3-1.1
In order
to implement the intent of this Ordinance, the City of Greenville
is hereby divided into nineteen (19) districts with the designations
and general purposes listed below. The standards shall be uniform
throughout each district.
3-1.2
The districts
established herein shall be known as:
|
Abbreviated Designation
|
Zoning District Name
|
|---|---|
|
A
|
Agricultural District
|
|
SF-E
|
Single-Family (Estate Lot) District
|
|
SF-1
|
Single-Family (Large Lot) District
|
|
SF-2
|
Single-Family (Medium Lot) District
|
|
SF-3
|
Single-Family (Small Lot) District
|
|
SF-4
|
Single-Family (Average Lot) District
|
|
PH
|
Patio Home District
|
|
SF-A
|
Single-Family Attached District
|
|
2F
|
Two-Family District
|
|
MHP
|
Manufactured Home Park District
|
|
MF-1
|
Multi-Family District
|
|
O
|
Office District
|
|
NS
|
Neighborhood Service District
|
|
GR
|
General Retail District
|
|
HR
|
Highway Retail District
|
|
C
|
Commercial District
|
|
CA
|
Central Area District
|
|
I-1
|
Light Industrial District
|
|
I-2
|
Heavy Industrial District
|
|
PD
|
Planned Development District
|
|
NCD
|
Neighborhood Conservation Overlay District
|
3-1.3
District
Hierarchy Established-
The zoning districts, as listed
in Section 3-1.2 above, are ranked in a hierarchy of land use intensity,
with the A, Agricultural District, the least intensive (or most restrictive)
and the I-2, Heavy Industrial District, the most intensive (or least
restrictive). The Planned Development (PD) and Neighborhood Conservation
(NCD) Districts are not included in the hierarchy.
(Ordinance 08-059, ex. A, adopted 5/27/08)
3-2.1
A, Agricultural
District
Primarily a district for agricultural purposes
and temporary classification, until permanent zoning is established
by the City Council, of all territory hereafter annexed to the City
of Greenville.
3-2.2
SF-E,
Single-Family (Estate Lot) District
Primarily a district
for single-family detached dwellings on large lots having a minimum
area of one (1) acre, and including customary secondary uses.
3-2.3
SF-1,
Single-Family (Large Lot) District
Primarily a district
for single-family detached dwellings on large lots having a minimum
area of 12,000 square feet, and including customary secondary uses.
3-2.4
SF-2,
Single-Family (Medium Lot) District
Primarily a district
for single-family detached dwellings on medium sized lots having a
minimum area of 9,000 square feet, and including customary secondary
uses.
3-2.5
SF-3,
Single-Family (Small Lot) District
Primarily a district
for single-family detached dwellings on small lots having a minimum
area of 5,000 square feet, and including customary secondary uses.
3-2.6
SF-4,
Single-Family (Average Lot) District
Primarily a district
for single-family detached dwellings on lots having a minimum area
of 6,000 square feet and an overall average lot size of 7,000 square
feet, and including customary secondary uses.
3-2.7
PH, Patio
Home District
Primarily a district for the orderly development
of patio homes consisting of single-family detached dwellings with
zero lot lines on small lots having a minimum area of 5,000 square
feet, and including customary secondary uses.
3-2.8
SF-A,
Single-Family Attached District
Primarily a district
for single-family attached dwellings on small lots having a minimum
area of 2,500 square feet, and including customary secondary uses.
3-2.9
2F, Two-Family
District
Primarily a district for two-family dwellings
on small lots having a minimum area of 3,000 square per dwelling,
and including customary secondary uses.
3-2.10
MHP,
Manufactured Home Park District
Primarily a district
for residential manufactured home parks, with site development regulations
and design standards which are intended to ensure a safe and attractive
living environment for mobile home park residents and compatibility
with surrounding areas.
3-2.11
MF-1,
Multi-Family District
Primarily a district for multi-family
structures creating a density of not more than 24 units per acre,
and including the customary secondary uses.
3-2.12
O,
Office District
A district for professional offices,
including the customary secondary uses, and not including retail or
wholesale trade or other general business uses.
3-2.13
NS,
Neighborhood Service District
Primarily a district for
the conduct of retail trade with emphasis on the provision of convenience
goods and services for nearby residential areas.
3-2.14
GR,
General Retail District
Primarily a district for the
conduct of retail trade, including the customary secondary uses, and
including wholesale trade or other general business uses.
