It is the express purpose of this article to provide development
standards for the exterior construction of all buildings to improve
the aesthetics, safety, and durability of the buildings and to enhance
the quality of life of for all residents of the city.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007
Code, sec. 12-500(a))
means a structure or part of a structure containing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation as defined by chapter 2, section 202 of the International Building Code.
means any nonresidential building utilized for manufacturing,
altering, repairing, warehousing, disposing, recycling, salvaging,
reclaiming, refining, or distributing raw materials or products and
that is 50,000 square feet or more in area.
Masonry materials means and includes any form of construction
defined below and composed of brick, stone, decorative concrete block,
rock or other materials of equal characteristics laid up unit by unit
set in mortar, precast concrete panels, or stucco.
Brick
shall include kiln fired clay or shale brick manufactured
to ASTM C216 or C652, Grade SW, can include concrete brick if the
coloration is integral, shall not be painted, and is manufactured
to ASTM C1634; minimum thickness of 2-1/4 inches when applied as a
veneer, and shall not include underfired clay or shale brick.
Stone
shall include naturally occurring granite, marble, limestone,
slate, river rock, and other similar hard and durable all-weather
stone that is customarily used in exterior building construction;
may also include cast or manufactured stone product, provided that
such product yields a highly textured stone-like appearance, its coloration
is integral to the masonry material and shall not be painted on, and
it is demonstrated to be highly durable and maintenance free; natural
or man-made stone shall have a minimum thickness of 2-5/8 inches when
applied as a veneer.
Decorative concrete block
shall include highly textured finish, such as split faced,
indented, hammered, fluted, ribbed or similar architectural finish;
coloration shall be integral to the masonry material and shall not
be painted on; minimum thickness of 3-5/8 inches when applied as a
veneer; shall include lightweight and featherweight concrete block
or cinderblock units.
Precast concrete panels
shall mean products associated with tilt-up wall construction.
Stucco
shall mean a durable exterior building finish composed of
aggregate, lime and cement, which is applied in multiple layers over
lath.
The following materials shall not qualify nor be defined as
“masonry construction” in meeting the minimum requirements
for exterior construction, unless specifically approved by variance:
means a structure or group of structures containing two or
more attached dwelling units constructed on one or more contiguous
lots or tracts of land owned by the same or related persons, including
but not limited to common areas, green spaces, amenities, parking
lots, and any other improvements or surrounding land area.
means a structure or part of a structure designed, constructed,
or renovated to contain two or more individual dwelling units, including
but not limited to apartments, townhomes, condominiums, and duplexes.
means any building other than a single-family residence,
a multifamily residential dwelling unit, or a single-family accessory
building.
means any enclosed structure constructed in a residential
neighborhood or on a single-family residential property that is adjacent
to a single-family dwelling unit. A single-family accessory building
may be but is not limited to a garage, shed, pool house or barn.
means a structure used as a single-family dwelling unit,
whether located on a lot or multiple lots.
means a cargo container, shipping container or other similar
transportable container with a volume greater than 100 cubic feet
that is suitable for storing building materials, furniture, household
goods and other personal property.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 16-791, sec. 1, adopted 12/8/16; Ordinance 17-795, sec. 1, adopted 1/26/17; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007 Code, sec. 12-500(b))
(a)
Single-family residence development.
(1)
A single-family residence permitted for construction on or after
the adoption of this section shall have at least 50 percent of the
total exterior walls, excluding doors and windows, constructed of
masonry materials.
(2)
Carports constructed entirely out of metal are not permitted. Carports
shall be similar in design and material with the main structure.
(b)
Multifamily residential building development.
(1)
All principal and accessory buildings of a multifamily residential
building development permitted for construction on or after the adoption
of this section shall have at least 80 percent of the total exterior
walls, excluding doors and windows, constructed of masonry materials,
up to 40 percent of which may be stucco.
(2)
Carports constructed entirely out of metal are not permitted. Carports
shall be similar in design and material with the main structure.
(c)
Nonresidential building development.
The following standards
apply to all new nonresidential building construction and any building
expansion of 50 percent or more in floor area or a significant change
in use of the building from one occupancy to another occupancy classification
in accordance with the adopted building codes:
(1)
All nonresidential buildings permitted for construction on or after
the adoption of this section shall have at least 80 percent of the
total exterior walls that front or are visible from a public right-of-way
or adjacent to or visible from a single-family residential property
or multifamily residential development constructed of masonry materials,
up to 40 percent of which may be stucco.
(2)
Each building elevation shall provide architectural features such
as columns, reveals and articulations to break up long facades exceeding
50 feet.
(3)
Smooth surface concrete block, or metal finishes, shall not be permitted
in nonresidential construction unless approved as part of the design
by variance approval.
(4)
EIFS shall generally be used as accent material for window heads,
sills or cornices around the building. EIFS shall not be permitted
as a primary building material.
(5)
Carports constructed entirely out of metal are not permitted. Carports
shall be similar in design and material with the main structure.
(6)
Requirements for industrial buildings:
(A)
50,001-100,000 sq. ft.: 75 percent brick or stone veneer on the front
facade and 50 percent brick or stone veneer on all other facades if
visible from a public right-of-way, or adjacent to or visible from
a single-family residential property or multifamily residential development.
