[Ord. No. 111808 §1(400-800.1), 11-18-2008]
Parking areas, loading dock areas, entries from public roads
and vehicular entries to buildings shall be constructed of either
concrete or asphalt or other alternative surface as approved by the
City Engineer.
[Ord. No. 111808 §1(400-800.2), 11-18-2008]
A. All
exterior elevations of buildings located in commercial districts shall
be surfaced in one (1) or a combination of the following materials:
1. Stucco or similar material;
2. Brick, stone or precast concrete panels; and
3. Wood or higher quality or similar siding.
4. Building exteriors shall not be fully or partially clad in metal
siding.
B. The
exterior surfaces of all buildings located in an industrial district
shall be surfaced primarily in one (1) or a combination of the following
materials when they are the primary front facade or any other exterior
surface that faces a street classified as a collector or higher:
1. Stucco or similar material;
2. Brick, stone or precast concrete panels; and
3. Wood or higher quality or similar siding.
C. The
exterior surfaces of all buildings located in an industrial district
may be partially clad in metal siding up to forty percent (40%) of
the facade surface area, but shall not be fully clad in metal siding.
Permitted metal siding shall adhere to the following guidelines:
1. Metal panels shall be either a horizontal lap or vertical standing
seam style;
2. Metal siding materials used for the primary exterior facade or any
other exterior surface that faces a street classified as a collector
or higher shall wrap around the sides of the exterior surface in a
way that extends the method of application at least one-third (1/3)
of the length of the side.
3. Corrugated and galvanized metal panels and those with only a primer
finish are prohibited.
[Ord. No. 111808 §1(400-800.3), 11-18-2008]
A. Trash
enclosures are required for each freestanding building. Multi-tenant
buildings may provide a common trash enclosure for use by all tenants;
however, adequate collection capacity for normal use shall be provided
and enclosed.
B. Enclosures
shall be constructed of durable materials that compliment the exterior
finish of the building in color, texture and finish. Enclosures shall
be opaque.
C. Doors
to the enclosure shall be constructed for durability and designed
to prevent sagging. Frames or other structural support members shall
be visible only from the interior of the enclosure.
D. Enclosures
must be kept in working condition and closed and latched at all times.
[Ord. No. 111808 §1(400-800.4), 11-18-2008]
A. Intent. The landscaping and screening requirements for commercial
and industrial developments are intended to preserve and enhance property
values by ensuring that yards, open spaces, parking lots and areas
located next to public rights-of-way and residential uses are constructed
and maintained with plants and landscape materials.
B. Application And Scope. No new structure, building or parking
lot shall be constructed unless it complies with the landscaping and
screening standards of this Section.
C. Definitions. As used in this Section, the following terms
shall have these following meaning:
BENEFITTED USE
The use from which the burdened use is screened generally
the existing structure, site and development.
BURDENED USE
The use which must provide the required screening, generally
the new construction and/or development.
LANDSCAPED
An area devoted to or developed predominately with plant
material or natural landscape features, including lawn, ground cover,
gardens, trees, shrubs and other plant materials.
SCREENED
Shielded, concealed and effectively hidden from view by a
person standing at ground level on an abutting site or outside the
area or feature so screened, by a fence, wall, hedge, berm or similar
architectural or landscaped feature.
D. Site Landscaping Requirements. All new commercial and industrial
developments shall provide and maintain a landscaped area as follows:
1. The subdivider shall provide and maintain a landscaped area that
equals or exceeds ten percent (10%) of the total subdivision area.
The following areas shall be provided as landscaped area and may be
utilized in conjunction with the screening requirements as set forth
herein:
a. A minimum landscaped area of ten (10) feet in width along all street
frontages; and
b. A minimum landscaped area of ten (10) feet in width along all perimeter
property lines.
c. No more than twenty percent (20%) of the total landscaped area may
consist of porous non-living materials.
2. For all buildings which equal or exceed ten thousand (10,000) square
feet of building coverage, there shall be provided for each ten thousand
(10,000) square feet of building coverage, three (3) deciduous shade
trees and four hundred (400) square feet of ornamental grasses or
shrub coverage. Ornamental trees may be used in lieu of deciduous
shade trees, but are only credited as one-half (½) of a deciduous
shade tree. For example, for buildings which are between ten thousand
(10,000) and nineteen thousand nine hundred ninety-nine (19,999) square
feet in building coverage, three (3) trees and four hundred (400)
square feet of ornamental grasses or shrubs would be required; whereas
for buildings which are between twenty thousand (20,000) and twenty-nine
thousand nine hundred ninety-nine (29,999) square feet of building
coverage, six (6) trees and eight hundred (800) square feet of ornamental
grasses or shrubs would be required.