3-2.15
HR,
Highway Retail District
Primarily a district for the
conduct of administrative and professional offices and retail trade,
including the customary secondary uses. This district differs from
the GR District in that buildings are permitted to be of a greater
height and developments are intended to be highway-oriented (i.e.,
need high visibility).
3-2.16
C,
Commercial District
Primarily a district for the conduct
of retail trade, administrative and professional offices, and service
to the general public, with emphasis upon large-scale stores and specialized
shops serving a trading area of the entire City of Greenville and
surrounding area.
3-2.17
CA,
Central Area District
Primarily a district for the conduct
of retail trade, administrative and professional offices, and service
to the general public, specifically designed and intended for application
in the downtown area.
3-2.18
I-1,
Light Industrial District
Primarily a district for light
manufacturing processes.
3-2.19
I-2,
Heavy Industrial District
Primarily a district for manufacturing,
industrial servicing or storage processes.
3-2.20
PD,
Planned Development District
Primarily a district for unified development intended to further
the following purposes:
(A)
To encourage
more efficient and aesthetic use of open land;
(B)
To encourage
the reservation of open space for scenic and recreational use of a
private or public nature;
(C)
To encourage
the preservation of wetlands and other sensitive lands as part of
a development plan;
(D)
To encourage
the reservation of land for schools or other public buildings;
(E)
To provide
incentives for development to encourage and create a wide range of
choices to satisfy the changing needs of the community; and,
(F)
To offer
flexibility to the developer in his approach and solution to land
development problems.
3-2.21
NCD,
Neighborhood Conservation Overlay District
Primarily
a district for unique and distinctive residential neighborhoods or
commercial districts which contribute significantly to the overall
character and identity of the City. This district is intended to preserve,
protect, enhance, and perpetuate the value of these residential neighborhoods
or commercial districts.
(Ordinance 08-059, ex. A, adopted 5/27/08)
3-3.1
The City
of Greenville zoning district map shall be known as the "Greenville,
Texas Official Zoning Map" and is hereby made part of this Ordinance
as fully as if set forth herein in detail.
3-3.2
Three
original, official and identical copies of the zoning district map
are hereby adopted, each bearing the signature of the mayor and the
attestation of the city clerk and shall be filed and maintained as
follows:
(A)
One copy
shall be filed for permanent record in the office of the city clerk
and shall be designated as "Exhibit A". This copy shall not be changed
in any manner[.]
(B)
One copy
shall be filed in the office of the City Planner and shall be designated
"Exhibit B". The map shall be kept current by posting thereon all
subsequent changes and amendments for use in building permits, certificates
of compliance and occupancy and enforcing the zoning ordinances.
(C)
One copy
shall be filed with the Planning and Zoning Commission and shall be
designated as "Exhibit C". The map shall be kept current by posting
thereon all subsequent changes and amendments.
3-3.3
Reproductions
for information purposes only may be made of the official zoning district
map.
(Ordinance 08-059, ex. A, adopted 5/27/08)
3-4.1
Zoning
district boundaries are usually along streets, alleys, property lines,
or extensions thereof. Where uncertainty exists, the following guidelines
shall be used:
(A)
Boundaries
indicated as approximately following the centerlines of streets, alleys,
highways or streams shall be construed as following such centerlines.
(B)
Boundaries
indicated as approximately following platted lot lines or city limits
shall be construed as following such lines.
(C)
Boundaries
indicated as following railroad lines shall be construed to be the
centerline of the right-of-way or if no centerline is established,
the boundary shall be interpreted to be midway between the right-of-way
lines of such railroad.
(D)
Boundaries
indicated as following shore lines shall be construed to follow such
shore lines and in the event of change in the shore line shall be
construed as moving with the actual shore line.
(E)
Boundaries
which are shown as parallel to existing or extended lines enumerated
in subparagraphs (A) through (D) above shall be so construed. Distances
not specifically indicated shall be determined by the scale of the
map.
(F)
Whenever
any street, alley or other public way is vacated by the official action
of the city council or whenever such is franchised for building purposes,
the zoning district line adjoining each side of the public way shall
be automatically extended to the centerline of such vacated public
way. All area so involved shall be subject to all regulations of the
extended districts.
3-4.2
If the
physical features of the parcel on the ground are at variance with
the information shown on the official zoning map, and the discrepancy
cannot be resolved by the use of the above guidelines, the City Planner
shall interpret the district boundaries.
(Ordinance 08-059, ex. A, adopted 5/27/08)
3-5.1
Purpose
(A)
Within
the City of Greenville there are a number of unique and distinctive
residential neighborhoods or commercial districts which contribute
significantly to the overall character and identity of the City. As
a matter of public policy, the City Council encourages the establishment
of Neighborhood Conservation Districts to preserve, protect, enhance,
and perpetuate the value of these residential neighborhoods or commercial
districts.
