1. Statement of Intent. It is the intent of this section to establish building design standards to enhance the general appearance, maintain and improve the quality of life of residents and visitors, and protect the value of properties within the City of Indianola. Building design and construction of all buildings shall employing good design principals and quality building materials to be long-lasting and in harmony with the neighboring properties and the City. All buildings shall employ recognized architectural styles and design principals on all sides and be proportional, with elements in scale. Building exterior materials shall be applied in an authentic and honest manner reflecting the material’s purpose, weight, and typical use in order to convey a sense of strength and durability.
2. Applicability. With the exception of agriculturally related buildings, these regulations shall apply to new development, the redevelopment of existing sites and buildings, and all site and building modifications including building additions and expansions and changes or modifications to building facades. All new buildings, including accessory structures, and additions to existing buildings shall be subject to the standards of this section. However, building expansions or additions, including successive additions, totaling less than twenty percent (20%) of the gross floor area of the existing building may use the same or superior exterior building materials and building design that matches that of the existing building.
3. Exceptions. The regulations of this section do apply to changes in building facades but do not apply to building façade maintenance and repair including repainting of existing painted surfaces, window, door, siding and roof replacement with identical or similar materials. At the full discretion of the City, deviations from these standards may be granted in order to ensure the building addition is aesthetically compatible with the existing building design and appearance.
4. Definitions. The following terms are defined for this section:
A. Primary Façade. All street-facing façades (i.e., all building façades that face or front along a public or private street including highways), and façades with a building’s main customer entrance. Buildings may have more than one primary façade as is the case with buildings located on corner lots and double frontage lots. All other façades shall be “secondary” façades.
B. Street Facing Façade. All building façades that have frontage along or face a public or private street at an angle of 45 degrees or less from the street line. This definition includes those building façades separated from the street by a parking lot or open space. This definition does not include frontage along an internal drive that is not classified as a private street.
C. Major Façade Materials. Exterior finish materials that cover at least 5% of a building’s façade area. Any material that covers less than 5% of a building façade area shall not be considered a “major” façade material and will not count towards meeting any requirement for use of multiple class 1, 2, and/or 3 materials. A distinctly different color of fired clay brick (full brick or brick veneer) may be considered as an additional Class 1 or Class 2 material for the purposes of meeting the required minimum number of different major façade materials.
D. Façade Area. The total exterior wall area of all vertical or near-vertical faces of a building wall four (4) feet in width or greater when viewed in elevation. Façade area shall be calculated to exclude the wall area resulting from minor projections and recessions from the predominant wall plane less than four (4) feet in depth. Façade area shall be calculated to include the area of parapets, cornices, and similar wall extensions and trim.
E. Accessory Building Standards. Accessory buildings in all non-residential zoning districts, except for temporary and small movable structures including ATMs and donation boxes, shall comply with the building design requirements for the principal building of the lot or parcel on which the accessory building is located. Garages and structured parking shall follow the standards required of the primary building.
5. General Provisions. The following provisions shall not apply to agricultural buildings and single- family and two-family dwellings.
A. Building Facadism. Building facadism, defined as the application of false or fake building façades or elements over an existing building façade or roof, is discouraged. Windows or dormers should be in proportion with and match the adjoining roof pitch and have the appearance of being functional and operational. Hip or mansard roofs that only partially conceal a roof well or low slope roof area are also discouraged. Roof parapets and roof top screen walls must have returns along the sides to conceal the edges. Building towers and other above roof building elements must be multi-sided and finished on all sides.
B. Application of Exterior Building Materials on Primary Facades.
(1) Application of Brick and Stone. Heavy exterior materials, such as any type of brick and stone, shall be applied so as to acknowledge its historic use as a building foundation and structure material. Brick or stone that appears to be unsupported or ‘float’ within a façade shall not be permitted, e.g., stone applied to a roof dormer.
(2) Painting of Brick and Stone. Brick and stone exterior finishes should not be painted, except as may be determined by the Zoning Administrator, at their full discretion, as appropriate based on the building design and architectural style.
(3) Use of EIFS. EIFS shall not be permitted within ten (10) feet of the finished floor elevation of the façade on which it is located.
(4) Thin Brick and Stone Veneer. Thin brick and stone veneer shall comply with the following:
a. Thin brick and stone veneer shall only be used in applications where the actual brick or stone thickness will not be distinguishable or is otherwise addressed by adjustments in the wall plane to provide the appearance of full depth brick or real stone.
b. ‘L’ shaped brick corner pieces and full-depth brick caps shall be utilized at all corners and edges to maintain the appearance of full-depth brick.
c. Thin brick and stone veneer shall be continued (returned) a minimum of 12-inches around wall corners to further maintain the appearance of full-depth brick or real stone.