E. Site Screening Requirements. Where commercial or industrial
uses are located adjacent to residential uses, said uses shall be
screened according to the following:
1. Types of screens.
a. A — Opaque screen. A screen that is opaque
from the ground to a height of at least six (6) feet with intermittent
visual obstructions extending from the opaque portion to a height
of at least twelve (12) feet. The opaque screen is intended to exclude
all visual contact between uses and to create a strong impression
of special separation. The opaque portion may be composed of a wall,
fence or landscaped earth berm or combination thereof. Planted or
natural vegetation screens will be judged on the basis of the average
mature height and density of foliage of the species or field observation
of existing vegetation. The opaque portion of the screen must be opaque
in all seasons of the year. At maturity, the portion of intermittent
visual obstructions shall not contain any completely unobstructed
openings more than ten (10) feet wide. The portion of the intermittent
visual obstructions may contain deciduous plants. Planting areas for
the placement of these screens shall be a minimum of five (5) feet
in width.
b. B — Semi-opaque screen. A screen that is opaque
from the ground to a height of three (3) feet with intermittent visual
obstruction extending from the opaque portion to a height of at least
twelve (12) feet. The opaque portion may be composed of a wall, fence,
landscaped earth berm, planted vegetation or existing vegetation.
Planted vegetative screens or natural vegetation will be judged on
the basis of the average mature height and density of foliage of the
subject species or field observation of existing vegetation. At maturity,
the portion of intermittent visual obstructions shall not contain
any completely unobstructed openings more than ten (10) feet wide.
The zone of intermittent visual obstruction may contain deciduous
plants. Planting areas for the placement of these screens shall be
a minimum of five (5) feet in width.
c. C — Broken screen. A screen composed of intermittent
visual obstruction from the ground to a height of at least twelve
(12) feet. The broken screen is intended to create the impression
of a separation of spaces without necessarily eliminating visual contact
between the spaces. It may be composed of a wall, fence, landscaped
earth berm, planted vegetation or existing vegetation. Planted vegetative
screens or natural vegetation will be judged on the basis of the average
mature height and density of foliage of the subject species or field
observation of existing vegetation. The screen may contain deciduous
plants. Planting areas for the placement of these screens shall be
a minimum of five (5) feet in width.
2. Screening locations. Screening shall be required
along the common lot line(s) of adjacent uses and wholly located on
the burdened use property. Where uses are separated by an intervening
right-of-way, the burdened use must screen along the adjoining right-of-way.
A new burdened use is not required to provide screening to an adjacent
use within the same or more intense commercial or industrial zoning
district. However, a new burdened use is required to provide screening
to an adjacent use within a residential or less intense commercial
or industrial zoning district.
3. Screen options:
a. Type A.
(1)
Small trees planted thirty (30) feet on center with six (6)
foot high evergreen shrubbery planted four (4) feet on center.
(2)
Large trees planted forty (40) feet on center with a six (6)
foot high opaque fence or wall.
(3)
Tall evergreen trees planted in a staggered pattern with branches
touching the ground.
b. Type B.
(1)
Small trees planted thirty (30) feet on center with a three
(3) foot high stone wall.
(2)
Small trees planted twenty (20) to thirty (30) feet on center
on top of a three (3) foot high sodded earth berm.
(3)
Large trees planted forty (40) feet on center with three (3)
foot high evergreen or deciduous hedge shrubbery planted three (3)
feet on center.
c. Type C.
(1)
Small trees planted thirty (30) feet on center.
(2)
Large trees planted forty (40) feet on center with assorted
shrubbery.
4. Schedule of screen requirements:
[Ord. No. 03212022A, 3-21-2022]
Benefited Use Zoning
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Side abutting right-of-way
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Burdened Use Zoning
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RE
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R-1
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R-2
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R-3
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R-4
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DOD
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O-C
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C-1
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C-2
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C-P
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I-1
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I-2
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DOD
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A
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A
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A
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A
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A
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-
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-
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-
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-
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-
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-
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-
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-
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O-C
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A
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A
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A
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A
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A
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C
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-
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-
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-
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-
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-
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-
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-
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C-1
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A
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A
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A
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A
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A
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B
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C
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-
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-
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-
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-
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-
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-
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C-2
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A
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A
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A
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A
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A
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B
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C
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C
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-
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-
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_
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-
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-
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C-P
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A
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A
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A
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A
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A
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B
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C
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C
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C
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-
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_
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-
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C
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I-1
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A
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A
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A
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A
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A
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A
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C
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C
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B
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C
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-
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-
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C
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I-2
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A
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A
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A
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A
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A
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A
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B
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B
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B
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B
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C
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-
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C
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5. All plant material used shall conform to the approved list of plant
material, which may be amended from time to time and is maintained
by the City.
F. All
industrial developments having frontage along 71 Highway or visible
from 71 Highway with no separate, intervening uses shall provide an
eight (8) foot tall opaque fence or wall along 71 Highway.
[Ord. No. 111808 §1(400-800.5), 11-18-2008]
A. Multi-tenant
developments wherein more than one (1) building will be constructed
shall have a uniform look, which shall be enforced by the covenants
of the development. Proposed covenants and renderings depicting the
proposed exterior treatments shall be presented with the construction
plans for the development.