(B)
The purposes
of a Neighborhood Conservation District in residential neighborhoods
or commercial districts are as follows:
(1)
To
protect and strengthen desirable and unique physical features, design
characteristics, historic characteristics, and recognized identity
and charm;
(2)
To
reduce the potential for land use conflicts;
(3)
To
promote new compatible development;
(4)
To
stabilize property values;
(5)
To
provide residents and property owners with a tool for conservation
of their neighborhoods;
(6)
To
promote and retain affordable housing;
(7)
To
regulate demolition;
(8)
To
encourage and strengthen civic pride;
(9)
To
promote economic revitalization; and
(10)
To encourage harmonious and compatible redevelopment that conforms
to the size, orientation and setting of the buildings of the neighborhood.
3-5.2
Designation
Criteria
(A)
Criteria:
To be designated as a Neighborhood Conservation District, the
area must meet the following criteria:
(1)
The
area must contain a minimum of one block face, meaning all the lots
on one side of a block;
(2)
The
area must have been platted or developed at least twenty-five (25)
years ago; and possess one or more of the following distinctive features
that create a cohesive identifiable setting, character, or association:
a.
Scale,
size, type of construction, or distinctive building materials;
b.
Lot
layouts, setbacks, street layouts, alleys or sidewalks;
c.
Special
natural or streetscape characteristics, such as creek beds, parks,
gardens or street landscaping;
d.
Land
use patterns, including mixed or unique uses or activities; or
e.
Abuts
or links designated historic landmarks or districts.
3-5.3
Zoning
Process for Neighborhood Conservation Overlay Districts.
Neighborhood Conservation Districts are designed as overlay zoning
districts to be superimposed upon the regular zoning districts.
(A)
Designation:
The zoning designation for property located within a Neighborhood
Conservation District shall consist of the overlay district symbol
(NCD) as a prefix. Neighborhood Conservation Districts shall be numbered
sequentially to distinguish among different districts, such as NCD-1,
NCD-2, etc. Each separate neighborhood conservation district area
may also include the neighborhood name in its description for further
delineation, such as NCD-1 Happy Hills Neighborhood.
(B)
Conflicting
Regulations:
In the event of a conflict between the provisions
of a specific Neighborhood Conservation District (NCD) ordinance and
the base zoning district regulations, the provisions of the NCD ordinance
shall control.
(C)
Zoning
Change:
The designation of property within an NCD effectively
changes the zoning of the specified property, and therefore all procedures
and requirements for a zoning change must be followed. Except as modified
by this Section, the procedures for zoning amendments set forth in
Article VIII shall apply to the designation of an area as a Neighborhood
Conservation District.
3-5.4
Application
Procedures.
(A)
Who
May Initiate:
A proposal for designation as a Neighborhood
Conservation District may be initiated:
(B)
Neighborhood
Conservation Plan Required:
Following initiation for
designation of a Neighborhood Conservation District, the Planning
Department, in cooperation with the neighborhood organization responsible
for the written request, shall develop supporting documentation in
the form of a Neighborhood Conservation Plan for the proposed district
that includes:
(1)
A
map(s) indicating the boundaries, age of structures and land use of
the proposed district;
(2)
Graphic
and written materials identifying and describing the distinctive neighborhood
and building characteristics of the proposed district, such as identification
of recognized historic structures/areas; and
(3)
Design
standards for new construction, additions or alterations to the street
facades of existing buildings or structures within the proposed district.
(4)
Land
use regulations outlining the permitted uses within the proposed district.
(C)
Neighborhood
Participation:
All property owners within the proposed
district shall be afforded the opportunity to participate in drafting
a Neighborhood Conservation Plan that will serve as the planning basis
for the applicable NCD; there shall be at least one neighborhood meeting
for this purpose. A Neighborhood Conservation Plan shall be approved
as part of the zoning amendment that creates a Neighborhood Conservation
District.
3-5.5
Design
Standards.
(A)
Neighborhood
Conservation Plan as Part of the Ordinance:
A Neighborhood
Conservation Plan shall be approved as part of the ordinance creating
a Neighborhood Conservation District. The Plan shall include design
standards for new construction or placement of any building, structure,
foundation, sign, public art or outdoor apparatus or equipment (including
visible utility boxes or mechanical equipment; trucks; playground
equipment; or sports equipment), and any additions, alterations, relocation
or rehabilitation to the street facades of existing buildings, structures,
foundations, sign, public art, or outdoor apparatus or equipment.