C. Use of Trim on Primary Façades. Except where architecturally unsuitable, appropriately scaled trim shall be included around all window and door openings, building corners, roof lines, and façade material transitions located on primary façades.
D. Shutters. If used, shutters must be in scale with the adjoining opening and be operational or have the appearance of being operational and functional as a true shade or shutter. Each shutter shall be equal to the height, and one-half (1/2) the width of the adjoining opening and shall be paired with a matching shutter on the opposite side of the opening, or alternatively, a single shutter shall be equal to both the height and width of the adjoining opening.
E. Soffits, Overhangs, and Cornices. All building soffits, overhangs, and cornices shall be appropriately scaled with a typical projection of no less than 6 inches, except as may be appropriate based on the architectural style.
F. Building Mounted Equipment Screening (Roof-Top and Exterior-Mounted Mechanical Equipment). All exterior-mounted and all roof-top building HVAC and mechanical equipment, vents, piping, roof access ladder, and utility meters shall be located out of view or otherwise screened from view from all adjacent public or private streets and residential developed or zoned properties. Screening shall be accomplished via landscaping, walls, and building elements or screen walls, or a combination of these methods. For roof- top equipment not adequately screened by the parapet, a supplementary screen shall be provided by the use of prefinished architectural metal panels, stucco panels, masonry walls, or similar building materials. The height of the screen shall be no lower than the height of the equipment. The above provisions shall not apply to solar energy panels.
6. Building Exterior Finish Materials. For the purpose of this chapter, exterior building materials shall be divided into the following categories. All materials must be utilized in the application as intended by the manufacturer and follow property installation requirements and standards, including management of water migration and installation of appropriate substrate material. The Zoning Official may recategorize a building material provided below or may categorize a building material not listed below if it finds that the material is similar or of higher quality to the other materials in the same category with regard to durability, quality, and appearance.
BUILDING EXTERIOR FINISH MATERIALS TABLE | |||||
Class 1 | Class 2 | Class 3 | Class 4 | DEFINITIONS | |
BUILDING EXTERIOR FINISH MATERIALS TABLE | |||||
Class 1 | Class 2 | Class 3 | Class 4 | DEFINITIONS | |
Masonry and Stone (Non-load bearing) | |||||
Brick veneer, fired clay | T | Fired clay brick, full-veneer masonry wall system | |||
Brick veneer (thin), fired clay | T | Thin veneer fired clay brick adhered to a wall surface or wall anchoring system, with the appearance of full brick | |||
Brick paneling, fired clay | T | Prefabricated panels of thin veneer fired clay brick | |||
Brick veneer, synthetic | T | Synthetic bricks adhered to wall surface or wall anchoring system | |||
Brick paneling, synthetic | T | Prefabricated panels of synthetic brick adhered to a wall surface or wall anchoring system | |||
Stone veneer, natural | T | Genuine stone, full-veneer masonry wall system | |||
Stone paneling, natural | T | Prefabricated panels of genuine stone adhered to wall surface or wall anchoring system | |||
Stone veneer, synthetic | T | Synthetic stone adhered to wall surface or wall anchoring system (also referred to as cultured stone) | |||
Stone paneling, synthetic | T | Prefabricated panels of synthetic stone adhered to a wall surface or wall anchoring system (also referred to as cultured stone) | |||
Terracotta rainscreen panels | T | Fired clay panels with a rainscreen wall anchoring system | |||
Stucco, genuine | T | Traditional Portland cement-based stucco applied in 3 coats over a solid surface | |||
Class 1 | Class 2 | Class 3 | Class 4 | Definitions | |
Concrete Masonry Units | |||||
Cast stone | T | A highly refined architectural precast concrete masonry unit intended to simulate natural-cut stone | |||
Burnished/ground-faced block | T | Concrete modular blocks, smooth finish with large aggregates visible or polished finish and with mortared joints | |||
Patterned or shaped block | T | Concrete modular blocks, face surface has pattern or shape, not flat, and with mortared joints | |||
Split-faced block | T | Concrete modular blocks, rough, split-faced finish, and with mortared joints | |||
Plain, flat-faced block | T | Concrete modular blocks, plain, flat finish, and with mortared joints | |||
Class 1 | Class 2 | Class 3 | Class 4 | Definitions | |
Concrete | |||||
Architectural quality precast concrete panels | T | Highest finish precast concrete panels, textured or burnished, and integrally colored - not painted | |||
Cast-in-place concrete, board formed or decorative form liner | T | Architecturally designed cast-in-place concrete with a high-quality patterned or textured surface created by board forms or decorative concrete form liners | |||
