HomeMy WebLinkAbout2019-07-14-304_121720121
SITE PLAN REQUIREMENTS
CITY OF WAUKEE, IOWA
§304.1 Site and Building Development Standards Ordinance. This section provides for
the administration and enforcement of site plans by establishing minimum standards for site and
building design and shall be known, referred to, and cited as the “Site and Building Development
Standards Ordinance” of the City of Waukee, Iowa and shall be referred to herein as “This
Ordinance.”
§304.2 Purpose and Scope. The purpose of this Ordinance 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 principle structures other than
individual single family and two family residential dwellings in any zoning district.
§304.3 Jurisdiction. No permit shall be issued for any lot or development requiring the
approval of a site plan after the effective date of and in conformity with the provisions of the
regulations herein. No development, except where specified herein, may be created, substantially
improved, converted, enlarged or otherwise altered without conforming to the provisions of this
section, all applicable provisions of the Code of Iowa, as amended, and all applicable provisions of
the Waukee Municipal Code, as amended.
§304.4 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 section in accordance with all other applicable sections of the City
Code.
A.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.
B.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,
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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
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. Resubmittal 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.
C.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 article shall remain valid for one (1) year allowing one (1) 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 article “actual construction” shall mean 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 shall 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.
D.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: Moving building
walls within the confines of the smallest rectangle that would have enclosed each
original approved building(s). Relocation of building entrances or exits, shortening
of building canopies. 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. Changing angle
of parking or aisle provided there is no reduction in the amount of off-street parking
as originally approved. Substituting plant species provided a landscape architect,
engineer or architect certifies the substituted species is similar in nature and
screening effect.
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E.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 Ordinance. 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 Ordinance than was 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(s) modify the size of a building or lot by less than 25%, 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 Commission and City Council if they feel
such review is warranted. If the proposed change is in excess of 25%, it shall be
submitted for full review and approval or disapproval by the Planning and Zoning
Commission and City Council.
F.Non-Conforming Uses. Any site or building use permitted under a previous zoning
district’s regulation shall conform to the regulations of this ordinance under the
current site and building design provisions determined to be most applicable to the
non-conforming use by the Administrative Official.
G.Violation and Penalty. Any person, firm, partnership, association or corporation
violating any of the provisions of this ordinance shall be guilty of a misdemeanor
and shall be punished by a fine of not more than One Hundred Dollars ($100) or by
imprisonment for not more than thirty (30) days, or by both such fine and
imprisonment. 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 thirty (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.
H.Severability. If any section, provision or part of this ordinance shall be adjudged
invalid or unconstitutional, such adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision or part thereof not adjudged invalid
or unconstitutional.
§304.5 Site Plans. The following information shall be clearly provided on the site plan.
Site Plans shall be submitted in a 24” by 36” format unless otherwise approved by the
Administrative Official.
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A.Narrative Information to be Provided:
1. Name and address of Property Owner. Including telephone and fax number.
2. Name and Address of Applicant. Provide if different than property owner.
3. Name and Address of Plan Preparer. Including telephone and fax number.
4. Certification of Architect and Civil Engineer licensed in the State of Iowa.
Include 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.
Include Seal, Date, and Signature on applicable drawings prior to City
Council Approval.
6. Current Zoning of Property. List the property’s existing zoning consistent
with the City of Waukee’s Official Zoning Map. Also include 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. Include 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 Site. The total area of the site should be indicated in acres and
square feet.
9. Open Space.
a. Indicate 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.
b. 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.
10. Pervious and Impervious Surface. Indicate 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. Proposed Use of Site. Indicate all proposed uses for the site and building(s)
as known at the time of application.
12. Parking Stalls. The total amount of parking stalls required based upon the
proposed building use(s) of the site should be indicated. If more than one
building use is proposed for the site, each individual parking stall
requirement should be indicated separate of the total.
13. Loading Areas. If applicable to the proposed building uses of the site, the
number of required and provided loading stalls should be indicated.
14. Setback Requirements. All setback requirements of the applicable zoning
district within which the proposed site is located should be provided.
15. 100-year Flood Elevation. The 100-year flood elevation should be indicated
based upon the most recent FEMA Flood Insurance Study.
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B.Plan Information.
1. General and Survey Information.
a. North Arrow. Include on Site Plan and all other applicable
sketches, drawings, and details.
b. Scale of Drawing. A minimum scale of 1”= 80’ shall be
required.
c. Vicinity Sketch. A minimum scale of 1”= 800’ 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.
i. Topography. The existing and proposed topography should be
indicated with a maximum of two (2) 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.