(B)
Ordinary
Repair & Maintenance:
The Neighborhood Conservation
Plan and requisite design standards shall not apply to those activities
which constitute ordinary repair and maintenance, which shall be defined
for the purpose of these regulations as:
(1)
The
maintenance and/or replacement of materials located on the external
portion of a building or structure with materials that are the same
in terms of appearance, quality, design, and color. The replacement
of a sign, building, object or structure in its entirety does not
constitute ordinary repair and maintenance.
(C)
Design
Standards Required:
The design standards for the Neighborhood
Conservation District shall, at a minimum, include the following elements
in order to effectively oversee the physical characteristics and features
of all property within the NCD:
(D)
Design
Standards Optional:
In addition, the design standards
may include, but shall not be limited to, the following elements:
(1)
Building
orientation;
(2)
General
site planning (primary, accessory structures);
(3)
Density;
(4)
Floor
area ratio;
(5)
Signage;
(6)
Architectural
style and details;
(7)
Building
materials;
(8)
Garage
entrance location;
(9)
Size
and location of windows and/or dormers;
(10)
Landscaping;
(11)
Fences and walls;
(12)
Driveways and sidewalks;
(13)
Satellite dishes, utility boxes;
(14)
Street furniture[;]
(15)
Demolition (see Section 3-5.6 (A,1a below);
3-5.6
Administration
of Ordinance.
(A)
Design
Plans & Certificate of Appropriateness:
(1)
No
building permit shall be issued for new construction or an alteration
or addition to an existing building or structure within a designated
Neighborhood Conservation District without the submission and approval
of design plans and the issuance of a Certificate of Appropriateness
by the Planning & Zoning Commission.
a.
No
permit shall be issued for the following specific activities within
a Neighborhood Conservation District without issuance of a Certificate
of Appropriateness:
(2)
If
the Planning & Zoning Commission determines that the design plans
are in conformance with the design standards contained in the Neighborhood
Conservation Plan adopted as part of the related NCD, the following
shall subsequently occur:
a.
The
Planning & Zoning Commission shall approve the design plans;
b.
The
Planning & Zoning Commission shall issue a Certificate of Appropriateness
within thirty (30) days, certifying that the design plans are appropriate
for completion within the NCD;
c.
The
Building Official may issue a building permit.
(3)
If
the Planning & Zoning Commission determines that the design plans
are not in conformance with the design standards adopted for the district,
the plans shall be denied, and the applicant shall be informed of
the specific design standards that were not adequately met.
(4)
The
applicant may appeal the Planning & Zoning Commission’s
determination to the City Council.
(Ordinance 08-059, ex. A, adopted 5/27/08)
3-6.1
Definitions.
For the purposes of this section, the following definitions
apply:
(A)
Alteration.
Any exterior change or modification of any property located
within the Central Area (CA) Zoning District, including but not limited
to, exterior changes to or modifications of a building or structure,
architectural details or visual characteristics such as surface texture,
grading, surface paving, new structures, removal of mature trees and
natural features, disturbance of archeological sites or areas, and
the placement or removal of any exterior objects such as signs, plaques,
light fixtures, street furniture, walls, fences, steps, plantings
and landscape accessories affecting the exterior visual qualities
of the property as viewed from the public right-of-way.
(B)
Construction.
Any work for which a building permit is required, including
the erection of fences, substantial grading or landscaping, and the
erection, installation or painting of signs.
(C)
Demolition.
The complete destruction of a building or structure, or removal
of more than thirty percent (30%) of the perimeter walls, or removal
of any portion of a street-facing facade.
(D)
Design
Guidelines.
The principles contained in a document titled
Design Guidelines for Downtown Greenville and adopted by the City
Council in this section, which illustrate appropriate and inappropriate
methods of rehabilitation, alteration and construction.
(E)
Feature.
Fixtures, components or appurtenances attached to, contiguous
to or otherwise related to a building, structure or property, including,
without limitation, materials, landscaping, setbacks, distinguishing
aspects, roof attributes, overlays, moldings, sculptures, fountains,
light fixtures, windows and monuments.
(F)
Integrity.
The survival of a sufficient amount of an historic resource’s
character-defining materials, design features and building fabric,
in a manner that allows the observer to interpret an historic resource
during its period of significance.
(G)
Ordinary
Maintenance and Repair.
Any work, the sole purpose and
effect of which is to correct deterioration, decay or damage, including
repair of damage caused by fire or other disaster and which does not
result in a change in the existing appearance and materials of a property.