Cast-in-place concrete, plain | T | Textured or smooth finish, may be painted | |||
Site cast and precast concrete panels | T | Site cast and precast concrete panels, plain, smooth finish, may be painted | |||
Class 1 | Class 2 | Class 3 | Class 4 | Definitions | |
Metal | |||||
Architectural quality, composite metal wall panel systems | T | High quality composite metal panels for decorative surface application, such as Alucobond panel systems | |||
Architectural quality, insulated metal wall panel systems | T | High quality insulated metal panels for decorative surface application with concealed fasteners, such as Centria Formawall Dimension Series | |||
Architectural quality metal wall panel systems, concealed fastening | T | High quality metal panels for decorative surface application with concealed fasteners, such as Firestone Delta | |||
Architectural quality metal wall panel systems, exposed fastening | T | High quality metal panels for decorative surface application with exposed fasteners, such as Firestone Omega | |||
Metal (panels, siding, and trim) | T | Standard metal siding and panels, painted or coated for exterior application | |||
Class 1 | Class 2 | Class 3 | Class 4 | Definitions | |
Glass | |||||
Clear glass (windows, curtain walls, paneling systems) | T | Clear glass with no visible tint, reflective coating, coloring, or other covering (not including low-e or UV coatings or treatments) | |||
Glass blocks | T | Hollow translucent block of varying shapes and sizes made entirely from glass. Also, known as glass brick. | |||
Mirrored glass | T | Glass with a reflective or mirrored coating or finish | |||
Tinted glass (including color applied) | T | Glass with a tinted or colored coating or finish or otherwise treated to produce a tint that reduces its opacity. | |||
Spandrel Glass | T | Opaque glass panels with a fire-fused ceramic frit paint; typically used between vision areas of windows to conceal structural columns floors and shear walls | |||
Class 1 | Class 2 | Class 3 | Class 4 | Definitions | |
Other Materials | |||||
Architectural quality fiber cement wall panels textured to resemble stone or metal | T | The highest quality fiber cement wall panel systems textured to resemble stone or metal with concealed fasteners – such as Nichiha | |||
Wood (panels and siding) | T | Authentic hardwood or exterior rated, rot-resistant wood paneling and siding | |||
Cement fiber board (panels and siding) | T | Cement panels reinforced with cellulose fibers, such as HardiePlank and HardiePanel | |||
Exterior Insulation and Finish System (EIFS) | T | Polystyrene foam covered with a synthetic stucco, water-managed and exterior rated | |||
Composite wood (panels, siding, and trim) | T | Composite or other synthetic wood types, such as LP SmartSide | |||
Vinyl and PVC (panels, siding, and trim) | T | Exterior siding and trim that is made from a synthetic resin or plastic. | |||
Ceramic | T | Ceramic tile adhered to a wall surface or wall anchoring system | |||
Translucent wall panel and skylight systems | T | Polycarbonate panels in a concealed aluminum support system – such as CPI Daylighting UniQuad | |||
Fabric | (not permitted) | ||||
Class 1 | Class 2 | Class 3 | Class 4 | Definitions | |
Roofing Materials | |||||
Standing Seam Metal | T | Vertically run or horizontal-Bermuda style metal panels connected within interlocking raised seams | |||
Metal roof panel system | T | High quality metal panels designed for roof application including metal shingles | |||
Metal panel | T | Standard metal roof panels, designed for roof application | |||
Slate | T | Natural stone tiles (or shingles) cut from slate, traditionally applied in an overlapping pattern | |||
Tile | T | Fired clay, ceramic, or concrete roofing tiles applied in an overlaying pattern | |||
Synthetic or composite slate | T | Molded plastic to mimic the appearance of slate tiles | |||
Green roof | T | Low-slope roof covered with roof-top plants in a designed roof-top planting system | |||
Simulated metal roofing | T | Membrane roofing system designed with the appearance of a standing seam metal roof | |||
Membrane or ballast (not visible | T | Typical roofing materials for low-slope roofs and is not visible from any adjacent public or private street or residential developed or zoned properties | |||
Membrane or ballast (visible) | T | Typical roofing materials for low-slope roofs | |||
Asphalt shingles (laminate or dimensional) | T | Asphalt shingles constructed with a heavy base mat and multiple adhered layers to provide a thicker, dimensional appearance - also known as laminated architectural shingles | |||
Asphalt shingles (3-tab) | T | Asphalt shingles constructed with a single layer of material and 3 cut shingle "tabs" | |||
Wood shake shingles | T | Shingle shakes constructed of rot resistance wood, such as cedar | |||
Glass roofing | T | A roof constructed of glass panels or glass tiles within a glass framing system - also known as a roof glazing system | |||
Fabric | T | Exterior rated fabric designed for application in a canopy or roofing system | |||