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2. Building Footprint.
a. Footprint. An accurate representation of the proposed
building(s) footprint including exterior structures incorporated
into the building mass and proposed internal demising walls
known at the time of application.
b. Size. Include 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.
c. Entryways. The location of all proposed entries, service doors and
overhead doors.
d. Mechanical Units. Indicate the proposed location and type of all
proposed ground mechanical units including air conditioning
units, telephone pedestals, transformers, coolers, or other similar
units.
e. Trash Enclosures. Indicate the proposed location of all trash
enclosures for the site and provide a detail of the structure for
review.
3. Pedestrian Circulation.
a. Paths. All proposed sidewalks, trails, and pathways should be
indicated as appropriate on the site plan 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.
b. Connectivity. Pedestrian corridors should be indicated from any
public street to all proposed principle buildings.
c. Stoops. 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.
4. Streets and Access.
a. Access. All existing and proposed access drives to the site from
a public street shall be indicated on the site plan and shall include
appropriate spacing as determined by the Waukee Major Streets
Plan.
b. Public Improvements. All public improvements required of the
developer shall be indicated on the site plan. 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
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accommodate increased activity to the site or to facilitate future
development as it relates to the development of said site.
c. Private Streets. The use of private streets shall be allowed if the
proposed private streets meet the following criteria:
i. Proposed private streets are built to Waukee Standard
Specifications for public streets.
ii. They are maintained by the property owners requiring the
private street(s) through a Homeowners Association or
through an approved development agreement between the
developer(s) and the City.
iii. The width and thickness of the private street(s) is appropriate
determined by the City Engineer or a traffic impact study in
accordance with the city specifications.
iv. Sidewalks should be installed on both sides of the private
street(s) 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.
v. A public ingress/egress easement is provided over the private
street(s) location.
d. Shared Access.
i. 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.
ii. Any development of commercial property where shared
access is anticipated shall provide an easement and
conceptual building footprint(s) for all proposed lots which
are proposed to share the access drive(s).
5. Parking and Loading Areas.
a. All proposed parking and loading areas incorporated in the site
plan shall meet the requirements of Section 301.27 of this Code
in accordance with the requirements of the city specifications and
all other applicable State and Federal regulations.
b. 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.
c. Individual parking stalls should be indicated as appropriate and
differentiated from parking aisles. Stalls intended to accommodate
handicapped accessibility should be indicated appropriately.
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d. Proposed loading areas should indicate traffic movements where
applicable to determine maneuverability within the site.
e. Individual loading docks should be indicated on the site plan.
6. Lighting.
a. A lighting plan should be provided with all site plans indicating
the location, type, height, power rating, and any shielding
methods required of all existing and/or proposed lighting
fixtures.
b. A manufacturer’s cut-sheet shall be provided for each type of
lighting fixture incorporated into the site layout including its
material(s) 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. The site
plan shall indicate all proposed lighting as depicted by the
manufacturer.
c. 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
a 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. The vertical photometric plan shall only
be required along the property line with a maximum spacing of
10 feet.
7. Lighting Standards.
a. Definitions. Unless the context clearly indicates otherwise, the
words and phrases used in this Ordinance shall have the
following meaning:
i. Exterior lighting. Temporary or permanent lighting that is
installed, located or used in such a manner to cause light rays
to shine outdoors.
ii. Exterior lighting fixture. 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.
iii. Floodlight. A lamp that incorporates a reflector or a refractor
to concentrate the light output into a directed beam in a
particular direction.
iv. Foot-candle. The illuminance measured one (1) foot from a
one (1) candle source.
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v. Full cut-off. A shielded light fixture that emits no light
above a horizontal plane touching the lowest point of the
fixture.
vi. Glare. The light in a direction near one’s line of sight that
either causes discomfort to the eye or impairs visibility.
vii. Horizontal and vertical foot-candles. The illuminance,
measured by a light meter, striking a vertical or horizontal
plane.
viii.Illuminance. The intensity of light in a specified direction
measured at a specified point.
ix. Light. A form of radiant energy acting on the retina of the
eye to make sight possible.
x. Light trespass. Unwanted light falling on public or private
property from an external location.
xi. Recreational Facility. Football fields, soccer fields, baseball
fields, tennis courts, swimming pools, or any other special
event or show area.
b. Design Guidelines.
i. Required Lamps - Generally. All lamps shall be halogen,
metal halide, LED, or others with similar qualities to reduce
glare and provide for improved color correct vision. Full cut-
off high pressure sodium lamps, not exceeding a maximum
lumen rating of 16,000 lumens, may be used in outdoor
storage areas where the need for good color rendering
capabilities for safety and security is not necessary. Such
areas must not be accessible to the general public or adjacent
to any ‘R’ zoned property.
ii. 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.
iii. Commercial and Industrial.