Examples of this work shall include, but not be limited to, the following:
(1)
Caulking
or reglazing windows;
(2)
Minor
repairs to windows, doors, siding, gutters, etc;
(3)
Replacement
of existing mechanical equipment;
(4)
Repairing
or repaving of flat concrete work in side and rear yards;
(5)
Repairing
or repaving of existing front yard paving, concrete work and walkways,
if the materials the same or similar in appearance are used;
(6)
Roofing
work, if no change in appearance occurs; or
(7)
Chimney
work, if no change in appearance occurs.
(I)
Rehabilitation.
The act or process of returning a building or structure to a
state of unity, through repair or alteration, which makes possible
an efficient contemporary use while preserving those portions or features
of an historic resource that are significant to its historical, architectural
and cultural value.
(J)
Restoration.
The act or process of accurately recovering the form and details
of a building or structure and its setting as it appeared at a particular
period of time, by means of the removal of later work or by the replacement
of missing earlier work.
(K)
Substantial.
That which would alter the architectural appearance and basic
architectural design of the building, structure, site, area or district
within the Central Area (CA) Zoning District.
3-6.2
Applicability.
This section applies to all properties located within the Central
Area (CA) Zoning District[.]
3-6.3
Design
Guidelines Adopted.
A document titled Design Guidelines
for Downtown Greenville is hereby adopted by reference, a true, accurate
and correct copy of which is hereby ordered and directed filed as
a public document with the City Secretary, in whose office the same
shall be kept and maintained for inspection by anyone.
3-6.4
Conflict
with Other Ordinances.
Where there is conflict between
the requirements of the design standards adopted by this section and
the requirements of the Zoning Ordinance or Building and Fire Safety
Codes adopted by the City of Greenville, the more restrictive requirements
of the Zoning Ordinance and Building and Fire Safety Codes apply.
3-6.5
Certificate
of Design Compliance Required.
It shall be unlawful for
any person or entity to make any external alterations or external
repairs of any substantial nature in any manner whatsoever to any
area, site, building or structure within the confines of the Central
Area (CA) Zoning District, without first obtaining a Certificate of
Design Compliance as provided in this section. External alterations
and external repairs include, but are not limited to, the following:
(A)
The construction
of a new structure;
(B)
The alteration
or restoration of any exterior features of an historic resource;
(C)
An addition
to a structure;
(D)
The removal
or demolition, in whole or in part, of any building or structure (unless
ordered by the City’s Substandard Structures Rehabilitation
Board)[;]
(E)
The construction
or erection of a new sign;
(F)
The removal
or substantial alteration of existing signs where such signs are considered
an historic resource;
(G)
Applying
a new exterior siding material;
(H)
Addition
of a new window, door or dormer;
(I)
Installation
of burglar bars on interior or exterior of windows;
(J)
Creating
a driveway or parking facility;
(K)
Adding
a satellite dish;
(L)
Building
a deck, fence or garage;
(M)
Enclosing
a porch.
3-6.6
Ordinary
Maintenance and Repair.
Ordinary Maintenance and Repair, as defined in subsection 3-6.1 of this section, shall not require a Certificate of Design Compliance. The City Manager or his or her designee shall determine whether or not the definition of ordinary maintenance and repair applies to any given project.
3-6.7
Applications
for Certificates of Design Compliance.
Applications for
Certificates of Design Compliance shall be reviewed by the Main Street
Advisory Board. The Board is authorized to issue such certificates
when in their judgment an application meets the general review criteria
outlined in subsection (H) of this section.
3-6.8
General
Review Criteria.
The following general review criteria
shall be met in issuing any Certificate of Design Compliance.[:]
(A)
The proposed
work complies with the Design Guidelines;
(B)
The integrity
of an individual historic structure is preserved;
(C)
New buildings
or additions are designed to be compatible with surrounding historic
properties; and
(D)
The overall
character of the Central Area Zoning District is protected.
3-6.9
Certificate
of Design Compliance Application Procedure.
A Certificate
of Design Compliance application shall be made by the owner of the
subject property, or his or her designated agent. An application must
be filed with the City Manager or his or her designee, in writing,
on forms provided by the city, and shall contain at least the following
information:
(A)
Name
of the applicant and property owner;
(B)
Mailing
address of applicant and permanent address of the property owner;
(C)
Legal
description and address of the subject property;
(D)
A detailed
description of the nature of the proposed construction, including
external alterations or repairs to be made;
(E)
The intended
and desired starting date and completion date of the construction,
alteration, or repairs to be made;
(F)
A to-scale
drawing or sketch of the proposed external alteration;
(G)
A written
statement describing how the proposed construction, external alteration
or repair meets the intent of the design guidelines;
(H)
The Main
Street Advisory Board may require submission of product samples and
other technical information pertinent to design review decisions.