7. Standards by Building Use Type.
A. Building Use Types. For the purposes of this chapter, all buildings shall be categorized in the following building use types. Any building type not listed or any question as to the appropriate categorization of a building shall be as determined by the Zoning Administrator. The building design standards shall be regulated by both building use type and the zoning district in which the building is located. Unless otherwise permitted by the Zoning Administrator, all accessory buildings and structures shall comply with the design standards required of the principal building.
(1) Agricultural Building: Agricultural related buildings in the A-1 zoning district.
(2) Single-Family and Two-Family Dwellings: Includes accessory dwellings, bed and breakfast Inns, and Group Homes.
(3) Horizontally Attached Residential: Includes townhouse and row dwellings.
(4) Vertically Attached Residential: Includes apartments, condos, rooming houses, live-work units, community living, homeless shelter, assisted living, skilled care facilities, and continuing care retirement facilities.
(5) Non-Residential Building in Residential Zoning District: Includes schools, churches, places of assembly, community centers, community food and personal support services, cultural facilities, funeral homes and mortuaries, libraries, public facilities, and governmental buildings.
(6) Commercial/Retail Building: Includes single and multi-tenant commercial buildings, day care centers, restaurants, financial institutions, hotels, motels, and recreational and entertainment buildings.
(7) Office and Civic Building: Includes single and multi-tenant office buildings and, when in non-residential zoning districts, schools, churches, places of assembly, community centers, community food and personal support services, cultural facilities, funeral homes and mortuaries, libraries, public facilities, and governmental buildings.
(8) Mixed-Use Building: A multi-story building that contains two (2) or more different uses such as residential and retail and/or office uses.
(9) Industrial Building: A building or structure constructed for an industrial use and located within the A-1, M-1, or M-2 zoning district.
B. Buildings Design Standards by Building Use Type.
(1) Agricultural Building: No specific standards.
(2) Single-Family and Two-Family Dwellings: All dwellings including accessory structures shall have roofs with a minimum 4-12 pitch, except as may be appropriate based on its architectural style, and be constructed of a combination of Class 1, 2, 3, and 4 building exterior and roofing materials.
(3) Horizontally Attached Residential:
a. All dwellings including accessory structures shall be constructed of a combination of Class 1, 2, 3, and 4 building exterior and roofing materials.
b. Each primary façade shall have no less than three (3) different class 1, class 2, class 3, or class 4 façade materials.
c. Each dwelling unit shall have its own functional porch, patio, deck, or roof-top patio.
d. The primary façade of each individual unit dwelling must have a change in the wall plane and/or a change in the exterior material type, texture, and/or color to differentiate it from the adjoining units.
(4) Vertically Attached Residential:
a. Each primary façade shall contain no less than three (3) different class 1 or class 2 façade materials, together composing at least 40% of the primary façade area. Class 3 and class 4 façade materials in aggregate shall not exceed 60% of any primary façade area. Class 4 façade materials shall not exceed 5% of any primary façade area.
b. All structures shall utilize Class 1 or 2 roofing materials.
c. Elevated open walkways along the exterior of the building are prohibited.
d. Each dwelling unit shall have its own functional porch, patio, deck, or roof-top patio or access to a shared roof-top or outdoor amenity space.
e. No primary façade shall exceed 60 feet in length without interruption by one or more of the following architectural features:
- Projection or recess in the wall plane of at least two (2) feet in depth.
- Columns, piers, pilasters or other equivalent structural and/or decorative elements.
(5) Non-Residential Building in Residential Zoning District:
a. Each primary façade shall contain no less than three (3) different class 1 or class 2 façade materials, together composing at least 50% of the primary façade area. Class 3 and class 4 façade materials in aggregate shall not exceed 50% of any primary façade area. Class 4 façade materials shall not exceed 5% of any primary façade area.
b. All structures shall utilize Class 1 or 2 roofing materials.
c. No primary façade shall exceed 60 feet in length without interruption by one or more of the following architectural features:
- Projection or recess in the wall plane of at least two (2) feet in depth.
