[Amended 5-3-2016 by Ord.
No. 1732]
The purpose of industrial design guidelines
for the City of Papillion is to:
A.Â
Encourage quality industrial development that produces economic development
benefits to the City while minimizing negative visual effects associated
with industrial uses.
B.Â
Develop commercial projects that become valued places within the
fabric of the City.
C.Â
Set minimum requirements for site design and development, building
design, accessory structure design, landscaping, and signage without
discouraging creativity and flexibility in design.
D.Â
Permit safe and convenient transportation access and circulation
for motorized and nonmotorized vehicles and for pedestrians.
E.Â
Respect the relationship of industrial development to surrounding
neighborhoods.
[Amended 5-3-2016 by Ord.
No. 1717]
The industrial design guidelines apply to all
industrial development constructed after the effective date of this
chapter within the following areas:
A.Â
One-fourth mile from the edge of the right-of-way of 72nd Street,
Washington Street (84th Street), 96th Street, 108th Street, 114th
Street, 120th Street, 132nd Street, 144th Street (Highway 50), Giles
Road, Cornhusker Road/6th Street, Portal Road, Highway 370, Schram
Road, Capehart Road, Fairview Road, and I-80.
B.Â
Industrial development within the MU Mixed-Use District or a PUD
planned unit development, unless specific exceptions are agreed upon
in a City-approved agreement, such as a mixed-use development agreement.
A.Â
Relationship to landforms.
(1)Â
Buildings shall maintain a minimum buffer of
30 feet from the edge of any floodway or from the edge of any wetlands
identified by the National Wetlands Inventory or a site-specific inventory
of wetlands.
(2)Â
Site design shall minimize cut-and-fill and
generally follow the natural topography of the site.
(3)Â
Developments shall preserve natural and scenic areas, streams and natural drainageways, floodplains, prairies, and wetlands. Developments shall, to the degree possible, preserve individual trees or stands of trees specified by the City of Papillion's list of recommended tree species. Developments that remove specified trees shall replace such trees according to the Tree Replacement Schedule under § 205-235. All replacement trees must also be listed on the list of recommended species and shall have a caliper of at least three inches.
B.Â
Building location and orientation.
[Amended 5-3-2016 by Ord.
No. 1732]
(1)Â
The arrangement of buildings on a site should screen operational
and loading areas from view from surrounding public streets.
(2)Â
Buildings should be clustered within a site.
(3)Â
Buildings with customer entrances shall orient such entrances
toward the primary access street. Buildings that do not invite public
patronage shall maximize landscaped setbacks and buffers from the
primary access street. However, service functions, including but not
limited to loading docks, truck parking, outdoor storage, utility
meters, HVAC equipment, trash collection and processing, and other
service functions, shall be oriented away from primary access streets.
(4)Â
In general, accessory structures shall not front a primary access
street and shall be oriented away from public streets, open space,
or residential areas. The Planning Director may waive this requirement,
however, if the Planning Director determines that the applicant has
sufficiently demonstrated that an alternative location and orientation
design would:
(5)Â
Buildings shall be arranged and oriented so that loading docks,
outdoor storage, and truck parking and servicing areas are not visible
from any of the principal arterials identified in this section. Site
designs shall maximize the amount of landscaping in street yards along
these arterials. Customer and employee parking areas are permitted
in these street yards, subject to other provisions of this chapter.
C.Â
Pedestrian access.
(1)Â
Developments shall provide a continuous walkway
connection at least five feet in width from the public sidewalk or
right-of-way to the customer and/or office entrance of the development.
(2)Â
Where the walkways required by this section
cross driveways, parking aisles, or other vehicular ways, the crosswalks
shall be distinguished from driving surfaces by the use of crosswalk
striping, change in paving material, or other durable, low-maintenance
surface techniques.
D.Â
Vehicular access.
(1)Â
Development plans shall minimize the number
of access points to adjacent arterial streets. Access from arterial
streets shall be controlled and will typically be limited to one point
of access per 600 linear feet, or as otherwise determined by the City
of Papillion. Developments shall make maximum use of internal cross-easements
and shared access points when possible.
(2)Â
To the degree possible, access routes for automobiles
and trucks shall be distinguished from one another.
(3)Â
Drives and access points shall be directed away
from residential areas.
E.Â
Parking.
(1)Â
Signage and site design shall distinguish employee
and visitor parking areas from truck loading and servicing areas when
the project is sufficiently large to make such separation functionally
necessary.
(2)Â
Landscaping shall be used to direct vehicles
through the site, distinguish between automobile and truck service
areas, manage stormwater, and break up the size of large impervious
parking and loading areas.
F.Â
Signs.
(1)Â
Attached signs shall be integrated into the
design of the building elevation.
(2)Â
All new industrial development shall only use monument signs or ground signs, unless an I-80 Corridor pole sign is permitted pursuant to § 205-264. For monument and ground signs, the width of any vertical element over 15 feet in height shall not exceed 10 feet.
[Amended 7-3-2018 by Ord.
No. 1804]
G.Â
Screening.
[Amended 5-3-2016 by Ord.
No. 1717]
(1)Â
Developments shall provide year-round screening of loading docks,
truck parking, outdoor storage, utility meters, HVAC equipment, trash
collection and processing, and other service functions if these features
are visible from adjacent public streets or neighboring residential
properties. The screen shall be of sufficient height to hide the equipment,
vehicles, materials or trash being screened from public view, but
in no case shall the screen be required to exceed 10 feet in height.