(1)
Upon
receipt of an application for a Certificate of Design Compliance,
the City Manager or his or her designee shall determine the completeness
of such application. Upon receipt of a complete application, the City
Manager or his or her designee shall refer the application to the
chairperson of the Main Street Advisory Board.
(2)
Incomplete
applications, or applications not in compliance with design standards,
building and zoning codes, or other ordinances will be returned to
the applicant for correction.
(3)
At
least seventy-two (72) hours prior to the date of a meeting of the
Main Street Advisory Board, notice of an application for a Certificate
of Design Compliance shall be posted at the project site in such a
manner that it is visible from the public right-of-way. The notice
shall include contact information and the meeting date at which the
application will be considered.
(4)
Upon
receipt of an application, the chairperson of the Main Street Advisory
Board shall place the item on the agenda of the next meeting of the
Main Street Advisory Board to be held within thirty-five (35) calendar
days. After due consideration of the application, the Board shall
approve or disapprove the application by a majority vote. In a motion
to approve or disapprove an application, the Board shall set forth
the reasons consistent with the general review criteria for approval
or denial of the application set forth in subsection (H).
3-6.10
Approval
of Application.
Upon approval of an application for a
Certificate of Design Compliance, the applicant may submit for review
and approval other permit applications (including building, sign,
and demolition permit applications) that are necessary for the proposed
project, in accordance with the city’s standard processes for
reviewing and approving such permit applications. All such applications
shall be consistent in every way with the Certificate of Design Compliance.
3-6.11
Right
to Appeal.
Upon having an application for a Certificate
of Design Compliance denied, an applicant may appeal such decision
to the City Council within thirty (30) days from the date the decision
to deny the application is rendered by the Board. A written request
to appeal the decision shall be filed with the City Secretary within
the thirty (30) day period.
3-6.12
Limits
of Resubmission.
No application for the same project
shall be considered within 180 days of the denial of the application
by the Main Street Advisory Board. At any time, the applicant may
resubmit a design for an entirely new project or a revised design
that substantially addresses the reasons for denial as set forth by
the Main Street Advisory Board.
(Ordinance 08-059, ex. A, adopted 5/27/08)
3-7.1
IH-30
Overlay District.
(A)
Purpose.
The vision for the IH-30 corridor is to create a positive and
identifiable image for Greenville with high quality developments that
benefit citizens, visitors, business owners, the City and developers.
The IH-30 Overlay District is intended to promote the tax base potential
and increase the City’s economic vitality while providing for
places of dignity, meaning and high quality of life for our citizens.
An overlay district along Interstate 30 was recommended by the City’s
Comprehensive Plan and the West Greenville Small Area Plan as a result
of significant public input.
(B)
Boundaries.
The IH-30 Overlay District boundary includes the entirety of
properties which adjoin or are located within 500 feet of the future
right-of-way of IH-30. The IH-30 Overlay District boundary spans east
to west along IH-30 from Moulton Street (500 feet east of the Moulton
Street centerline) to the western city limits.
(C)
Application.
These provisions of the IH-30 Overlay District shall apply to
as follows:
(1)
Development
of any land on which there is no permanent structure at the time of
construction shall be required to conform to all provisions of the
Overlay District.
(2)
Expansions
to any existing building less than 75 percent of the existing square
footage of 5,000 square feet, whichever is larger, shall be required
to conform only to the applicable provisions of the Overlay District.
Businesses shall be limited to a maximum of two (2) expansions, then
any subsequent expansion will be required to conform to all provisions
of the Overlay District.
(3)
Expansions
to any existing building greater than 75 percent of the existing square
footage or 5,000 square feet, whichever is larger, shall be required
to conform to all provisions of the Overlay District.
(4)
Residential
uses located within the Overlay District are excluded from these requirements.
(D)
Architectural
compatibility will be reviewed through the City’s Site Plan
Review Committee. The standards and regulations set forth in the IH-30
Overlay District are superimposed and shall supersede the standards
and regulations of any underlying zoning district which are in conflict.
(E)
Permitted
Uses.
All uses which are permitted and conditionally
permitted in the underlying zoning district are permitted and conditionally
permitted in the IH-30 Overlay District.
(F)
Architectural
Standards.
