under this district will apply specifically to the M-1, M-1A, and
M-2 districts.
A.Buildings shall be compatible in architectural style or theme with
surrounding buildings.
B.Buildings shall be designed with emphasis placed upon promoting
interest on those facades facing a public street right-of-way and breaking up
long expanses of continuous walls with specific consideration given to the
treatment of entrances, doors, and window areas.
C.Buildings within the Industrial District shall be designed utilizing
primary materials on those elevations facing a public street right-of-way
including: (i) aluminum composite materials; (ii) brick; (iii) cast stone; (iv)
cultured stone; (v) glass; (vi) plate cladding system; (vii) precast concrete
panels; and (viii) fiber cement siding. Secondary materials used on the
remainder of the building and comprising not more than 40% of all elevations
shall include but not be limited to: (i) architectural metals (insulated metal
panels, corrugated metal panels or other similar materials); (ii) EIFS; (iii) split
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faced block; (iv) structural composite sandwich paneling; (v) tile; and (vi)
those materials listed as primary materials. Other materials proposed as
secondary materials not specifically described shall meet the intent of this
section in promoting an appearance of permanency.
D.Mini-warehouse/self-storage developments shall comply with the
following requirements:
(1)Facades fronting the public right of way and adjoining
residential districts shall be enhanced to add visual character and
distinction different from the interior of the development. Materials
on these facades shall consist entirely of those materials listed as
primary materials in this section.
(2)Views of exterior access doors shall be screened from the
public right of way, adjacent residential development and adjacent
non-industrial or non-warehouse retail development.
(repeal Chapter 304, replace in entirety) July 15, 2019 – Ordinance 2932