1. Architectural and Decorative Lighting
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
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landscape walls.
c. Building-mounted neon lighting may only be
used when the lighting is recessed, or
contained inside a cap or architectural reveal.
d. An exterior lighting fixture that emits less
than 1800 lumens shall not be required to be a
full cut-off fixture, provided that the lamp
itself creates no glare or has an opaque
covering.
2. Site and Parking Lot Lighting
a. The mounting height for lighting fixtures
shall not exceed thirty-three feet (33’) 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 (3) foot-candles. The maximum
lighting level for a parking lot lighting fixture
shall be ten (10) foot-candles.
c. The maximum horizontal foot-candle
measurement at any property line shall be two
(2) foot-candles. The maximum maintained
vertical foot-candle at an adjoining property
line shall be two (2) foot-candles, as
measured at five feet (5’) above grade.
3. Canopy Lighting
a. The average maintained foot-candles under a
canopy shall be thirty-five (35) foot-candles.
Areas outside the canopy shall be regulated
by the guidelines and standards outlined
above. Permissible fixtures for canopy
lighting include:
i. Recessed fixtures that incorporate a
lens cover that is either recessed or
flush with the bottom surface of the
canopy.
ii. 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.
iv. Street Lighting. All private street light fixtures shall
measure no more than thirty feet (30’) from grade to
the top of the lighting fixture, and shall be cobra-
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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.
v. Pedestrian Walkway Lighting. All pedestrian walkways shall
be lit by pedestrian-level, bollard-type lighting (4 ft. height
max.), ground mounted lighting, pole lighting (12 ft. height
max.), or other low, glare-controlled fixtures that are
mounted on building or landscape walls.
vi. 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.
vii. Exemptions. This Ordinance shall not apply to the following
exterior lighting sources:
1. Airport lighting required by law.
2. Temporary emergency lighting.
3. Temporary lighting, other than security lighting, at
construction projects.
4. Governmental facilities where a compelling need for
safety and security has been demonstrated.
5. Lighting for flag poles, church steeples or other
similar non-commercial items provided they do not
cause distraction within public rights-of-way.
8. Signage.
a. The location and type of all existing and proposed signage shall
be indicated on the site plan.
b. All signage shall meet the requirements identified within the
Section 305 of the Code.
9. Landscaping.
a. A landscaping plan shall be provided including the size and type
of all proposed trees and plantings and any existing trees larger
than six (6) inches in diameter proposed to be removed.
b. All landscaping necessary for fulfillment of all City Ordinances
shall be indicated on the site plan.
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§304.6 Site and Building Design Standards. The following shall be applicable for all
structures and sites proposed in all zoning districts other than individual single family or two family
dwellings that do not require approval of a site plan.
A. Review Process.
1. 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.
2. The elevation drawings should be provided in 11” by 17” inch format unless
otherwise approved by the Administrative Official.
3. Each elevation drawing should include massing dimensions and callouts of
the proposed materials indicated on the elevation.
4. 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 ordinance.
5. At the time of site plan and elevation drawing presentation to the Downtown
Design Committee, Planning and Zoning Commission, and/or City Council,
the applicant shall provide material and color samples identifying all
proposed exterior finishes illustrated by the elevation drawing(s).
B. Architectural and Site Design Characteristics.
1. 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 garages, and other
prominent features. Pedestrian connection(s) shall be made
between the internal circulation system and the adjacent public
sidewalk or trail systems.
b. Screening:
i. 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.
ii. 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.
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c. Garbage dumpsters and trash receptacles shall be screened
through the use of an enclosure comprised of materials consistent
with the principal building(s). Where possible an enclosure shall
be integral with a building. An enclosure shall be placed outside
of a front yard.
d. Outdoor Storage and Display:
i. 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.
ii. 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.
iii. 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.
iv. 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.
e. Exterior Color: The use of bright, bold, or vibrant color(s) 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.
f. 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 Guidelines as applicable to
the zoning district. It is not expected that all projects will be
identical to the examples provided in the book; however, 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.
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g. 360 Architecture: All buildings shall be designed with a
consistent level of detail and interest on all sides.