(1)
Exterior
Appearance of Buildings.
a.
Materials.
All buildings, including accessory buildings, must be architecturally
finished out on all sides with the same materials, detailing, and
features; consisting of no less than 70 of primary materials and no
more than 30 percent of accent materials.
1.
Primary materials are defined as natural or quarried stone, brick,
painted tilt wall, EIFS and color integrated split-face block. Accent
materials are defined as cast stone, wood, glass block, tile, textured
or patterned concrete, fiber cement siding and architectural metal.
2.
Natural or quarried stone, brick, block, or similar products shall
be laid up unit upon unit by a mason and joined together by mortar.
b.
Colors.
The color or all structures must be generally of an earth-tone
hue. Accent colors that are not earth tone may be approved by the
Community Development Department for no more than 10 percent of the
facade area.
c.
Roof
Design.
All structures with a footprint of 6,000 square
feet or less shall incorporate a pitched roof system; all others shall
be constructed of either a pitched, parapet, or mansard roof system
(enclosed on all sides). Standing seam metal roofs shall be constructed
of a factory-treated, non-metallic, matte finish. Metal roofs with
lapped seam construction, bituminous built-up roofs, and flat, membrane-type
roofs which are visible from adjacent public right-of-way shall be
prohibited.
d.
Utilities.
All electric, telephone and cable television wires and cables,
including primary service lines, shall be installed underground.
e.
Windows
must be a minimum of 25 percent up to a maximum of 80 percent of each
building elevation within the public realm. Windows must not be glazed
or re-glazed with mirrored or reflective glass.
f.
Building
entrances must be articulated and defined to present a strong entry
presence. Such entries must be inset or offset from the front building
plane by at least six (6) feet.
g.
All
buildings must be designed to incorporate no less than four (4) of
the following elements. Buildings over 50,000 square feet must include
a minimum of six (6) of the following elements. Buildings over 100,000
square feet must include a minimum of eight (8) of the following elements.
1.
Canopies, awnings or porticos;
2.
Overhangs;
3.
Recesses or projections;
4.
Arcades;
5.
Peaked roof forms;
6.
Arches;
7.
Cupolas;
8.
Outdoor patios;
9.
All parking along side and rear of building;
10.
Monument signage;
11.
Architectural details (such as tile work or moldings) integrated
into building facade;
12.
Articulated ground floor levels or base;
13.
Articulated cornice line;
14.
Accent materials;
15.
Community amenities as defined in 3-7.1(E[F])(2);
16.
Offsets, reveals or projecting rib used to express architectural
or structural bay;
17.
Varied roof heights; and
18.
Integrated planters or wing walls that incorporate landscape and
sitting areas.
(2)
Community
Amenities.
Buildings over
50,000 square feet shall contribute to the establishment or enhancement
of the community and public spaces by providing at least one of the
following community amenities:
1.
A
patio seating area;
2.
Water
feature;
3.
Clock
tower;
4.
Pedestrian
plaza with benches and planters;
5.
Public
art; or
6.
Any
focal feature or amenity that, in the judgment of the Planning Commission,
adequately enhances such community and public spaces.
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Amenity areas shall be at least ten (10) feet deep and at least
350 square feet in size. Any such areas shall not be constructed of
materials that are inferior to the principal materials of the building
and the landscape. These amenities may be built so as to terminate
a vista, where possible, in order to provide a prominent visual orientation
for the development.
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(3)
Site
Design.
a.
Dimensional
Requirements.
The dimensional requirements of the underlying
zoning district shall apply within the IH-30 Overlay District.
b.
Off-Street
Parking and Loading.
1.
No more than one (1) full parking bay (2 rows of parking with a driving
aisle) shall be allowed between the primary building and the IH-30
right-of-way. Parking to the side and rear of buildings is encouraged
and preferred.
2.
To promote efficient use of land, enhance urban form, encourage use
of alternative modes of transportation, provide for better pedestrian
movement, and protect air and water quality, the minimum required
parking ratio shall be 1 space per 1,000 gross square feet of floor
area.
c.
Signage.
Unless otherwise specified below,
all sign standards shall be the same as set forth in the Greenville
Zoning Ordinance, as amended.
1.
Freestanding Signs.
a)
Allowable area.
The allowable area of pole signs shall
not exceed a size equal to the width of the lot frontage on which
the sign will be located up to a maximum of 250 square feet.
b)
Height.
The maximum sign height is 40 feet.
c)
Pole Covering.
