The Highway Overlay District recognizes the
strategic importance of the Highway 370 corridor as an entrance to
Papillion from Interstate 80 and as a key development corridor. The
overlay district augments design guidelines for residential, commercial,
and industrial development with special criteria designed to create
a cohesive and attractive corridor. The requirements of the Highway
Overlay District promote the general health, safety and welfare of
the residents within the zoning jurisdiction of Papillion by providing
for quality design and construction and supporting the value of past
and future investment within the overlay district. The criteria contained
herein are intended to encourage creative solutions that will enhance
the City's visual appearance, preserve taxable values, and promote
the public health, safety, and welfare.
The Highway Overlay District applies to an area
within the City of Papillion's zoning jurisdiction described as:
A.
One-fourth mile on either side (generally north and
south) of the center line of Highway 370, measured perpendicular from
the center line of Highway 370; and
B.
One-fourth mile on either side (generally east and
west) of the center line of Highway 50, measured perpendicular from
the center line of Highway 50; and
C.
One-half mile on either side of the right-of-way of
Interstate 80, measured from the edge of the right-of-way and perpendicular
to the center line.
A.
The provisions of the overlay district shall apply
to all new development on each lot or site, including applications
for plats, zoning changes, site plan review, and building permits.
B.
Requests for preliminary plats, final plats, and/or
zoning changes shall meet the zoning requirements for a Planned Unit
Development (PUD) or Mixed Use District (MU). The PUD or MU process
and rezoning shall be in conjunction with preliminary and final plat
review and approval.
C.
The provisions of the overlay district shall apply
to additions or enlargements of existing uses or structures that increase
floor area or impervious coverage, but only to that portion where
the new development occurs.
A.
The following land uses are not permitted in the Highway
Overlay District:
[Amended 5-3-2016 by Ord.
No. 1717]
(1)
Adult entertainment business, establishment, service or use, except as in compliance with Chapter 126 of the Papillion Code, which is considered a part of this Zoning Ordinance.
(2)
Car wash operations that constitute the principal use.
(3)
Correctional institutions.
(4)
Hazardous waste storage, as a principal use.
(5)
Heavy industrial uses, such as, but not limited to, meatpacking,
oil refining, mining, electric and gas production, etc.
(6)
Mobile or modular home sales (not including recreational vehicles).
(7)
Mobile home parks.
(8)
Pawn shops.
(9)
Salvage services.
(10)
Telecommunications towers and equipment in residential areas
within the Highway Overlay District. In all other areas, except in
areas designated Mixed-Use 2 or Industrial by the City's Comprehensive
Development Plan, telecommunications towers and equipment should be
located on or within a structure or be an architectural component
of a building. Freestanding communications towers up to 200 feet in
height may be considered by special use permit in areas designated
for Mixed-Use 2 or Industrial uses.
(11)
Tow lots, as a principal use.
(12)
Storage (convenience), except by special use permit in areas
designated for MU2 or Industrial future land uses by the Comprehensive
Plan and not visible from Highway 370, Highway 50 or I-80.
[Amended 5-3-2016 by Ord.
No. 1731]
(13)
Truck, trailer, or equipment sales and/or rental, and repair,
except in areas designated for Industrial or MU2 future land uses
by the Comprehensive Plan.
(14)
Truck terminals, except in areas designated for Industrial or
MU2 future land uses by the Comprehensive Plan.
(15)
Residential development in any AG Agricultural District along
Interstate 80 is permitted only by approval of a special use permit.
A.
All new development within the Highway Overlay District
should utilize these guidelines to direct site design. All new development
must comply with at least one of these guidelines and demonstrate
compliance in its development application.
(1)
Natural physical features, including existing
vegetation and mature trees, should be incorporated into the site
design of new developments. These areas should be accessible for public
use from other parts of the development.
(2)
Office, business park, commercial and residential
uses should incorporate decorative site elements and streetscape elements,
such as pedestrian open spaces, public art, monuments, water features,
clock towers, landscape lighting, and special paving surfaces, into
the project design to provide visual continuity throughout the development
and to define special purpose areas.
(3)
Site design should include prominently located
building sites, including terminations of street views and high points.
Buildings on such sites should include distinctive architectural designs
and features that capitalize on strategic site locations.
(4)
Stormwater detention areas, if required, should
be incorporated into overall site design and should create high-quality
focal points or entrance features.
(5)
Decorative architectural accent lighting, landscape
lighting, and pedestrian light poles shall be located throughout business
park, mixed-use, commercial, and residential developments.
B.
Building facades or walls that face a public street
shall not have a blank, uninterrupted length exceeding 100 feet without
including at least two of the following design elements: a change
in plane, a change in texture or masonry pattern, or an equivalent
element, such as accent materials or windows that subdivide the wall
into human-scale proportions.
C.
Large buildings shall be articulated to provide scale
through the use of smaller-scale masses and forms and architectural
elements such as canopies or porticos, arcades, colonnades, street-level
window displays, raised landscape planters, pedestrian-level lighting,
and special building material treatments at the base of the building.
D.
Roof design shall provide variations in rooflines
to add interest to and reduce the scale of buildings. Parapet walls
shall be used to conceal flat roofs. The City may approve exceptions
to this standard in areas designated industrial or Mixed Use-2 in
the Comprehensive Development Plan. Such an exception shall include
a clear written finding by the approving agencies stating the functional
considerations that required the exception.
E.
Intense, bright, or fluorescent colors shall not be used as the predominant
color on any wall or roof of any principal or accessory structure.
These colors may be used as the building accent colors but shall not
constitute more than 10% of the area of each building facade. Permitted
signs shall be exempt from this calculation.
[Added 5-3-2016 by Ord.
No. 1717]
F.