Trash enclosure gates shall furnish a steel frame with decorative
steel or wood covering, or another design acceptable to the Planning
Director. Chain-link fencing with inlaid wood or metal slats shall
not be considered acceptable. Screening shall be integrated into the
overall design of buildings and landscaping and shall fully contain
the visual impact of these service functions from adjacent public
streets and neighboring properties.
(2)Â
Architectural elements, materials, colors, and design of screening
walls, coverings, and fences shall be consistent with the predominant
materials, colors, and elements of the principal building.
(3)Â
All rooftop mechanical equipment shall be screened. Acceptable
methods of screening include parapet walls or a freestanding screen
of a material and color consistent with the building. Screens shall
be at least the same height as the equipment they conceal.
H.Â
Lighting.
(1)Â
All lighting used to illuminate off-street parking
areas, signs or other structures shall be arranged so as to deflect
light away from any adjoining property and from public streets through
fixture type and location.
(2)Â
The maximum height of lighting standards shall
be 35 feet, unless the City grants a specific exception as part of
the application approval process.
(3)Â
Exterior lighting of buildings shall be limited
to low-level incandescent spotlights, floodlights, and similar illuminating
devices hooded in such a manner that the direct beam of any light
sources will not glare upon adjacent property or public streets. The
City may approve exceptions to these requirements for sports and athletic
field lighting, flagpole lighting, public streetlighting, temporary
lighting for seasonal/holiday or special events, and lighting used
for public safety.
A.Â
Mass and scale.
(1)Â
For buildings with office areas that exceed 3,000 square feet,
the mass of the office portion of a building shall be distinguished
from the mass of the industrial operations portion of the building.
Office and/or public entrances shall be distinguished by elements
that provide both identification and scale to the development. Techniques
include but are not limited to the use of canopies or porticos, overhangs,
changes in horizontal or vertical plane, variations in facade height
and design, arches, peaked or special roof forms, and changes in materials.
[Amended 5-3-2016 by Ord.
No. 1717]
(2)Â
At least 30% of the surface area of the office
and customer-oriented portion of a building shall be of transparent
materials.
B.Â
Building materials.
(1)Â
Permitted exterior building materials on primary exposure facades
shall be high-quality, durable materials that include, but are not
limited to, brick; native or manufactured stone (Renaissance stone
or similar masonry materials); integrally colored, burnished textured,
or glazed concrete masonry units; prefinished metal panel systems;
quality metals such as copper; high-quality prestressed concrete systems;
architecturally treated tilt-up concrete panels; and drainable (water
managed) EIFS. The Planning Director may approve the use of tilt-up
concrete as a permitted primary exposure facade if the applicant demonstrates
that the use of such material is consistent with the quality of the
other permitted exterior building materials. Primary exposure facades
shall include any facade that is oriented to a principal street identified
in this section; all building facades that intersect the arterial
facade for a distance of 200 feet back from such intersection; and
any facade oriented to any other public street, open space, or residential
area.
[Amended 5-3-2016 by Ord.
No. 1717]
(2)Â
The following materials are prohibited on any
development affected by these guidelines: split shakes, rough-sawn
wood, field-painted standard corrugated metal siding, or barrier-type
EIFS.
(3)Â
Smooth-faced concrete block, tilt-up concrete,
pre-engineered metal buildings, and standard single- and double-tee
concrete systems shall be permitted only on facades that are not primary
exposure facades.
(4)Â
These guidelines are not intended to inhibit
creativity and innovation in building design. The Planning Director
may permit the use of other materials if the applicant demonstrates
that the use of such materials will result in a building that gives
a sense of quality and permanence.
C.Â
Roof forms.
(1)Â
Visible roof materials shall include clay or
concrete tile, prefinished metal, architectural-grade asphalt shingles,
architectural metals, copper, natural or synthetic slate, or similar
durable materials. Membrane roof systems are prohibited on any routinely
visible portion of the roof.
(2)Â
Mansard or false roofs shall not be used.
[Added 5-3-2016 by Ord.
No. 1732]
A.Â
Freestanding canopy structures.
(1)Â
Design.
(a)Â
Freestanding canopy structures that are incidental to and customarily
associated with a specific principal building on the same site must
be designed to be in harmony with said principal building in form,
use of materials, and coloring.
(b)Â
Freestanding canopy structure coloring shall also be neutral
in appearance. Bright, highly saturated, attention-grabbing colors
are not permitted.
(2)Â
Roof.
(a)Â
The roof of the freestanding canopy structure may be pitched,
flat, or be a combination of pitched and flat depending on the architectural
elements of the principal building.
(b)Â
Pitched roofs shall be between 4:12 and 8:12, with roofing materials
that match the principal building's sloped roofing materials.
(c)Â
An architectural detail shall be applied to the edge of flat-roofed
freestanding canopy structures.
(d)Â
Freestanding canopy structure coloring shall be neutral in appearance
and consistent with the principal building. Bright, highly saturated,
attention-grabbing colors are not permitted.
(3)Â
Columns.
(a)Â
Masonry consistent with the principal building shall be utilized,
at minimum, on the bottom eight feet of freestanding canopy structure
columns.
(4)Â
Lighting.
(a)Â
All lighting used to illuminate freestanding canopy structures
shall be arranged so as to deflect light away from any adjoining property
and away from public streets through light fixture type and location.
All under-canopy lighting shall be recessed to the extent necessary
to ensure that any visible light source, including the light fixture
and lens, shall not extend lower than the plane of the underside of
the canopy.