Pole signs must contain a pole cover
or covers that are no less than 30 percent of the width of the sign
face at its widest part.
d)
Only 1 freestanding sign is allowed per frontage. One additional
freestanding pole sign may be allowed on lots with more than 500 feet
of frontage where multiple businesses, services, or tenants occupy
the land. Freestanding pole signs must not be erected within 200 feet
of each other. Freestanding pole signs not meeting these requirements
must be erected as monument signs.
2.
Attached Signs.
Attached wall signs shall be designed
to be compatible with the storefront in scale, material, size, and
color. Sign areas should be designed into the facade of the building
and be compatible with the design architecture. Wall signs should
not obscure windows, grillwork, pilasters, or ornamental features
of the building. Allowable area shall conform to the requirements
of the Greenville Zoning Ordinance, as amended.
3.
Multi-Tenant Signs.
The maximum height for a freestanding
multi-tenant sign along I-30 is 40 feet. A monument-style multi-tenant
sign may be erected up to 15 feet in height.
4.
Sign Building Materials.
Building materials for signs
shall be durable, have low maintenance, be of the same design, materials,
finish and quality as the principal structure(s), and shall not adversely
impact adjacent uses.
a)
Permitted materials for sign backgrounds, frames, supports, and ornamentation
include brick, natural stone (including panels or imitation stone),
stained split-face block, wood, EIFS, metal panels (when used in conjunction
with brick, split-face block or stone), and plastic (when used in
conjunction with brick, split-face block or stone).
b)
Prohibited materials for sign backgrounds, frames, supports, and
ornamentation include exposed metal poles when not enclosed by a masonry
veneer, smooth-face concrete blocks, metal panels (alone) or plastic
(alone).
5.
Sign Landscaping.
There shall be landscaping around
the sign pole or structure greater than or equal to the square footage
of one side of the sign.
6.
Sign Lighting.
All signs may be internally or externally
illuminated. External illumination must be directed downward. Internally
illuminated signs must have an opaque or non-illuminated background;
text and logo only may be illuminated.
d.
Bicycle
and Pedestrian Circulation.
1.
Sidewalks.
Sidewalks are required along the full-length
of any facade featuring a customer entrance and along any facade that
abuts public parking areas. Public sidewalks are not required along
the IH-30 Frontage Road right-of-way.
2.
Continuous Pathways Required.
Continuous internal pedestrian
walkways shall be provided to connect off-street surface parking areas
with primary building entrances.
3.
Distinguished from Driving Surfaces.
All internal pedestrian
walkways shall be distinguished from driving surfaces through the
use of durable, low-maintenance surface materials such as pavers,
bricks, or scored/stamped concrete or asphalt to enhance pedestrian
safety and comfort, as well as the attractiveness of the walkways.
4.
Connection to Trail Systems.
Internal pedestrian walkways
shall connect with existing and future trail systems in adjacent developments
and parks.
5.
Bicycle parking shall be accommodated on-site.
e.
Ingress
and Egress.
Vehicular and pedestrian conflicts should
be minimized by carefully configuring median breaks, entry and exit
points, design of entry driveways and sight distances.
f.
Cross
Access.
To encourage shared parking and shared access
points on public streets, interior vehicular circulation areas shall
be designed to allow for cross access to adjacent lots. A stub for
future cross access shall be provided from the vehicular use area
to all adjacent vacant land.
g.
Landscaping.
All sites, as a minimum, shall
meet all applicable landscape standards as set forth in the Greenville
Zoning Ordinance. Where the following standards conflict with the
City’s landscape standards, these requirements shall prevail:
1.
Streetscape Buffer.
A 20 foot landscape buffer is required
adjacent to any public right-of-way. Landscape materials shall be
permitted within required utility easements.
a)
The buffer shall contain one (1) canopy tree and one (1) understory
tree per 30 feet of frontage as measured along the lot lines. The
required trees must be planted in clusters. At least 50 percent of
the required trees must be evergreen to ensure year-round foliage.
Where overhead power lines prohibit the use of canopy trees, two (2)
understory trees shall be substituted for each one (1) canopy tree.
b)
At least 25 percent of the streetscape buffer area must also contain
native grass beds or wildflowers.
h.
Exterior
Lighting.
All sites, as a minimum, shall meet all applicable
landscape standards as set forth in the Greenville Zoning Ordinance.
(G)
Variance.
Requests for a variance from any of the requirements of the
IH-30 Overlay District will procedurally be treated as architectural
waivers and will be reviewed on a case-by-case basis by the Planning
Commission, who will make a recommendation to the City Council for
final consideration and action.
(Ordinance 12-073 adopted 11/27/12)