2. 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 a major 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. Loading areas, overhead doors, or service areas shall not face the
corridor.
3. Neighborhood Residential Districts. The regulations specified under this
district shall apply to townhome, row dwelling, and multi-family dwellings
within an R-3, R-3A, or 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 (4) 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 facades shall
be divided into a maximum of 40 foot linear sections. This
requirement may be accomplished by the use of:
i. Window bays
ii. Articulation in roof lines through the use of dormers or
gables
iii. Variation in building offsets
iv. The division of continuous material(s)
v. The use of architectural accents such as chimneys, balconies,
pediments, columns, cornice lines, or moldings.
c. Each building shall be designed with same level of architectural
style on all sides. The use of brick and/or stone shall be
incorporated into each façade of every structure within a
townhome, row dwelling, or multi-family development.
d. Variation in building materials used shall take place with the
change in building plane. However, the change in material(s)
shall keep with the chosen architectural theme.
e. 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.
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4. Neighborhood Commercial Districts. The regulations specified under this
district shall apply to commercial property zoned C-1A and non-residential
uses within a residential district or agricultural district.
a. Principle building(s) shall be located so that the main entrance of
the building is facing a public street right-of-way.
b. The architectural design of all buildings shall be similar in style
and sense of scale to the residential neighborhood(s) it serves or
is in proximity to.
c. Buildings shall be predominately brick, stone, or similar material
that provides for the appearance of permanency. The use of
residential siding or similar material(s) consistent with the
surrounding neighborhood may be used as a secondary material.
d. The use of building materials shall follow principles of tripartite
architecture where a defined base, middle, and top (roofline) are
established.
e. A residential style roof (e.g., mansard, pitched, gabled, etc.) shall
be required of all structures proposed within the Neighborhood
Commercial Districts unless otherwise specified or permitted
herein.
f. The residential style roof requirement for principle structures
may be substituted by the use of two or more of the following
alternatives:
i. The use of awnings on all window areas.
ii. The use of large display windows on facades facing a public
street.
iii. The articulation of facades into segments of 20 feet or less in
a manner as specified in this section.
iv. The inclusion of an ornamental structure on the building such
as a clock, chimney, fountain, etc.
v. Additional streetscape or landscaping including unique
hardscapes, plazas or other outdoor amenities provided
internal to the site beyond the minimum requirements in an
amount approved by the Administrative Official.
5. Community Commercial 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 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.
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
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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. Preferred Exterior Materials: Buildings within the Community
Commercial 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
vii. Precast Concrete Pannels
e. The Primary Materials shall be the dominant material(s) of
facades facing a public street right-of-way.
f. Secondary Materials shall include but not be limited to:
i. Architectural Metals
ii. Copper Flashing
iii. EIFS
iv. Fiber Cement Siding
v. Glass Block
vi. Structural Composite Sandwich Paneling
vii. Tile
viii.Those materials listed as Primary Materials
g. Secondary Materials shall be used to further define and accent
the architectural characteristics of a proposed structure.
h. The City Council, after receiving a favorable recommendation
from the Planning and Zoning Commission, may consider an
alternative material(s) not specifically listed above if the overall
design is determined to provide a unique use of the material(s)
which meets the intent of this section in creating an appearance
of permanency and sustained interest throughout the entirety of
the building.
i. Principle buildings shall be oriented and located in a manner
which allows for shared access drives and/or parking with
adjacent principle buildings.
j. Automobile and pedestrian corridors should be clearly defined
throughout the proposed site. This should be accomplished
through the use of:
i. Landscaped medians and islands within proposed parking
areas.
ii. Defined pedestrian corridors provided through or around
parking areas between principle buildings.
iii. Brick, stone, or similar pavement accents at critical
pedestrian and automobile crossings.
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iv. Automobile and pedestrian lighting located along primary
corridors within the site.
6. 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 ordinance.
a. All buildings and structures within the Downtown Village
District shall be design, oriented, and planned consistent with the
adopted Downtown Design Guidelines.
7. 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. Preferred Exterior Materials. 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 Pannels
d. Secondary Materials used on the remainder of the building shall
include but not be limited to:
i. Architectural Metals
ii. EIFS
iii. Split Faced Block
iv. Structural Composite Sandwich Paneling
v. Tile
vi. Those materials listed as Primary Materials
e. Other materials proposed as Secondary Materials not specifically
described shall meet the intent of this section in promoting an
appearance of permanency.
(adopted in entirety December 17, 2012 – Ordinance 2721)