- Columns, piers, pilasters or other equivalent structural and/or decorative elements.
(6) Commercial/Retail Building:
a. Each primary façade shall contain no less than three (3) different class 1 or class 2 façade materials, together composing at least 75% of the primary façade area. Class 3 and class 4 façade materials in aggregate shall not exceed 25% of any primary façade area. Class 4 façade materials shall not exceed 5% of any primary façade area.
b. At least one street-facing building façade and the façade containing the main building entry, if different from the street façade, shall consist of no less than 20% clear glass fenestrations (windows and full glass doors) on the first level.
c. All structures shall utilize Class 1 or 2 roofing materials.
d. No primary façade shall exceed 60 feet in length without interruption by one or more of the following architectural features:
- Projection or recess in the wall plane of at least two (2) feet in depth.
- Columns, piers, pilasters or other equivalent structural and/or decorative elements.
(7) Office and Civic Building:
a. Each primary façade shall contain no less than three (3) different class 1 or class 2 façade materials, together composing at least 75% of the primary façade area. Class 3 and class 4 façade materials in aggregate shall not exceed 25% of any primary façade area. Class 4 façade materials shall not exceed 5% of any primary façade area.
b. All structures shall utilize Class 1 or 2 roofing materials.
c. No primary façade shall exceed 80 feet in length without interruption by one or more of the following architectural features:
- Projection or recess in the wall plane of at least two (2) feet in depth.
- Columns, piers, pilasters or other equivalent structural and/or decorative elements.
(8) Mixed-Use Building:
a. Each primary façade shall contain no less than three (3) different class 1 or class 2 façade materials, together composing at least 75% of the primary façade area. Class 3 and class 4 façade materials in aggregate shall not exceed 25% of any primary façade area. Class 4 façade materials shall not exceed 5% of any primary façade area.
b. At least one street-facing building façade and the façade containing the main building entry, if different from the street façade, shall consist of no less than 30% clear glass fenestrations (windows and full glass doors) on the first level.
c. All structures shall utilize Class 1 or 2 roofing materials.
d. No primary façade shall exceed 80 feet in length without interruption by one or more of the following architectural features:
- Projection or recess in the wall plane of at least two (2) feet in depth.
- Columns, piers, pilasters or other equivalent structural and/or decorative elements.
(9) Industrial Building:
a. Each primary façade shall contain no less than two (2) different class 1, class 2, or class 3 façade materials, together composing at least 80% of the primary façade area. Class 4 façade materials in aggregate shall not exceed 10% of any primary façade area.
b. All structures shall utilize Class 1 or 2 roofing materials.
c. No primary façade shall exceed 100 feet in length without interruption by one or more of the following architectural features:
- Projection or recess in the wall plane of at least two (2) feet in depth.
- Columns, piers, pilasters or other equivalent structural and/or decorative elements.
8. Review and Approval Process.
A. Plan Approval Required. As part of the submittal of a site plan for development (with the exception of agriculturally related buildings and single-family and two-family dwellings), architectural plans for buildings shall be submitted for review and approval as part of the site plan application. The determination of compliance with the provisions and requirements of this section shall be at the sole discretion of the Zoning Administrator and the approval body per the procedures as provided in the Zoning Regulations.
B. Plan Submittal Requirements. The applicant shall submit the following for each proposed building, addition, or renovation subject to this chapter:
(1) Elevations and dimensions of all sides of existing and proposed buildings, including roof mechanical equipment, vents, chimneys, or other projecting items above the roof line.
(2) Elevations and dimensions of all existing or proposed solid waste and recycling containment areas.
(3) Detailed exterior descriptions, including type and color of all exterior building materials, awnings, exterior lighting, mechanical screening material, fencing, metal flashing and the like.
(4) Detailed cut sheets of all proposed exterior light fixtures and an exterior lighting photometric plan, if required by the Zoning Administrator.
(5) In order to aid in evaluating the exterior design, the applicant shall submit plan views showing, if applicable, the locations of windows and doors, major entrances, recessions and projections from the principal planes of facades, loading docks, outdoor storage areas, and solid waste and recycling containment areas.
(6) Heating, air conditioning and ventilating and electrical equipment heights, locations and screening materials.
(7) Exterior building and finish material samples and color pallets, if required by the Zoning Administrator.
(8) Other information as may be required by the Zoning Administrator. The Zoning Administrator shall further have the discretion to waive any of the above submittal requirements.