(B)
100,001 sq. ft. and larger: 75 percent brick or stone veneer on the
front facade and 25 percent brick or stone veneer on all other facades
if visible from a public right-of-way, or adjacent to or visible from
a single-family residential property or multifamily residential development.
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Any industrial building constructed with pre-cast concrete panels
shall provide architectural features such as columns, reveals and
articulations to break up long facades exceeding 50 feet and provide
for 50 percent brick or stone veneer on the front facade.
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(d)
Single-family accessory buildings.
Any single-family
accessory building shall be constructed in such a manner and use materials
that match the aesthetic appearance and dimensions of the single-family
dwelling unit.
(e)
Exception.
An accessory building 120 square feet or
less is excluded from the exterior construction requirements.
(f)
Use of storage container as dwelling.
Storage containers
are not permitted for use as a dwelling unit or incorporated into
the structure of a building that is used for any type of human occupancy.
(g)
Storage containers on residential property.
Storage
containers are not permitted to be placed on any single-family residential
property or multifamily dwelling development property for storing
purposes.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 16-791, sec. 2, adopted 12/8/16; Ordinance 17-795, sec. 2, adopted 1/26/17; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007 Code, sec. 12-500(c))
(a)
To
reinforce the professional image of each nonresidential and multifamily
residential development site, all service areas and mechanical equipment,
noise and odors shall be located at the rear of the property and screened
from views using walls, berms, shrubs, and trees.
(b)
All
dumpsters; storage containers; trash compactors and bins; stored equipment
or manufactured items; storage tanks and pumps; and loading and truck
service areas as defined by this section shall be screened with a
masonry wall or other comparable material compatible in material and
color with the primary building, and/or berms, shrubs or trees so
as to not be visible from any public right-of-way.
(c)
Shipping
and receiving dock doors must blend with the architecture of the building
they serve and shall not front or be visible from any public right-of-way.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007
Code, sec. 12-500(d); Ordinance 21-903 adopted 7/22/21)
(a)
Masonry
screening walls shall be required in all multifamily residential developments
constructed or improved, if the improvements exceed 50 percent of
the tax appraised value of the property, and if adjacent to a public
right-of-way or an adjacent lot containing a single-family residential
use.
(b)
The
screening walls shall be located within ten feet of the property line.
(c)
The
screening walls shall be constructed of double wall brick or thin
wall brick. Thin wall columns are to be spaced no greater than 12
feet on center. The brick shall be clay-fired brick of natural colors.
(d)
A
combination of brick or stone masonry and decorative metal/iron wall
with brick or stone detailing may be used to create a change in plane
or texture at locations adjacent to the side yards in front of the
building line. Columns shall be constructed of brick or stone and
centered no more than 25 feet on center. Metal tubing may be painted
with epoxy paint, the color which to be approved by the city.
(e)
Required
wall heights, measured at the spans between columns, shall be a minimum
of eight feet in height from natural grade.
(f)
All
screening wall plans and details shall be approved and sealed licensed
civil or structural engineer.
(g)
The
screening wall shall be constructed and completed prior to the release
of any building permits within the subdivision. If screening wall
construction is underway at the time of final acceptance of the subdivision
infrastructure, then ten percent of the building permits may be released
by the city manager or the city manager’s designee.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007
Code, sec. 12-500(e))
(a)
The
city council, upon application duly filed by the applicant, may grant
a variance from the terms and requirements of this article upon affirmative
vote of the majority of the city council members present and voting
on such variances. The application for a variance shall set forth
in specific language the grounds or reasons upon which such a variance
request is being made.
(b)
The
city council may grant a variance upon submission of design plans
showing that the approach to screening is better than the standards
imposed by this article, or is more compatible with surrounding developed
properties.
(c)
At the time the variance application is filed with the city manager or designee, the applicant shall pay a fee as set forth in the fee schedule in appendix A of this code to defray costs of handling and processing the application and this fee shall not be refundable regardless of the disposition of the application.
(d)
The
terms and conditions of the variance, if granted, shall be noted in
the minutes of the meeting or be adopted by a resolution of the city
council. In the event that a variance application is denied by the
city council, no other variance of like kind shall be considered or
acted upon by the city council for the same building or proposed building
for a period of six months subsequent to said denial.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007
Code, sec. 12-500(f); Ordinance adopting 2022 Code)
Where a lawful building exists at the effective date of this
article that could not be built under the terms of this article, it
may continue so long as it remains lawful, and subject to the following
provisions:
(1)
Such
a building may not be enlarged by more than 25 percent of its existing
foundation footprint unless the entire building is brought into conformity
with this article.
(2)
The
exterior walls of such a building may not be modified, altered, or
enlarged in a way which increases its nonconformity unless the modification,
alteration, or enlargement is in conformity with the provisions of
this article.
(3)
Should
a building be destroyed by any means to an extent of more than 50
percent of its replacement cost at the time of destruction, it shall
not be reconstructed except in conformity with the provisions of this
article.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007
Code, sec. 12-500(g))
Any person who shall willfully or intentionally violate any provision of this article shall be deemed guilty of a misdemeanor and upon conviction shall be fined in accordance with section 1.01.009 of the Code of Ordinances. Each day of violation shall constitute a separate offense.
(Ordinance 16-790, sec. 2, adopted 10/27/16; Ordinance 18-815, sec. 2, adopted 2/22/18; 2007
Code, sec. 12-500(h))