B. Multi-tenant
buildings shall have uniform signage for each tenant. Signage design,
including dimensions, shall be presented with the concept plan. Variations
from the concept plan for size, design or finish are not allowed.
[Ord. No. 111808 §1(400-800.7), 11-18-2008]
Along any property line abutting or adjoining a residential
district, there shall be a setback of at least ten (10) feet for any
buildings or parking lots.
[Ord. No. 111808 §1(400-800.8), 11-18-2008]
A. Definitions. The following basic types are hereby established
and are to be used as the basis for screening requirements as established
for the uses herein described.
BERMS
A berm screen constructed of earthen materials may not exceed
a slope steeper than 3:1. A berm shall be so designed that drainage
from said slope shall be directed away from paved areas and sidewalks
and shall have sod and be landscaped as necessary to provide soil
stabilization. Additional plantings shall be added to provide an effective
screen at least six (6) feet in height within three (3) growing seasons
after installation.
FENCE, OPEN
An open weave or mesh type fence, constructed of wood or
other approved material, shall be combined with plant materials to
form an effective opaque screen not less than six (6) feet in height
within three (3) growing seasons after installation.
FENCE, SOLID
A solid fence screen shall be not less than six (6) feet
in height and shall be constructed of wood, vinyl or other approved
materials and shall form an effective opaque screen.
PLANTING SCREEN
A planting screen shall consist of compact evergreen plants
or other suitable plants. They shall be of a kind or used in such
a manner, so as to provide an effective screen at least six (6) feet
in height within three (3) growing seasons after initial installation.
A planting screen intended for parking lot screenings shall have a
minimum height of three (3) feet within three (3) growing seasons.
WALLS
A wall screen shall consist of stone, brick, tile or similar
type of approved masonry material and shall form an effective opaque
screen not less than six (6) feet in height. A concrete wall may only
be constructed when the concrete wall will be stucco finished, painted
or textured finished as part of the wall. The wall of a building is
encouraged to be used and may count toward the barrier required for
screening. These wall requirements shall also apply to retaining walls
three (3) feet and greater in height.
B. Special Screening Applications.
1. Outside storage areas, when permitted as a principal or accessory
use in any commercial or industrial district, shall be permanently
screened to a height of six (6) feet and one hundred percent (100%)
capacity with a masonry, wood, vinyl or similar material fence as
follows:
a. Along any of the following major streets:
b. Along any side which abuts a less intense zoning district.
c. Vehicle and farm equipment sales lots are exempt from this screening
requirement.
2. Installation and maintenance of landscape and screen materials.
a. Installation. All landscaping shall be installed
in a healthy condition and according to accepted planting procedures.
Trees harvested from woods and/or fence rows shall be prohibited.
b. Maintenance. The property owner shall be responsible
for maintaining all landscaping in good condition so as to present
a healthy, neat and orderly appearance and kept free from refuse and
debris. If replacement is necessary, all plants and other non-living
landscape materials shall be equal in size, density and appearance
as originally required at the time the landscaping plan was approved.
c. Plant material.
(1)
Trees shall provide a caliper measurement between one and one-half
(1½) and two and one-half (2½) inches measured six (6)
inches above ground level at the time of planting.
(2)
Evergreens shall be a minimum of five (5) feet in height at
the time of planting.
(3)
Shrubs and hedges shall be three (3) to five (5) gallons in
size, depending upon species and spacing. Hedges, where required,
shall be planted and maintained so as to form a continuous, unbroken,
solid visual screen after three (3) growing seasons from the time
of planting.
(4)
Vines shall be a minimum of thirty (30) inches in height immediately
after planting and may be used in conjunction with fences, screens
or walls to meet physical barrier requirements as specified.
(5)
Ground covers used in lieu of grass, in whole or in part, shall
be planted in such a manner as to present a finished appearance and
complete coverage after three (3) growing seasons from the time of
planting.
(6)
All plant material used shall conform to the approved list of
plant material, which may be amended from time to time and is maintained
by the City.
d. Where necessary in order to interpret the precise meaning of technical
landscaping terms, reference shall be had to The American Standard
for Nursery Stock published by the American Association for Nurserymen.
[Ord. No. 111808 §1(400-800.9), 11-18-2008]
A. All
mechanical equipment shall be screened from street frontage view with
materials that are architecturally compatible with the primary building
facades. Screening shall be provided by the roof structure or by other
architectural elements.
B. Rooftop
equipment may also be screened by a smaller accent roof or enclosure.
If this structure is set back from the primary facade a distance equal
to its height, this structure may exceed the building height limit.
[Ord. No. 111808 §1(400-800.10), 11-18-2008]
The City Planner may approve a modification of these design
standards upon finding that extraordinary hardships may result from
the strict compliance with this Chapter, provided that such modification
will not have the effect of nullifying the policies of the Comprehensive
Plan or the purposes and intent of this Article. An application for
modification shall set forth in writing the design standards proposed
to be modified, justification for the modification and include the
required application fee.