Highly reflective or glare-producing glass with a reflectance factor
of 0.25 or higher is prohibited on all facades. Such prohibition shall
apply whether the glass is used in windows or spandrel areas.
[Added 5-3-2016 by Ord.
No. 1717]
A.
All new development within the Highway Overlay District
should utilize these guidelines to direct site design. All new development
must comply with at least one of these guidelines and demonstrate
compliance in its development application.
(1)
Window canopies and awnings, where used, shall
be constructed of materials consistent with the overall building design.
Materials should not have a synthetic or plastic appearance. Windows
and canopies should be indirectly illuminated and should not be backlit.
(2)
Within each planned development, consistent
architectural design, including building materials and colors, should
be incorporated into all buildings. Designs should provide visual
interest and variety within the unity of an overall theme or architectural
vocabulary.
The following special landscaping requirements
apply within the Highway Overlay District. These criteria are intended
to increase the compatibility of adjacent land uses by requiring a
buffer or screen between uses to minimize the harmful impact of noise,
dust, debris, motor vehicle headlight glare, or other artificial light
intrusions, and other objectionable activities or impacts conducted
or created by an adjoining or nearby use.
A.
All plans submitted in support of a plat application, rezoning application, site plan review, building permit or other development proposal shall include a landscape and screening plan demonstrating compliance with the provisions of this section. The landscape and screening plan shall include the information required by § 205-226 of this chapter.
B.
A variety of tree and shrub species shall be utilized
to provide visual, four-season interest. Not more than 1/3 of the
required number of trees and shrubs may be comprised of any one species,
and at least 1/3 of the required plants should be a coniferous or
evergreen species.
C.
Residential development buffer. Residential developments adjacent
to Highway 370 or Highway 50 shall provide, in addition to the requirements
of the underlying zoning district, a twenty-five-foot landscaped buffer
yard adjacent to Highway 370 or Highway 50. Residential development
adjacent to Interstate 80 shall provide a one-hundred-foot landscaped
buffer yard along the interstate in addition to the requirements of
the underlying zoning district. Buffer yard requirements may be increased
or decreased as part of the conditions of any change of zone application
in order to promote the health, safety, and welfare of the community.
[Amended 5-3-2016 by Ord.
No. 1717]
(1)
Plant materials shall be planted in staggered rows, shall provide
a screen of 70% opacity, and shall attain a minimum height of six
feet within four years.
(2)
Plant materials shall include a combination of deciduous and coniferous or evergreen trees with a minimum placement of one tree every 30 feet. This shall be credited toward satisfaction of the street tree requirement set forth by § 205-234.
(3)
A landscaped earth berm not exceeding six feet in height may
be used in combination with the plant materials.
D.
Commercial, civic, office, and industrial development I-80 buffer.
Lots within a commercial, civic, office or industrial development
that abut the I-80 right-of-way shall provide a fifty-foot landscape
buffer yard between the building or the parking lot edge and the I-80
right-of-way. Buffer yard requirements may be increased or decreased
as part of the conditions of any change of zone application in order
to promote the health, safety, and welfare of the community.
[Added 5-3-2016 by Ord.
No. 1717]
A.
All parking areas within the overlay district shall comply with the following requirements that complement regulations normally required for development under § 205-241. Exceptions may be considered for industrial uses with heavy truck traffic.
B.
Parking areas shall contain the following landscaping requirements. These provisions, in many cases, require more landscaping than otherwise required by Article XXXV.
(1)
Lots having five to 50 stalls: A minimum of
6% of the gross parking area shall be landscaped.
(2)
Lots having 51 to 99 stalls: A minimum of 7%
of the gross parking area shall be landscaped.
(3)
Lots having 100 or more stalls: A minimum of
8% of the gross parking area shall be landscaped.
(4)
One tree which provides shade or is capable
of providing shade at maturity shall be provided for every 200 square
feet of required landscaped area.
C.
Screening fences or walls, when utilized, shall be
constructed of attractive, permanent finished materials, compatible
with those used in the construction of the principal structure. The
recommended fencing material for display areas is wrought iron. Chain-link
fencing and plastic sheeting are prohibited.
[Added 5-3-2016 by Ord.
No. 1717[1]]
A.
All development
within the Highway Overlay District shall require approval subject
to the following processes:
(1)
Preapplication
conference. A preapplication conference with City staff is required
to give the applicant an opportunity to discuss plans before a great
deal of time or money is expended
(2)
Application
for design review. The applicant will submit a site plan review application,
filing fee, all required documents and information. Applications will
not be processed until a complete submittal has been received.
(3)
Design
review. The City of Papillion staff will review the submitted documents
for compliance. The Papillion City Council may amend the design review
process to include representatives from Sarpy County through an interlocal
agreement to provide consistency in application of the guidelines
in the corridor, in conformance with the Comprehensive Development
Plan.
(4)
Factors
for evaluation. The following factors and characteristics, which affect
the appearance of a development, will govern the evaluation of a design
submission: conformance to the building, site and landscape design
criteria; logic of design; exterior space utilization; architectural
character; attractiveness of material selection; harmony and compatibility;
circulation, vehicular and pedestrian; and maintenance.
(5)
Stamp
of approval. Approved site plans will receive a stamp of approval
by the Planning Department. An originally stamped site plan must be
included with the building permit application in order to receive
a building permit.
(6)
Appeals.
The applicant may appeal a denied site plan application to the City
Council. The City Council must find that the application is consistent
with the Comprehensive Plan and the intent of the overlay district
and does not detract from the overall district.
(7)
Certificate
of occupancy. All design requirements must be completed as approved
prior to receiving a certificate of occupancy for a building permit.
(8)
Fees.
Fees may apply to each individual step as established in the Master
Fee Schedule.
